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					South West Regional
Assembly
South West Draft RSS Urban
Extension Evidence Base Review

Appendices

February 07
South West Regional
Assembly
South West Draft RSS
Urban Extension
Evidence Base Review
Appendices A - F
                                                  South West Regional
                                                  Assembly
                                                  South West Draft RSS
                                                  Urban Extension
                                                  Evidence Base Review
                                                  Appendices A - F



                                                  February 2007




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                                                    of our client.
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South West Regional Assembly                                South West Draft RSS Urban Extension Evidence Base Review
                                                                                                      Appendices A - F



       Contents
                                                                                                                  Page
       1          Appendices A - F                                                                                   1




       Appendices
       Appendix A
       Analysis of Land Cells
       Appendix B
       Factor Summary Matrix Key
       Appendix C
       Joint Study Area Timeline Diagrams
       Appendix D
       Joint Study Area Document References
       Appendix E
       Establishing a Framework of Factors
       Appendix F
       Maps from Strategic Green Belt Review




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       1          Appendices A - F




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Appendix A
Analysis of Land Cells
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                                                                                                           Appendices A - F



       Analysis of Land Cells


       A1 Cheltenham and Gloucester Land Cells
                  Cheltenham A

                  Land Cell A is located at north east of Cheltenham and bounds Bishops Cleeve to the north.
                  The area incorporates Cheltenham Race Course, the hamlet of Southam and Queen’s
                  Wood.
                  Key factors:
                  ■ Decisive/critical:
                  No critical/decisive factors were identified.
                  ■ Significant:
                  •    The eastern part of the land cell falls within the Cotswold AONB.
                  •    Land cell falls within green belt, which helps to maintain separation between
                       Cheltenham and Bishops Cleeve.
                  ■ Notable:
                  •    There are two BAP Priority Habitats in the vicinity: one to the immediate north of
                       Cheltenham and the other to the east (precise locations not noted in Initial SSA).
                  •    There is one geological site to the North of Cheltenham (precise location not noted in
                       Initial SSA).
                  ■ Positive:
                  No positive factors were identified
                  Synopsis: Non-strategic development potential
                  There has been no specific work by the JSA Steering Group on the viability of this land cell.
                  It is concluded here that the AONB designation of the eastern part of the land cell and the
                  location of the Cheltenham Race Course on the urban boundary substantially limit the
                  potential for development.



                  Cheltenham B & C

                  Land Cells B and C are located to the east of Cheltenham along the Cotswold escarpment.
                  Key factors:
                  ■ Decisive/critical:
                  •    The entire area of both land cells fall within the Cotswold AONB.
                  ■ Significant:
                  No significant factors were identified.
                  ■ Notable:
                  •    It is considered that the potential for improving the road network and public transport in
                       this area is restricted by topography.
                  ■ Positive:
                  No positive factors were identified


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                  Synopsis: Limited development
                  Both land cells fall entirely within the Cotswold AONB. There has been no further specific
                  work on the viability of these land cells.



                  Cheltenham D

                  Land Cell D is situated to the south of Cheltenham, incorporating part of the Cotswold
                  escarpment and extending to the boundary of Shurdington.
                  Key factors:
                  This land cell includes the ‘Land at Leckhampton’, a site that has been the subject of Local
                  Plan representations for the provision of up to 550 homes.
                  ■ Decisive/critical:
                  •    Majority of the land cell falls within the Cotswold AONB, with the exception of a triangle
                       of land situated between Warden Hill, Leckhampton and Shurdington.
                  ■ Significant:
                  •    The western part of the land cell falls within the Green Belt. Land Cell not assessed by
                       SGBR, however, significant rating assigned on basis of potential coalescence of
                       Shurdington and safeguarding countryside.
                  ■ Notable:
                  •    Study by Atkins found the site to be ‘least accessible by public transport. However, it is
                       arguable that the land is well located to take advantage of enhanced public transport
                       links between Cheltenham and Gloucester.
                  ■ Positive:
                  No positive factors were identified
                  Synopsis: Non-strategic development potential
                  The AONB designation limits the potential for development across much of the land cell,
                  with the exception of the triangular parcel of land between Shurdington, Warden Hill and
                  Leckhampton. It is suggested that the provision of housing in this location may merit further
                  investigation.



                  Cheltenham E

                  Land Cell E forms part of the strip of countryside that separates Cheltenham and
                  Gloucester. It incorporates the village of Badgeworth.
                  Key factors:
                  This land cell was incorporated within a development option tested by the JSA Steering
                  Group.
                  ■ Decisive/critical:
                  No decisive/critical factors identified.
                  ■ Significant:
                  •    Entire land cell falls within the Green Belt. Loss of countryside between Cheltenham
                       and Gloucester is a major strategic concern. Prevention of coalescence with
                       Badgeworth is a further Green Belt purpose.



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                  ■ Notable:
                  No notable factors were identified.
                  ■ Positive:
                  •    Locationally, the area is considered suitable for business development, improving
                       accessibility to employment for the urban extension, Cheltenham and Gloucester.
                  •    Transport modelling showed that the land cells between Cheltenham and Gloucester
                       perform best in terms of public transport trips and sustainability.
                  Synopsis: Limited development
                  Land Cell E is identified as a sustainable location in terms of public transport trips. The key
                  concern is the crucial role of this part of the Green Belt in preventing the coalescence of
                  Cheltenham and Gloucester.


                  Cheltenham F

                  Land Cell F is located on the western boundary of Cheltenham, spanning two of the
                  development options explored by the JSA. Please refer to Land Cell E for comment on
                  ‘development between Cheltenham and Gloucester’ and Land Cell G for ‘development
                  northwest of Cheltenham’. It is worth noting that a small portion of the land area is located
                  within the extent of extreme flooding from the River Chelt.


                  Cheltenham G (AoS I)

                  Land Cell G is situated to the northwest of Cheltenham and incorporates the villages of
                  Elmstone and Hardwicke.
                  Key factors: -
                  This land cell was incorporated within a development option tested by the JSA Steering
                  Group.
                  ■ Decisive/critical:
                  No notable factors were identified.
                  ■ Significant:
                  •    Development may have implications for J10 of the M5. Gloucestershire First support
                       upgrading to an ‘all-ways’ junction (CGa015, pp.34). The Highways Agency are
                       opposed to this plan (CG087, pp. 66).
                  ■ Notable:
                  •    An area of land on the boundary between land cells F and G falls within the extent of
                       extreme flooding.
                  •    There is a BAP Priority Habitats in the vicinity (precise location not noted in Initial SSA).
                  •    There is one geological site to the North of Cheltenham (precise location not noted in
                       Initial SSA).
                  •    Land cell falls within the Green Belt, however, it is considered that there is scope to
                       remove land from Green Belt in this area.
                  ■ Positive:




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                  •    Location considered suitable for business park, providing access to employment for
                       urban extension and Cheltenham.
                  Synopsis: Strategic development potential
                  The Green Belt Officer Working Group identified land cell G as having scope to be removed
                  from the green belt. There do not appear to be any decisive/critical issues applicable to the
                  land cell. One outstanding concern is that relating to implications for J10 of the M5. It is our
                  understanding that the County Council are in the process of undertaking more detailed
                  transport modelling.


                  Gloucester H (AoS H)

                  Located north of Gloucester, Land Cell H incorporates the area of Innsworth and village of
                  Twigworth.
                  Key factors:
                  This land cell was tested as part of the northwest Gloucester development option by the
                  JSA Steering Group.

                  ■ Decisive/critical:
                  No notable factors were identified.
                  ■ Significant:
                  •    Ribbons of the wider River Severn floodplain extend up the Horsbere and Hatherley
                       Brook.
                  ■ Notable:
                  •    Innsworth Meadow is designated as a SSSI.
                  •    Incorporates area designated as a BAP Priority Habitat
                  •    The land cell is designated as green belt, however, the Green Belt Officer Working
                       Group determined that there would be scope to remove land from the green belt in this
                       area.
                  ■ Positive:
                  •    Land Cells north of Gloucester perform well in terms of accessibility to the town centre
                       and limiting congestion.
                  •    There is the opportunity to provide business development in conjunction with an urban
                       extension in this area.
                  Synopsis: Strategic development potential

                  Development would benefit from good accessibility to Gloucester city centre and could be
                  linked to transport improvements between Cheltenham and Gloucester. In addition, the
                  land cell is identified as an area where there is scope to remove the green belt designation.
                  The key outstanding concern is that of flood risk. A detailed study to understand the
                  development capacity of the site in more detail would be beneficial.


                  Gloucester I

                  Land Cell I is located to the east of Gloucester and makes up part of the countryside area
                  separating Cheltenham and Gloucester. It incorporates the town of Churchdown and
                  Gloucester Airport.



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                  Key factors: - the land cell was incorporated within a development option tested by the
                  JSA.
                  ■ Decisive/critical:
                  No decisive/critical factors were identified.
                  ■ Significant:
                  •    Entire land cell falls within green belt. Loss of countryside between Cheltenham and
                       Gloucester is a major strategic concern. Prevention of coalescence with Chruchdown is
                       a further Green Belt purpose.
                  ■ Notable:
                  •    Churchdown Hill is designated at county level as a Special Landscape Area.
                  ■ Positive:
                  •    Locationally, the area is considered suitable for business development, improving
                       accessibility to employment for the urban extension, Cheltenham and Gloucester.
                  •    Transport modelling showed that the land cells between Cheltenham and Gloucester
                       perform best in terms of public transport trips and sustainability.
                  Synopsis: Limited development
                  Land Cell I is identified as a sustainable location in terms of public transport trips. The key
                  outstanding concern is the location of the land cell in green belt between Cheltenham and
                  Gloucester.



                  Gloucester J

                  Located east of Gloucester, Land Cell J spans the area between the existing urban fringe at
                  the M5 and the Cotswold escarpment. The land area includes the built up area of
                  Brockworth.
                  Key factors:
                  ■ Decisive/critical:
                  No decisive/critical factors were identified.
                  ■ Significant:
                  •    A large portion of the land cell is designated as AONB.
                  •    The northern part of the land cell is designated as green belt. Loss of countryside in the
                       area between Cheltenham and Gloucester is a major strategic concern. Prevention of
                       coalescence with Churchdown is a further Green Belt purpose.
                  ■ Notable:
                  •    The strip of land between Brockworth and the A417 falls within the green belt.
                  ■ Positive:
                  •    Land towards the northwest of this cell may be considered to fall within the zone with
                       greatest potential for public transport trips. It is suggested that the parcel of land
                       bounded by the M5 and trading estate may merit further investigation for housing
                       provision.
                  Synopsis: Non-strategic development potential




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                  Much of the land cell falls within the Cotswold AONB designation, however there may be the
                  potential for development to the southwest of Brockworth. This may be able to take
                  advantage of an improved public transport corridor between Cheltenham and Gloucester.


                  Gloucester K

                  Land Cell K, located to the south east, is positioned away from Gloucester’s urban edge.
                  Key factors:
                  ■ Decisive/critical:
                  •    The majority of the land cell falls within the Cotswold AONB.
                  ■ Significant:
                  •    Areas this far to the south of Gloucester are considered to have poor accessibility to
                       Gloucester town centre and reduced potential for public transport trips due to routing
                       difficulties.
                  ■ Notable:
                  No notable factors were identified.
                  ■ Positive:
                  No positive factors were identified.
                  Synopsis: Limited development
                  A substantial portion of the land cell is designated as part of the Cotswold AONB. The
                  remaining area has very poor potential in terms of public transport/accessibility, and is cut
                  off from Gloucester by the M5.


                  Gloucester L & M

                  Land Cells L and M are located along the southern urban edge of Gloucester. Land Cell M
                  encompasses the village of Hardwicke.
                  Key factors:
                  ■ Decisive/critical:
                  ■ Significant:
                  ■ Notable:
                  •    Areas this far to the south of Gloucester are considered to have poor accessibility to
                       Gloucester town centre and reduced potential for public transport trips due to routing
                       difficulties.
                  •    The majority of Land Cell L is designated within the Robins Wood Hill Special
                       Landscape Area, which incorporates the hill itself and extends as far as the Cotswolds
                       Escarpment, stretching from the Winnycroft Farm Area in the northeast to the railway
                       line in the west.
                  ■ Positive:
                  No positive factors were identified.
                  Synopsis: Non-strategic development potential
                  With the exception of the Robins Wood Hill Special Landscape Area, the evidence base has
                  not identified further environmental/landscape constraints. There may therefore be


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                  development potential in this area if a sustainable transport strategy for this part of
                  Gloucester could be formulated.


                  Gloucester N

                  Located to the west of Gloucester, this land cell is separated from Gloucester by the River
                  Severn.
                  Key factors:
                  ■ Decisive/critical:
                  •    An extensive area of the land cell falls within the River Severn floodplain.
                  ■ Significant:
                  •    The JSA Steering Group identify that, due to the need for bridges, it is likely to be more
                       expensive/difficult to achieve good transport accessibility to the city centre. Major
                       transport infrastructure such as embankments and bridges may compound flood risk
                       concerns.
                  ■ Notable:
                  •    The Green Belt Officer Working Group suggested that a additional green belt could be
                       designated to protect views of the historic town centre from the west (shown as ‘neutral’
                       on the factor matrix in relation to green belt, and ‘notable’ with respect to landscape).
                  •    Alney Island is designated as a Local Nature Reserve, providing open space and a
                       semi-wetland habitat close to Gloucester city centre.
                  ■ Positive:
                  No positive factors were identified.
                  Synopsis: Limited development
                  It is considered that the severity of the flood risk is sufficient to classify this land cell within
                  the ‘limited development only’ band. Factors affecting the southern part of the land cell are
                  equivalent to those for land cells L and M.


                  Gloucester O

                  Land Cell O is located to the northwest of Gloucester, on the far side of Alney Island. The
                  land cell is bounded by the A40 and A417 and incorporates the village of Highnam and
                  Highnam Woods.
                  Key factors:
                  ■ Decisive/critical:
                  No decisive/critical issues were identified.
                  ■ Significant:
                  •    The area of land closest to Gloucester falls within the floodplain of the River Severn.
                  ■ Notable:
                  No decisive/critical issues were identified.
                  ■ Positive:
                  No decisive/critical issues were identified.



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                  Synopsis: Limited development
                  There is very little information available from the evidence base in relation to Land Cell O.
                  For the purpose of this report it is considered that the area of floodplain in the eastern part
                  of the cell would prevent the provision of an urban extension. There may be potential for
                  development further west around Highnam, however, this might be classified as a new
                  settlement.



                  Gloucester P

                  Located north/northwest of Gloucester, the River Severn runs north through the centre of
                  the land cell.
                  ■ Decisive/critical:
                  •    The majority of land cell P is located in the floodplain of the River Severn.
                  ■ Significant:
                  No significant factors were identified.
                  ■ Notable:
                  •    A small area of land in the south of the land cell is designated as part of the Alney Island
                       Local Nature Reserve, which provides open space and a semi-wetland habitat close to
                       Gloucester city centre.
                  ■ Positive:
                  •    Areas to the north of Gloucester were determined to have the greatest potential in terms
                       of accessibility to the town centre and lower levels of congestion. (clarification is
                       required as to whether this would apply to Land Cell O)
                  Synopsis: Limited development only
                  It is considered that the severity of the flood risk is sufficient to classify this land cell within
                  the ‘limited development only’ band. Development further to the northwest, in the vicinity of
                  Maisemore would be detached from the urban area of Gloucester.




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       A2 Truro Land Cells (Cornwall Towns JSA)

                 Truro A - Area of Search S

                  Land cell A is located to the south and south west of Truro incorporating Higher Newham.
                  Highertown and Threemilestone lie at the north western edge of this land cell. Two
                  locations considered for urban extensions are located in this land cell; land south of
                  Highertown/Threemilestone and Higher Newham & Tolgarrick Farm
                  Key factors:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  No significant factors were identified in relation to this land cell.
                  ■ Notable:
                  •    Land to the north and south of the A390 was found to be contained within ‘problem
                       drainage catchments’. Proposals to deal with all surface water drainage on site using
                       SUDS is thought to be able to overcome the problem (CTa005, p. 72).
                  •    The eastern edge of this land cell falls within the Cornwall AONB.
                  •    A requirement for additional investment in water infrastructure for both clean and waste
                       water has been identified in relation to new growth anywhere in Truro.
                  ■ Positive:
                  •    Development to the south/west of Truro is thought to offer benefits in terms of
                       accessibility compared to other locations because most of Truro’s travel generators (in
                       terms of employment, public services and other facilities) are located in the south west
                       of the town. This development option will enable the best use og Truro’s existing
                       facilities and reduce the need to travel.
                  •    The area is considered to be suitable for the location of new employment and the
                       expansion of existing employment in the Highertown corridor. This will enhance
                       accessibility to employment for the housing element of the urban extension.
                  •    Sufficient sites are thought to be available in this area to accommodate the necessary
                       development of community, public and private services. Existing services are
                       reasonably accessible and new facilities have been addressed through the
                       masterplanning work undertaken to date.
                  •    The construction of the Highertown Distributor Road could provide the conditions for the
                       provision of a new trunk sewer serving new development.
                  Synopsis: Strategic growth potential
                  Growth in this area is thought to have the lowest impact on the landscape setting of Truro
                  and also have the greatest potential to fulfil accessibility and travel reduction objectives.


                  Truro B

                  Land cell B covers land to the north west of Truro, incorporating New Mill and
                  Shortlanesend. A growth option at Coosebean (CTa009, section 21) lies within this land
                  cell.



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                  Key factors:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  No significant factors were identified in relation to this land cell.
                  ■ Notable:
                  •    Land to the north and south of the A390 was found to be contained within ‘problem
                       drainage catchments’. However, studies have identified infrastructure to address the
                       issue.
                  •    Accessibility is expected to be problematic due to steepness of slopes up to the site.
                       This would limit the potential for creation of vehicle, walking and cycling routes to the
                       town centre and other employment and services destinations.
                  •    A requirement for additional investment in water infrastructure for both clean and waste
                       water has been identified in relation to new growth anywhere in Truro.
                  ■ Positive:
                  No specific positive factors were identified in relation to this land cell.
                  Synopsis: Strategic development potential
                  There may be potential for strategic growth in this land cell in conjunction with land cell A.


                  Truro C

                  Land cell C covers land to the north east of Truro, incorporating St. Clement Woods and
                  several farms. A growth option at Tregurra and Nancemere was considered in the Housing
                  Sustainability Index 2002 (CTa009), but scored low in all areas of sustainability.
                  Key factors: – There has been little work on the viability of this land cell. Findings are as
                  follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  No significant factors were identified in relation to this land cell.
                  ■ Notable:
                  •    A large area within this land cell falls with in an AGLV.
                  •    A requirement for additional investment in water infrastructure for both clean and waste
                       water has been identified in relation to new growth anywhere in Truro.
                  ■ Positive:
                  No specific positive factors were identified in relation to this land cell.
                  Synopsis: Non-strategic development potential

                  The area is constrained by landscape character impacts and poor accessibility, although
                  further work might identify non-strategic growth opportunities.


                  Truro D



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                  Land cell D covers the area to the south east of Truro, extending to the River Tresillian. The
                  majority of the land falls within the Cornwall AONB, with the exception of two triangles of
                  land; one adjoining the eastern boundary of Truro and the other adjoining the south eastern
                  edge of Truro. Land at St Clements was tested as part of the Housing Sustainability Index
                  study in 2002, but scored low on all aspects of sustainability.
                  Key factors:
                  ■ Decisive/critical:
                  •    Almost all the land within this cell falls within a designated AONB.
                  ■ Significant:
                  No significant factors were identified in relation to this land cell.
                  ■ Notable:
                  •    A requirement for additional investment in water infrastructure for both clean and waste
                       water has been identified in relation to new growth anywhere in Truro.
                  ■ Positive:
                  No specific positive factors were identified in relation to this land cell.
                  Synopsis: Limited development
                  Very little work has been undertaken in relation to this land cell but it is suggested that due
                  to the AONB there will be potential for limited development only.




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       A3 Exeter Land Cells
                  Exeter A - Area of Search K

                  Land cell A lies to the north east of Exeter, incorporating the village of Broadclyst. The M5
                  motorway runs along the western edge of the land cell.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  •    Flood risk – the 1 in 100yr fluvial flood risk area lies around the village of Broadclyst in
                       all directions apart from to the east. This constraint breaks up the potential
                       development area.
                  •    The M5 may act as a barrier to integration with the existing urban area.
                  ■ Notable:
                  •    Some Grade 1 agricultural land within land cell
                  •    Potential development areas are remote from shops, services and employment.
                  •    Notable National Trust historic buildings in this land cell.
                  ■ Positive:
                  No specific positive issues identified.
                  Synopsis: Non-strategic development potential
                  Two pockets of land were identified as potential development areas in the Exeter Sub
                  Regional Housing Study (E016). One lies in the south west corner of the land cell, north of
                  the River Clyst, the other adjoining Broadclyst to the east. Capacity may be for 240
                  dwellings for the latter and 300 for the former (incorporating land at Pinhoe).



                  Exeter B - Area of Search K

                  Land cell B lies to the north east of Exeter, incorporating the settlement of Clyst Honiton,
                  The M5 motorway runs along the western edge of this land cell. The land cell also contains
                  the sites for the proposed Skypark, new airport terminal and the intermodal freight depot, as
                  well as the Cranbrook New Community (of up to 6,500 dwellings as stated by Devon County
                  Council’s First Detailed proposals).
                  Key factors – Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  •    A strip of the 1 in 100yr fluvial flood risk area lies west of Clyst Honiton, extending north
                       from the former A30 to the railway line and east along the railway line to the M5.
                  •    The M5 may act as a barrier to integration with the existing urban area.
                  ■ Notable:
                  •    There are several pockets of high quality (Grade 2) agricultural land in this land cell.
                  •    Some archaeological sites in the area.


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                      Other
                  •    Development in the area is also constrained by activities at Exeter International Airport,
                       including possible expansion and noise from aircraft landing/take-off and engine testing
                       (the western boundary of the new community was defined by an arc of 1400m radius
                       drawn from the most northerly of the existing engine testing sites in order to protect
                       future residents from noise).
                  ■ Positive:
                  •    The current new community site was considered to have good access to frequent road
                       and rail services. It is envisaged that further development at the new community will
                       capitalise on these benefits and help to support additional services. The proximity to the
                       rail line, and potential for the creation of a new station within the new community was
                       seen as beneficial.
                  Synopsis: Strategic growth potential.
                  The principle of a New Community up to 5,000 homes in this area was agreed with the
                  adoption of the Devon Structure Plan in 2004. The first phase incorporates 2,900 homes.
                  The site for this first phase of the new community (2900 homes) begins just east of the
                  settlement of Blue Hayes and extends north east along the Waterloo-Exeter railway line
                  (see Ea003, appendix 7, p. 10). It is proposed that the additional capacity at the new
                  community could be accommodated to the east, south or west of this site.

                  Exeter C - Area of Search K

                  Land cell C lies due east of Exeter, incorporating the settlement of Sowton. The M5
                  motorway runs along the western edge of the land cell.
                  Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  •    Flood risk: a strip of 1 in 100yr fluvial flood risk lies to the west of Cylst St Mary and
                       extends north west towards the former A30. The south west corner of this cell may also
                       be at risk from tidal flooding. Although the area at risk of flooding does not cover the
                       whole land cell it does act as a barrier between the developable area and the urban
                       fringe, which would push an urban extension further away from the city. This land cell
                       does not have the same access to road and rail infrastructure as land cell B, so
                       accessibility issues would be harder to overcome.
                  •    The M5 may act as a barrier to integration with the existing urban area.
                  ■ Notable:
                  •    Proximity to a county wildlife site –development may cause impact
                  •    There are also several pockets of high quality (grade 1) agricultural land in this land cell.
                  ■ Positive:
                  No specific positive issues identified.
                  Synopsis: Strategic growth potential.
                  An area of land to the north east of Clyst St Mary was assessed for housing development
                  during the Devon Structure Plan process but was given a low priority rating for development
                  by the Exeter Sub Region Housing Study.




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                  Exeter D - Area of Search K

                  Land cell D lies to the south east of Exeter, incorporating the settlements of Clyst St George
                  and Clyst St Mary. The M5 motorway runs along the western edge of the land cell.
                  Key factors:
                  ■ Decisive/critical:
                  •    Flood risk – a strip of land at risk from tidal flooding (1 in 100yr) lies to the west of Clyst
                       St Mary and extends south to Topsham. There is also a strip of land south of Clyst St
                       Mary at risk from fluvial flooding. Although the area at risk from flooding does not cover
                       the whole land cell it is more extensive than in the other land cells and does act as a
                       barrier between the developable area and the urban fringe, which would push an urban
                       extension further away from the city. This land cell does not have the same access to
                       road and rail infrastructure as land cell B, so accessibility issues would be harder to
                       overcome.
                  ■ Significant:
                  •    The M5 may act as a barrier to integration with the existing urban area.
                  ■ Notable:
                  •    Potential impact on adjacent international and national biodiversity designations.
                  •    Grade 1 agricultural land.
                  •    Area remote from local shops and services.
                  •    Some playing fields may need to be relocated for development to take place.
                  ■ Positive:
                   •    No specific positive issues identified.
                  Synopsis: Non-strategic growth potential
                  Land north of Topsham and west of the A376 was assessed as part of the Exeter Sub
                  Region Housing Study but was given a low priority for development.



                  Exeter E - Area of Search K

                  Land cell lies to the south of Exeter and incorporates the Exe estuary as well as the
                  settlements of Exminster and Topsham.
                  Key factors – Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  •    The Exe Estuary to the south of Exeter is a designated internationally important wetland
                       area under the RAMSAR Convention on Wetlands and is also a designated Special
                       Protection Area under the EC Birds Directive. It is also a nationally important SSSI.
                       Land outside this area may still be suitable for development subject to a buffer zone.
                  ■ Notable:
                  •    Some Grade 1 agricultural land
                  •    Local landscape designation to prevent coalescence between Topsham and Exeter.




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                  •    Flood risk – a small area south of Lower Wear, around the sewage works, is at risk from
                       tidal flooding but the majority of the land cell has a level of flood defence.
                  ■ Positive:
                  •    No specific positive issues identified.
                  Synopsis: Potential for non strategic growth.
                  Land at Countess Wear was given a medium priority for development by the Exeter Sub
                  Region Housing Study (E016). An estimated capacity for this land area was 440 dwellings.
                  No other greenfield sites in this land cell were identified in the preparation of the Devon
                  Structure Plan.



                  Exeter F

                  Land cell F lies to the south west of the Exeter urban area. Land south of Alphington was
                  assessed as part of the Exeter Sub Region Housing Study (E016), and given a medium
                  priority for development at a small capacity.
                  Key factors – From the limited work carried out for this land cell the key points raised are
                  as follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  There are no significant factors identified in relation to this land cell.
                  ■ Notable:
                  •    The area lies entirely within a designated Area of Great Landscape Value.
                  •    The topography of the area would not lend itself to large-scale development and
                       infrastructure.
                  ■ Positive:
                   •    No specific positive issues identified.
                  Synopsis: Non-strategic growth potential



                  Exeter G

                  Land cell G lies to the north west of Exeter.
                  Key factors:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  There are no significant factors identified in relation to this land cell.
                  ■ Notable:
                   •    The area lies entirely within a designated Area of Great Landscape Value.
                  ■ Positive:
                   •    No specific positive issues identified.



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                  Synopsis: Limited development
                  No large greenfield sites were identified for study in this land cell during the preparation of
                  the Devon Structure Plan.



                  Exeter H

                  Land cell H lies to the north of Exeter, beyond Duryard.
                  Very little work appears to have been carried out in relation to this land cell, as no large
                  greenfield sites were identified for study in this land cell during the preparation of the Devon
                  Structure Plan.
                  Key factors:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  There are no significant factors identified in relation to this land cell.
                  ■ Notable:
                  •    Flood risk – only the higher land in the centre of the land cell is not at risk from a 1 in
                       100 year fluvial flood.
                  ■ Positive:
                  •    No specific positive issues identified.
                  Synopsis: Limited development



                  Exeter I

                  Land cell I lies north of Exeter and incorporates land at Pinhoe proposed as an option for an
                  urban extension during the Devon Structure Plan process.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                       •    Development in the area was considered likely to adversely affect Stoke woods
                            SSSI to the north and the river corridor to the east.
                  ■ Notable:
                       •    The East Devon Local plan indicates that Pinhoe is constrained in landscape terms,
                            as it lies within a Green Wedge that contributes to the containment and landscape
                            setting of the city and prevents encroachment into the countryside.
                       •    Ancient monuments and listed buildings were also noted in this area.
                       •    Grade 1 and 2 agricultural land exists to the north of Pinhoe.
                       •    Accessibility to employment and services is constrained by physical distance from
                            the city centre and employment sites to the west, and by road network capacity
                            constraints to the Sowton/Exeter Business Park. Despite being within walking




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                            distance of bus and rail services, this area is poorly served by public transport.
                            However, opportunities exist to exploit bus and rail infrastructure.
                       •    Other limitations include the noise from the M5 affecting land to the east of the
                            B3181. There is also steep topography to the west.
                  ■ Positive:
                   •    No specific positive issues identified.
                  Synopsis: Non-strategic growth potential
                  At the Examination in Public for the Devon Structure Plan 2001-2016 it was considered that
                  while land at Pinhoe (in the south east corner of the land cell) was not a suitable location for
                  strategic growth, it may be appropriate for non-strategic development (Ea003, appendix 10,
                  p. 25). A figure of 500 houses is mentioned.
                  The majority of the area along the Exeter urban fringe (from Pinhoe to the west of the land
                  cell) was considered unsuitable for major development by the Exeter Sub Regional Housing
                  Study (E016).




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       A4 Plymouth Land Cells

                  Plymouth A

                  Land Cell A is located to the south of Plymstock and is bounded on the west by the coast
                  and includes the villages of Knighton, Wembury, Yealmpton and Newton Ferrers.
                  Key factors:
                  ■ Decisive/critical:
                   •    The land cell falls within an Area of Outstanding Natural Beauty (AONB) policy area.
                        The analysis of strategic constraints undertaken in preparing the Deposit version of the
                        Structure Plan alteration identified a number of absolute constraints, such as location
                        within a National Park or AONB, and therefore precluded a number of areas close to
                        the existing Plymouth PUA boundary from consideration as potential development
                        locations.
                  ■ Significant:
                  No significant factors were identified.
                  ■ Notable:
                   •    Detailed analysis has taken place in relation to the issue of biodiversity for Land Cell B
                        as part of the Eastern Corridor studies and therefore there are buffer zone implications
                        for this cell.
                  ■ Positive:
                  No positive factors were identified.
                  Synopsis – Limited development
                  The majority of the land cell falls within an AONB although an area to the east of Plymstock
                  fall outside of this designation and could therefore be considered for potential limited
                  development.


                  Plymouth B

                  Land Cell B is located to the north of the Area of Outstanding Natural Beauty (AONB); its
                  southern boundary follows the route of the A39, whilst its northern boundary follows that of
                  the A38.
                  Key factors:
                  ■ Decisive/critical:
                  No decisive/critical factors were identified
                  ■ Significant:
                  No significant factors were identified.
                  ■ Notable:
                  No notable factors were identified.
                  ■ Positive:
                  Detailed studies have been carried out in relation to the Eastern Corridor relating to
                  Biodiversity of the area which has identified that an urban extension could benefit
                  biodiversity designations within the area. It has also been identified that the urban extension



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                  could benefit the landscape and provides the potential to help deliver infrastructure with
                  wider benefits.
                  Synopsis – Strategic development potential
                  This area has been earmarked for the proposed urban extensions Sherford and Plymstock.
                  The proposed new community at Sherford was first mooted in the Devon Structure Plan
                  First Review and in response to this was published in the South Hams Local Plan Review
                  (1995-2011) in January 2002.
                  The proposal was accompanied by a number of background documents including a Concept
                  Statement which showed how Sherford might be developed using the Countryside
                  Character approach. This also dealt with such matters as the landscape context,
                  sustainability indicators and general development principles.
                  The Devon Structure Plan (2001-2016) increased the size of Sherford from 3,500 to at least
                  4,000 dwellings by 2016 and saw the new community functioning as an urban extension.
                  South Hams District Council instructed the Princes Foundation to produce a comprehensive
                  vision for Sherford and to explore development opportunities for the longer term.


                  Plymouth C
                  Land cell C is situated to the east of Plympton and is bounded by the A38 to the south and
                  the B3417 to the North West. To the north the area is designated as part of the Dartmoor
                  National Park.
                  Key factors:
                  ■ Decisive/critical:
                   •    The land cell falls within the Dartmoor National Park policy area. The analysis of
                        strategic constraints undertaken in preparing the Deposit version of the Structure Plan
                        alteration identified a number of absolute constraints, such as location within a National
                        Park or AONB, and therefore precluded a number of areas close to the existing
                        Plymouth PUA boundary from consideration as potential development locations.
                  ■ Significant:
                  No significant factors were identified.
                  ■ Notable:
                   •    Detailed analysis has taken place in relation to the issue of biodiversity for Land Cell B
                        as part of the Eastern Corridor studies and therefore there are buffer zone implications
                        for this cell.
                  ■ Positive:
                   •    Transport studies for the eastern corridor have confirmed that an urban extension could
                        provide the potential to deliver infrastructure with wider benefits.
                  Synopsis – Non-strategic development potential
                  No JSA studies have been undertaken in relation to the area designated as falling within the
                  Dartmoor National Park. With respect to an area immediately adjacent to the east of
                  Plympton, this parcel of land has been identified as potential location for 500 dwellings at
                  Newnham. Further work would be required to assess the feasibility of housing provision
                  over and above the 500 homes proposed through the LDF process.

                  Plymouth D
                  Land cell D is situated to the east of Plymouth City and is bounded by the B3147 to the
                  south east. To the north the area is designated as part of the Dartmoor National Park.


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                  Key factors:
                  ■ Decisive/critical:
                  No decisive /critical factors were identified.
                  ■ Significant:
                   •    The land cell falls within the Dartmoor National Park policy area. The analysis of
                        strategic constraints undertaken in preparing the Deposit version of the Structure Plan
                        alteration identified a number of absolute constraints, such as location within a National
                        Park or AONB, and therefore precluded a number of areas close to the existing
                        Plymouth PUA boundary from consideration as potential development locations.
                        However, as the amount of the land cell that falls into the National Park designation is
                        less than 50%, a ‘significant’ rather ‘decisive/critical’ factor has been given.
                  ■ Notable:
                   •    There are areas within this land cell that are at risk from flooding, which may influence
                        the location of any minor development.
                  ■ Positive:
                   •    Transport studies for the eastern corridor have confirmed that an urban extension could
                        provide the potential to deliver infrastructure with wider benefits.
                  Synopsis – Non-strategic development potential
                  No JSA studies have been undertaken in relation to the area designated as falling within the
                  Dartmoor National Park. The land cell has areas that are at risk from flooding and therefore
                  these may influence the position of minor development.


                  Plymouth E

                  Land cell E is situated to the north east of Plymouth City and is bounded by the A386 to the
                  west. The land cell is bounded by other land cell areas which are designated as AONB and
                  part of the Dartmoor National Park. A small percentage of the land cell falls within the
                  National Park.
                  Key factors:
                  ■ Decisive/critical:
                  No decisive/critical factors were identified.
                  ■ Significant:
                   •    The land cell falls within the Dartmoor National Park policy area. The analysis of
                        strategic constraints undertaken in preparing the Deposit version of the Structure Plan
                        alteration identified a number of absolute constraints, such as location within a National
                        Park or AONB, and therefore precluded a number of areas close to the existing
                        Plymouth PUA boundary from consideration as potential development locations.
                        However, as the amount of the land cell that falls into the National Park designation is
                        less than 50%, a ‘significant’ rather ‘decisive/critical’ factor has been given.
                  ■ Notable:
                   •    There are areas within this land cell which are at risk from flooding, which may
                        influence the location of any minor development.
                  ■ Positive:




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                   •    Transport studies for the eastern corridor have confirmed that an urban extension could
                        provide the potential to deliver infrastructure with wider benefits.
                  Synopsis – Non-strategic development potential
                  No JSA studies have been undertaken in relation to the area designated as falling within the
                  Dartmoor National Park. The land cell has areas that are at risk from flooding and therefore
                  these may influence the position of minor development.
                  One of the options in the Plymouth, South East Cornwall and South West Devon
                  Sustainable Growth Study (March, 2005) identified a minor urban extension at Woolwell of
                  approximately 500 homes as falling within this land cell.


                  Plymouth F

                  Land cell F is situated to the north of Plymouth and is within an Area of Outstanding Natural
                  Beauty. The land cell is bounded by the A386 to the east. An area north of Roborough falls
                  outside of the AONB designation.
                  Key factors:
                  ■ Decisive/critical:
                   •    The land cell falls within an Area of Outstanding Natural Beauty (AONB) policy area.
                        The analysis of strategic constraints undertaken in preparing the Deposit version of the
                        Structure Plan alteration identified a number of absolute constraints, such as location
                        within a National Park or AONB, and therefore precluded a number of areas close to
                        the existing Plymouth PUA boundary from consideration as potential development
                        locations.
                  ■ Significant:
                  No significant factors were identified.
                  ■ Notable:
                  No notable factors were identified.
                  ■ Positive:
                  No positive factors were identified.
                  Synopsis – Limited development
                  The land cell partly falls within an Area of Outstanding Natural Beauty (AONB) policy area.
                  The analysis of strategic constraints undertaken in preparing the Deposit version of the
                  Structure Plan alteration identified a number of absolute constraints, such as location within
                  a National Park or AONB, and therefore precluded a number of areas close to the existing
                  Plymouth PUA boundary from consideration as potential development locations.


                  Plymouth G
                  Land cell G is situated to the North West of Plymouth and is within an Area of Outstanding
                  Natural Beauty. The land cell includes a tributary of the River Tamar.
                  Key factors:
                  ■ Decisive/critical:
                   •    The land cell falls within an Area of Outstanding Natural Beauty (AONB) policy area.
                        The analysis of strategic constraints undertaken in preparing the Deposit version of the
                        Structure Plan alteration identified a number of absolute constraints, such as location



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                        within a National Park or AONB, and therefore precluded a number of areas close to
                        the existing Plymouth PUA boundary from consideration as potential development
                        locations.
                  ■ Significant:
                  No significant factors were identified.
                  ■ Notable:
                  No notable factors were identified.
                  ■ Positive:
                  No positive factors were identified.
                  Synopsis – Limited development
                  The land cell falls within an Area of Outstanding Natural Beauty (AONB) policy area. The
                  analysis of strategic constraints undertaken in preparing the Deposit version of the Structure
                  Plan alteration identified a number of absolute constraints, such as location within a National
                  Park or AONB, and therefore precluded a number of areas close to the existing Plymouth
                  PUA boundary from consideration as potential development locations.

                  Plymouth H

                  Land cell H is situated to the west of Plymouth over the River Tamar and is within the
                  County of Cornwall. Over 50 % of the land cell is designated as an Area of Outstanding
                  Natural Beauty.
                  Key factors:
                  ■ Decisive/critical:
                   •    The land cell falls within an Area of Outstanding Natural Beauty (AONB) policy area.
                        The analysis of strategic constraints undertaken in preparing the Deposit version of the
                        Structure Plan alteration identified a number of absolute constraints, such as location
                        within a National Park or AONB, and therefore precluded a number of areas close to
                        the existing Plymouth PUA boundary from consideration as potential development
                        locations.
                  ■ Significant:
                  No significant factors were identified.
                  ■ Notable:
                  No notable factors were identified.
                  ■ Positive:
                  No positive factors were identified.
                  Synopsis – Limited development
                  The land cell falls within an Area of Outstanding Natural Beauty (AONB) policy area. The
                  analysis of strategic constraints undertaken in preparing the Deposit version of the Structure
                  Plan alteration identified a number of absolute constraints, such as location within a National
                  Park or AONB, and therefore precluded a number of areas close to the existing Plymouth
                  PUA boundary from consideration as potential development locations.
                  There are restrictions in relation to transport due to the toll to enter Plymouth from the West,
                  however one of the options in the Plymouth, South East Cornwall and South West Devon
                  Sustainable Growth Study (March, 2005) identified a major urban extension west of Saltash
                  of approximately 1500 dwellings.



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                  Plymouth I

                  Land cell I falls partly within an AONB and is situated to is situated to the west of Plymouth
                  over the River Tamar in Cornwall. The land cell includes the settlements of Torpoint,
                  Millbrook, Kingsand/Cawsand, Antony, St John and further to the west Crafthole and
                  Portwrinkle.
                  Key factors:
                  ■ Decisive/critical:
                  No decisive/critical factors were identified.
                  ■ Significant:
                  The public transport and road network is poor due to the difficulty of routing. Access from
                  this land cell to Plymouth is through the Torpoint Ferry which is a toll route.
                  ■ Notable:
                  There are a number of isolated built heritage designations, notably within
                  Kingsand/Cawsand and St. John.
                  ■ Positive:
                  No positive factors were identified.
                  Synopsis – Limited development only
                  The land cell partly falls within an Area of Outstanding Natural Beauty (AONB) policy area.
                  The analysis of strategic constraints undertaken in preparing the Deposit version of the
                  Structure Plan alteration identified a number of absolute constraints, such as location within
                  a National Park or AONB, and therefore precluded a number of areas close to the existing
                  Plymouth PUA boundary from consideration as potential development locations. There are
                  also issues in relation to transport and how the existing network could accommodate an
                  urban extension to Plymouth.




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       A5 South East Dorset Land Cells
                  South East Dorset A

                  Located west of Poole and adjacent to Upton and Hamworthy, land cell A incorporates the
                  natural features of Lytchest Bay and Holton Heath, and the small area of development at
                  Black Hill Trading Estate.
                  Key factors – Key points raised are as follows:
                  ■ Decisive/critical:
                   •    The eastern part of the land cell is designated as part of the Poole Harbour Ramsar site
                        and SPA; Holton Heath National Nature Reserve is located centrally within the cell; and
                        the western part of the land cell comprises part of the Dorset Heath and Studland Dune
                        SAC.
                  ■ Significant:
                   •    Majority of land cell falls within the South East Dorset Green Belt. Area classified as
                        where most harm would be caused to the purposes of the green belt by the Strategic
                        Green Belt Review (SGBR).
                   •    Much of the eastern part of the land cell falls within the floodplain.
                  ■ Notable:
                  No notable factors were identified.
                  ■ Positive:
                  •    The eastern part of the land cell is served by the mainline rail at Holton Heath Station.
                  Synopsis: Limited development
                  The majority of the cell falls within internationally protected nature conservation areas.
                  Accounting for buffer zones, there is only likely to be scope for limited/dispersed
                  development within this land cell.


                  South East Dorset B

                  Land Cell B is situated to the north west of Poole and Upton. The cell incorporates the
                  village of Lytchett Matravers and the hamlet of Lytchett Minster.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive issues were identified.
                  ■ Significant:
                  •    Report by Atkins advises that developer contributions for transport infrastructure alone
                       would be considerable for new settlement proposals. Development likely to be unviable
                       (Da018, pp. 24).
                  •    Entire land cell is designated as green belt. The coalescence and historic setting of
                       Lytchett Minster is a key Green Belt factor, together with limiting sprawl towards Lytchett
                       Matravers.
                  ■ Notable:
                  •    Report by Atkins concluded that new settlement scale development would cause
                       adverse effects on the integrity of nearby European designated conservation site.



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                  •    Land cell incorporates prominent hill slopes of landscape importance.
                  ■ Positive:
                  No specific positive attributes identified.
                  Synopsis: Limited development
                  Labelled the ‘western sector’, this parcel of land was originally identified as having
                  development potential in a Halcrow Fox study. Subsequently, a detailed study by Atkins
                  concluded that development at the scale of a new settlement (7,000 dwellings) could be
                  ruled out on the basis of impacts on nearby biodiversity designations and cost of transport
                  infrastructure. Lower growth scenarios of 2,500 and 3,000 were also deemed to require
                  substantial investment that was unlikely to be forthcoming (Da018, pp. 24). It is therefore
                  concluded that the land cell has only limited development potential.


                  South East Dorset C – Area of Search N

                  Land cell C wraps around the western and southern boundary of Corfe Mullen and contains
                  Upton Heath in addition to two forest plantations, Henbury and Stony Down.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive issues were identified.
                  ■ Significant:
                  •    Upton Heath, located in the southern portion of the land cell, is designated as part of the
                       Dorset Heathlands Ramsar/SAC/SPA site. Accounting for a 400m buffer zone, there
                       are significant parts of the land cell that may have potential for development.
                  •    There is a network of small SSSI’s located between Stony Down plantation and Corfe
                       Mullen.
                  ■ Notable:
                  •    Entire land cell is designated as green belt. Preventing coalescence is not a relevant
                       Green Belt purpose in this land cell.
                  •    Land cell incorporates area of high landscape value and prominent hill slopes. Stour
                       Valley is described as an important historic landscape.
                  •    Henbury Hall is a listed building located within a rural setting at the northwestern corner
                       of the land cell.
                  •    Cell contains areas of designated Ancient Woodland
                  •    There are concerns over increased congestion on the A350.
                  •    Public transport is currently limited to an hourly bus service and there is no transport
                       strategy for the site.
                  •    Northern part of land cell was assessed in terms of potential for an employment urban
                       extension, but was deemed unsuitable with respect to traffic generation and public
                       transport accessibility.
                  •    There have been problems of poor water supply in Corfe Mullen in the past. Water
                       supply would require additional reservoir storage and new trunk mains (Da018, Apdx C).
                  ■ Positive:
                  No specific positive attributes identified.


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                  Synopsis: Non-strategic development potential
                  There appears to be potential for non-strategic scale development along the western
                  boundary of Corfe Mullen. However, taking account of the number of significant and notable
                  environment/landscape factors, the capacity of the site/s could only be assessed following
                  the completion of more detailed studies.


                  South East Dorset D

                  This broadly triangular land cell is bounded by Corfe Mullen to the southwest, Merley to the
                  east and the A31/River Stour Valley to the north.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  •    Barrow Hill/Canford Heath, located towards the southern portion of the land cell is
                       designated as Ramsar/SAC/SPA and National Nature Reserve.
                  ■ Significant:
                  •    The evidence base refers to the existence of Scheduled Ancient Monuments in this
                       area, however the boundaries/locations of these are not described.
                  •    Entire land cell is designated as green belt. Coalescence issues are most relevant in
                       the south of the land cell, while protecting historic settings is the key purpose in the
                       north.
                  ■ Notable:
                  •    Merley House and Merley Mews, situated in the northeast of the land cell, are listed
                       buildings.
                  •    Land cell incorporates area of high landscape value and prominent hill slopes. The
                       Stour Valley is described as an important historic landscape.
                  •    There have been problems of poor water supply in Corfe Mullen in the past. Water
                       supply would require additional reservoir storage and new trunk mains (Da018, Apdx C).
                  •    Land cell assessed in terms of potential for an employment urban extension, but was
                       deemed unsuitable with respect to traffic generation and public transport accessibility.
                  ■ Positive:
                  No specific positive attributes identified.
                  Synopsis: Non-strategic development potential
                  Accounting for a buffer zone to the internationally/nationally protected site occupying much
                  of the southern portion of the site, development potential is likely to be limited to a narrow
                  strip of land to the north. Possible scope for development across boundary with land cell C,
                  in the vicinity of Sleight.


                  South East Dorset E – Area of Search O (part)

                  Land Cell E extends to the west and northwest of Wimborne Minster. It incorporates a
                  number of hamlets such as Pamphill, Hillbutts and Tadden.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:




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                  The majority of the northern part of the land cell is designated as an AONB.
                  ■ Significant:
                  •    Much of the southern part of the land cell falls within the floodplain of the River Stour.
                  •    Important highways issues include the additional traffic in Wimborne Town Centre and
                       on the two Stour bridges (Canford and Julians).
                  ■ Notable:
                  •    Entire land cell is designated as green belt. The area west of Wimborne Minster is
                       noted as protecting the historic setting of Wimborne Minster and Kingston Lacy
                       (National Trust property). However, coalescence is not an issue in this land cell.
                  •    Public transport is currently limited to an hourly bus service and there is no transport
                       strategy for the site.
                  •    Land cell incorporates two prominent hill slopes.
                  •    The River Allen floodplain extends through the northeastern portion of the land cell.
                  ■ Positive:
                  •    Evidence base states that the setting of Wimbourne would not be compromised by
                       development to the west or north.
                  Synopsis: Non-strategic development potential
                  Although large scale development in much of the land cell is precluded by the AONB
                  designation and the extent of the River Stour floodplain, there are parcels of land to the west
                  and north of Wimborne Minster that may be large enough to support strategic development.
                  Taking into account the distance to Bournemouth and Poole, one of the challenges to
                  bringing forward a site in this location would be transport infrastructure.


                  South East Dorset F – Area of Search O (part)

                  Located to the north of Wimborne Minster, Colehill, Staplehill and Ferndown, land cell F
                  includes the Cannon Hill forest plantation and the village of Broomhill.
                  Key factors –Key points raised are as follows:
                  ■ Decisive:
                  No decisive issues were identified.
                  ■ Significant:
                  •    Holt Heath, located in the eastern part of the land cell, is designated as part of the
                       Dorset Heaths Ramsar/SAC/SPA.
                  •    Important highways issues include the additional traffic in Wimborne Town Centre and
                       on the two Stour bridges (Canford and Julians).
                  ■ Notable:
                  •    The entire land cell is designated as part of the green belt, with an identified key
                       strategic gap between Cornhill and Staplehill. Area north of Wimborne is classified
                       within the lower ranks in terms of harm that would be caused to the purposes of the
                       green belt by the SGBR. Potential coalescence is not identified as an issue in this land
                       cell.
                  •    North Wimborne adjoins a Site of Nature Conservation Importance (SNCI)(boundary not
                       clear from evidence base).


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                  •    Public transport is currently limited to an hourly bus service and there is no transport
                       strategy for the site.
                  ■ Positive:
                  •    Evidence base states that the setting of Wimbourne would not be compromised by
                       development to the west or north.
                  Synopsis: Non-strategic development potential
                  Land along the northern boundary of Wimborne and Colehill appears to be relatively
                  unconstrained by environmental designations or floodplain etc. Further east, green belt
                  issues are likely to be more prominent. Taking into account the distance to Bournemouth
                  and Poole, one of the challenges to bringing forward a site in this location would be
                  transport infrastructure.


                  South East Dorset G

                  Land cell G comprises Canford Heath, and is largely encircled by the urban boundaries of
                  Bearwood, Bournemouth, Poole, Broadstone and Merley.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  •    Canford Heath, which occupies the southern half of the land cell, is designated as part
                       of the Dorset Heaths Ramsar/SAC/SPA.
                  ■ Significant:
                  •    The entire land cell is designated as green belt, with the area between Bearwood and
                       Merley performing a strategic gap function that also preserves the setting of the Canford
                       Magna Conservation Area. Area is classified within higher ranks in terms of harm that
                       would be caused to the purposes of the green belt by the SGBR.
                  ■ Notable:
                  •    The strip of land along the northern boundary of the land cell falls within the floodplain of
                       the River Stour.
                  •    Increased congestion of A341, A348 and A349 is a concern.
                  •    Cell incorporates a Site of Nature Conservation importance and designated Ancient
                       Woodlands (not clear if these areas coincide with (Ramsar/SAC/SPA).
                  •    Canford Magna contains listed buildings and Canford School is a historic park.
                  ■ Positive:
                  •    Land cell well relatively served by public transport services along the A341, A348 and
                       A349, with good accessibility to employment opportunities in Bournemouth and Poole
                  Synopsis: Non-strategic development potential
                  This land cell benefits from relatively good access to services and employment
                  Bournemouth and Poole. However, concerns relating to the encirclement of the
                  international biodiversity site, the historic setting of Canford Magna and floodplain
                  implications to the north would be likely to restrict development potential to a modest site
                  area at the boundary of Bearwood.




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                  South East Dorset H – Area of Search Q

                  The southern boundary of land cell H is defined by the River Stour, with much of the
                  northern boundary delineated by the settlements of Wimborne Minster, Staplehill, Ferndown
                  and West Parley.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive issues were identified.
                  ■ Significant:
                  •    An area of heath west of Ferndown (Ferndown Common) is designated as part of the
                       Dorset Heathlands SAC/SPA.
                  •    Much of the southern portion of the land cell falls within the floodplain of the River Stour.
                  •    Entire land cell designated as green belt, protecting the historic setting of Hampreston
                       Conservation Area and reinforcing the key strategic gaps at the north and east.
                       Potential coalescence of urban areas is an important issue throughout the land cell.
                  ■ Notable:
                  •    Roads serving eastern portion of land cell and B3073 are congested. Safeguarded A31
                       relief road route runs through land cell.
                  •    Public transport is currently limited to an hourly bus service and there is no transport
                       strategy for the site.
                  •    Biodiversity recorded as medium/high at Kinson Manor Farm (eastern arm of land cell).
                  •    Kinson Manor Farm comprises a cluster of listed buidings.
                  •    Hampreston Conservation Area incorporates scheduled ancient monuments.
                  •    Stapehill Abbey is a listed building.
                  ■ Positive:
                  •    Safeguarded A31 relief road route runs through land cell.
                  Synopsis: Non-strategic development potential
                  As indicated above, there are a range of nature conservation, floodplain, green belt and
                  historic environment factors of importance throughout the cell, which limit development
                  potential to non-strategic levels. With respect to land at Blunt’s Farm, Ferndown, officers
                  identified that an urban extension could be accommodated without compromising the key
                  gap between Colehill and Ferndown - Da018, pp. 46).



                  South East Dorset I

                  Land cell I is a relatively small area located between the northern boundary of Bournemouth
                  and the River Stour. It encompasses the hamlet of Throop.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive issues were identified.
                  ■ Significant:




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                  •    Land cell incorporates four conservation areas (Holdenhurst East; Holdenhurst West;
                       Throop and Muccleshell)(Da018, Apdx C).
                  •    Route of the proposed Castle Lane West Relief Road passes along the southern
                       boundary of the land cell, which could benefit a transport strategy for the site. However,
                       it has been indicated that the cost of delivering the road and other infrastructure for the
                       site may be prohibitive.
                  •    The entire land cell is designated as green belt, which has an important role in
                       protecting the setting of the conservation areas and in giving opportunities for providing
                       improved/additional recreational facilities in the future. The recreational role relates to
                       the Heathlands Mitigation Strategy which is currently being developed in an effort to
                       reduce pressure on the nearby protected biodiversity sites.
                  ■ Notable:
                  •    The fluvial floodplain of the River Stour extends into the northwest corner of the land cell
                       and runs along the northern boundary of the remainder of the land cell.
                  •    Biodiversity recorded as being medium/high.
                  •    Public transport is currently limited to an hourly bus service and there is no transport
                       strategy for the site.
                  ■ Positive:
                  No positive issues were identified.
                  Synopsis: Non-strategic development potential
                  There may be some potential for development in this land cell, however a more detailed
                  study would need to be undertaken to properly understand potential capacity. The key
                  factor in this land cell is that of preserving the historic environment, although flood risk and
                  the role of the land cell as a recreational resource (as identified within the Heathland
                  Mitigation Strategy) would also need to be carefully assessed. Officers identified that the
                  River Stour acts as a natural barrier to the urban sprawl, suggesting there may be potential
                  for the boundary of the green belt to be reviewed.


                  South East Dorset J – Area of Search P

                  Land cell J is very large area to the north of Bournemouth bounded by West Parley,
                  Trickett’s Cross, St Leonards and Avon Castle. The area includes East Parley Common in
                  the west, Grange Estate and the Avon Heath Country Park to the north, Bournemouth
                  Airport in the centre and Hurn Court to the southeast.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  •    The land cell incorporates a network of large areas designated as part of the Dorset
                       Heathlands Ramsar/SPA/SAC.
                  ■ Significant:
                  •    A wide strip along the southern boundary of the land cell falls within the floodplain of the
                       River Stour, while large areas of Bournemouth Airport are within the extent of extreme
                       flooding.
                  •    The River Moors SSSI dissects the site from the northwest to southeast. Importance of
                       maintaining river hydraulics and eliminating risk of pollution are emphasised.




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                  •    Entire cell falls with the green belt, with key strategic gaps between Bournemouth and
                       West Parley, Trickett’s Cross and West Moors, and West Moors and St Leonards. Area
                       at Parley Cross is classified within higher ranks in terms of harm that would be caused
                       to the purposes of the green belt by the SGBR.
                  ■ Notable:
                  •    There are nationally important archaeological sites at East Parley Common.
                  •    Hurn Court is an historic building, adjoining Hurn Conservation Area to the east.
                  ■ Positive:
                  •    Transport strategy for development may be able to tie-in with improved links to
                       Bournemouth Airport.
                  Synopsis: Non-strategic development potential.
                  Accounting for suitable buffer zones around internationally protected biodiversity areas, and
                  the extent of flood risk, large parts of the land cell are likely to be inappropriate for
                  development. With respect to land at Parley Cross, officers identified that an urban
                  extension might be accommodated in such a way that the key gap between West Parley
                  and Bournemouth would become less marked, but would remain intact (Da018, pp. 46).


                  South East Dorset K

                  Located between West Moors and Ashley Heath, land cell K encompasses West Moors
                  Plantation and the village of Woolsbridge.
                  Key factors – Key points raised are as follows:
                  ■ Decisive/critical:
                  •    A substantial portion of the land cell is designated as part of the Dorset Heathlands
                       Ramsar/SPA/SAC.
                  ■ Significant:
                  •    The River Moors SSSI dissects the site from the northwest to southeast. Importance of
                       maintaining river hydraulics and eliminating risk of pollution are emphasised.
                  ■ Notable:
                  •    Entire cell falls with the green belt, with a key role in maintaining the strategic gap West
                       Moors and St Leonards, however, area is classified within the lower ranks in terms of
                       harm that would be caused to the purposes of the green belt by the SGBR.
                  ■ Positive:
                  No specific positive factors identified.
                  Synopsis: Limited development only
                  As a result of the overriding biodiversity and flood risk factors affecting this area, the South
                  East Dorset urban extension study discounted this cell at an early stage. There is only
                  scope for very limited development in this land cell.


                  South East Dorset L

                  Land cell L is located to the east of Bournemouth Airport and the settlement of Junnipers
                  Common, and comprises Avon Common and Sopley Common, and the western bank of the
                  River Avon.


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                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  •    The majority of land cell falls within either the Dorset Heathlands Ramsar/SAC/SPA or
                       Avon Valley Ramsar/SAC/SPA.
                  ■ Significant:
                  •    A substantial strip along the eastern portion of the land cell falls within the floodplain of
                       the River Avon.
                  ■ Notable:
                  No further factors identified.
                  ■ Positive:
                  No specific positive factors identified.
                  Synopsis: Limited development
                  Given that there are only very small areas of land that do not fall within the internationally
                  protected biodiversity areas, there is only scope for very limited development in this land
                  cell.


                  South East Dorset M

                  Land cell M encompasses the village of Burton and the rural area to the east. It
                  incorporates the hamlets of Middle Bockhampton and South Bockhampton.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive factors recorded.
                  ■ Significant:
                  •    Potential for congestion on the A35/A337, B3347 and Salisbury Road is noted. We are
                       advised that development would have to feed onto the A35 at a point which suffers from
                       severe congestion.
                  •    The line of the railway embankment would present serious problems in terms of
                       promoting accessibility to Christchurch and public transport services.
                  ■ Notable:
                  •    Public transport is currently limited to an hourly bus service and there is no transport
                       strategy for the site.
                  •    Entire land cell falls within the green belt, which is noted as having an important role in
                       protecting the historic setting of Burton, however, the southeastern area is classified
                       within the lower ranks in terms of harm that would be caused to the purposes of the
                       green belt by the SGBR.
                  •    Setting of Vern Lane Conservation Area needs to be taken into account (east – precise
                       location not recorded).
                  •    Integrity of Staple Cross Ancient Monument needs to be ensured (west – precise
                       location not recorded).




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                  •    The New Forest National Park is located to the north and east of this land cell. It is
                       noted that the New Forest is on the list of potential world heritage sites, which would
                       require for the provision of an adequate buffer.
                  •    Parts of the eastern portion of the land cell lie within the extent of extreme flooding.
                  Synopsis: Non-strategic development potential
                  There are no factors that categorically preclude development in this location, however there
                  are a range of significant and notable issues that would need to be overcome. Protecting
                  the historic setting of Burton, transport provision and enabling accessibility past the railway
                  embankment are key matters requiring attention.




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       A6 Swindon Land Cells
                  Swindon A

                  This area lies to the north east of the existing urban area and includes the settlements of
                  Broad Blunsdon and Stanton Fitzwarren.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  Thames Water considers the sustainability of development to the east of Swindon to be
                     poor in terms of water supply and sewerage. There are major issues to overcome
                     relating to possible cross catchment water transfer and major upgrades to sewage
                     treatment facilities.
                  ■ Notable:
                  Need for additional waste facilities infrastructure post 2011 identified for all land cells.
                  •    In terms of transport the area is constrained by the A419 and that the Highway Agency
                       would have concerns about placing such large development so close to the trunk road
                       network (S037, p. 90).
                  •    There is high quality agricultural land, the Great Western Community Forest and the
                       Stanton Fitzwarren Country Park within this land cell.
                  •    There is a Conservation Areas and Ancient Monuments at Broad Blunsdon and Stanton
                       Fitzwarren.
                  •    There is also an ancient woodland in the south west of the cell
                  ■ Positive:
                   No specific positive factors were identified in relation to this land cell.
                  Synopsis: Non-strategic development potential
                  Potential for development is categorised as non-strategic due to a number of notable
                  factors.



                  Swindon B - Area of Search G

                 Land cell B lies to the north east of Swindon and includes the existing settlement of South
                 Marston.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  Thames Water considers the sustainability of development to the east of Swindon to be
                     poor in terms of water supply and sewerage. There are major issues to overcome
                     relating to possible cross catchment water transfer and major upgrades to sewage
                     treatment facilities.
                  ■ Notable:



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                  Need for additional waste facilities infrastructure post 2011 identified for all land cells.
                  There is though to be a small risk of flooding in this cell, although this will need to be
                     confirmed by the Strategic Flood Risk Assessment.
                  Limited access to educational facilities, with a primary school at S. Marston and relatively
                      distant secondary schools. No GPs or hospital facilities in walking distance. There are
                      two libraries, five community centres and five GPs within cycling distance.
                  Lack of retail facilities close to this area, apart from one superstore at St. Margaret’s Retail
                     Park.
                  There is high grade agricultural land south and east of South Marston.
                  A large funding shortfall has been identified in relation to the provision of a transport
                      strategy incorporating public transport measures for the area.
                  ■ Positive:
                  Opportunity to incorporate Green Infrastructure corridors into areas at risk from flooding.
                 Synopsis: Strategic development potential
                 In conjunction with cell C this area is thought to provide the most cohesive area for large
                 scale new development.



                  Swindon C - Area of Search G

                  This area is to the east of the existing urban area and includes the village of Wanborough.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  Thames Water considers the sustainability of development to the east of Swindon to be
                     poor in terms of water supply and sewerage. There are major issues to overcome
                     relating to possible cross catchment water transfer and major upgrades to sewage
                     treatment facilities.
                  Large areas of this land cell are at risk from flooding. Consultation with the Environment
                      Agency suggests that this can be overcome through infrastructure.
                  ■ Notable:
                  Need for additional waste facilities infrastructure post 2011 identified for all land cells.
                  The area contains notable archaeological sites, scheduled monuments and Conservation
                     Areas.
                  A large funding shortfall has been identified in relation to the provision of a transport
                      strategy incorporating public transport measures for the area.
                  ■ Positive:
                  Opportunity to incorporate Green Infrastructure corridors into areas at risk from flooding.
                 Synopsis: Strategic development potential.
                 In conjunction with cell B, this area is thought to provide the most cohesive area for large
                 scale new development.




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                  Swindon D

                  JSA studies did not include a potential development cell D as the Swindon PUA studies did,
                  as the principle of growth in that area had already been agreed through the Swindon and
                  Wiltshire Structure Plan to 2016.



                  Swindon E

                  This land cell adjoins the southern urban edge of Swindon, and includes the settlement of
                  Wroughton.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  Thames Water considers the sustainability of development to the south west of Swindon to
                     be poor in terms of water supply and sewerage. There are major issues to overcome
                     relating to possible cross catchment water transfer and major upgrades to sewage
                     treatment facilities.
                  The M4 would create a barrier to integration with the existing urban area.
                  ■ Notable:
                  Need for additional waste facilities infrastructure post 2011 identified for all land cells.
                  Transport concerns are that the area is constrained by the M4 and the railway and that it is
                      remote from the employment corridor east of Swindon. Significant works would be
                      required not only at Junction 16 but also at numerous other junctions to enable growth
                      to take place. Costs exceeding £110 million were deemed prohibitive (S0a019).
                  ■ Positive:
                   No specific positive factors were identified in relation to this land cell.
                  Synopsis: Non-strategic development potential
                  Potential for development is categorised as non-strategic due to a number of notable
                  factors.



                  Swindon F

                 This land cell lies to the south west of Swindon, south of the M4. It incorporates the town of
                 Wootton Basset.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  Thames Water considers the sustainability of development to the south west of Swindon to
                     be poor in terms of water supply and sewerage. There are major issues to overcome
                     relating to possible cross catchment water transfer and major upgrades to sewage
                     treatment facilities.
                  The M4 would create a barrier to integration with the existing urban area.


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                  ■ Notable:
                  Need for additional waste facilities infrastructure post 2011 identified for all land cells.
                  One small SSSI south of Swindon.
                  Two small scheduled monuments east of Wootton Bassett.
                  Poor overall access to employment with a very low number of jobs within walking and
                     cycling distance.
                  Transport concerns are that the area is constrained by the M4 and the railway and that it is
                      remote from the employment corridor east of Swindon. Significant works would be
                      required not only at Junction 16 but also at numerous other junctions to enable growth
                      to take place. Costs exceeding £110 million were deemed prohibitive (S0a019).
                  ■ Positive:
                   No specific positive factors were identified in relation to this land cell.
                  Synopsis: Limited development
                  Potential for major development is limited due to potential for coalescence with Wootton
                  Bassett, increase of dormitory relationship of Wootton Bassett, remoteness from town
                  centre and transport impacts on M4 J16.



                  Swindon G

                  This area lies to the west of the existing urban area and includes the settlements of Purton
                  and Lydiard Millicent.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  No significant factors were identified in relation to this land cell.
                  ■ Notable:
                  Need for additional waste facilities infrastructure post 2011 identified for all land cells.
                  Existing green infrastructure performs an important role, around which it would be difficult to
                      accommodate large scale development.
                  Water supply infrastructure is not thought to be problematic in this area. Waste water
                     treatment is thought to be more problematic but could be overcome through major
                     infrastructure provision. North west Swindon is Thames Water’s preferred option for
                     development in terms of water.
                  Lydiard Park has important historical, biodiversity and landscape character.
                  Although overall, development potential considered ‘fair’ in terms of biodiversity.
                  There are Conservation Areas in both Purton and Lydiard Millicent.
                  An area of ancient woodland lies south of Lydiard Millicent.
                  Concerns relating to transport are that the area is remote from employment centres and that
                     also remote from major transport infrastructure. Provision of infrastructure is limited by
                     no single corridor on which to concentrate investment and by the impact on a number of
                     villages.



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                  ■ Positive:
                   No specific positive factors were identified in relation to this land cell.
                  Synopsis: Non-strategic development potential
                  This land cell is broken up by sensitive designations and does not offer a cohesive land area
                  for strategic scale development.



                  Swindon H

                  Land cell H lies to the north west of Swindon and is adjacent to Purton and the Northern
                  Development Area.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to this land cell.
                  ■ Significant:
                  There is a large area at risk of flooding in this land cell.
                  ■ Notable:
                  Poor overall access to employment as there are few jobs within walking distance and other
                     employment areas are relatively distant.
                  Need for additional waste facilities infrastructure post 2011 identified for all land cells.
                  Existing green infrastructure performs an important role, around which it would be difficult to
                      accommodate large scale development.
                  Water supply infrastructure is not thought to be problematic in this area. Waste water
                     treatment is thought to be more problematic but could be overcome through major
                     infrastructure provision. North west Swindon is Thames Water’s preferred option for
                     development in terms of water.
                  Development potential is though to be ‘poor’ in terms of biodiversity due to the presence of
                     county wildlife sites.
                  Concerns relating to transport are that the area is remote from employment centres and that
                     also remote from major transport infrastructure. Provision of infrastructure is limited by
                     no single corridor on which to concentrate investment and by the impact on a number of
                     villages.
                   •    There is a small area of ancient woodland in the south east corner of this land cell but
                        this is not thought large enough to present a major constraint.
                  ■ Positive:
                   No specific positive factors were identified in relation to this land cell.
                  Synopsis: Non-strategic development potential
                  Development in this land cell would be limited by flood risk and other environmental factors.




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       A7 Taunton Land Cells
                  Taunton A – Area of Search L

                  Land cell A lies to the north east of Taunton, incorporating the village of Monkton Heathfield.
                  The M5 motorway runs along the south eastern edge of this cell.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to Taunton land cell A.
                  ■ Significant:
                  No significant factors were identified in relation to Taunton land cell A.
                  ■ Notable:
                  •    A Green Wedge designated in the Taunton Deane Local Plan covers land east, south
                       and west of Bathpool and land to the west of Monkton Heathfield.
                  •    Some Grade 2 agricultural land in this cell.
                  •    There are clusters of listed buildings at West Monkton and Langaller. These are not
                       considered to rule out strategic growth as can be accommodated in detailed
                       development plans.
                  •    Hestercombe House SAC lies to the north of Taunton, approximately 4km from the
                       proposed urban extension. The presence of lesser horseshoe bats, and their extensive
                       foraging area, will present some issues for consideration but is considered unlikely to
                       present a significant constraint. It is understood that work has been carried out to
                       address this.
                  ■ Positive:
                  •    Development at Monkton Heathfield has benefits in terms of accessibility and public
                       transport. A public transport corridor already exists between Monkton Healthfield and
                       Taunton city centre, which is due to be enhanced as a result of the Quality Bus
                       Partnership and mixed use development of 1,000 homes, employment land and local
                       centre allocated in the adopted Local Plan. There is also good access to the A38,
                       providing a connection to Bridgwater.
                  •    There are direct walking and cycling links to proposed and existing employment sites in
                       the town centre (TAa023, p. 42). Upgrading infrastructure in this area is considered to
                       be relatively unproblematic.
                  •    The Somerset Strategic Health Authority (SHA) consider that Monkton Heathfield is
                       particularly well located to provide good access to the town centre and places of work in
                       order to encourage walking and cycling and the use of public transport.
                  •    Benefits for the more deprived wards of the town.
                  Synopsis: Strategic development potential
                  This is the preferred option for growth in the Taunton sub-area, in the case of either low or
                  high growth level scenarios.



                  Taunton B

                  Land cell B lies to the east of Taunton incorporating Creech St. Michael. The M5 motorway
                  runs along the north western edge of this land cell. The southern part of this land cell was


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                  considered as a development option for high level growth in the Taunton Sub Area Study
                  (option 2b) in conjunction with land cell C. It is thought that an urban extension in this area
                  would need to be large enough to be self-contained and would only be considered once
                  more sustainable options adjoining the urban area had been taken (possibly post 2050).
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                  No decisive factors were identified in relation to Taunton land cell B.
                  ■ Significant:
                  •    Land between Ruishton and Creech St Michael was discounted at the initial sieving
                       stage due to the risk of flooding from the river Tone.
                  •    Traffic impact on Junction 26 of the M5 would be significant.
                  •    It was considered in the Taunton Urban Extension Study that an urban extension in this
                       land cell would be difficult to integrate with the town in view of the barrier made by the
                       M5.
                  ■ Notable:
                  •    Accessibility would be reduced by the barrier of the M5.
                  ■ Positive:
                  No specific positive factors were identified.
                 Synopsis: Limited development



                  Taunton C

                  Land cell C lies to the south of Taunton, south of the M5 motorway and west of Stoke St
                  Mary. Land near Stoke St Mary was considered as a development option in the Taunton
                  Sub Area Study (high growth option 2b). It is thought that an urban extension in this area
                  would need to be large enough to be self-contained and would only be considered once
                  more sustainable options adjoining the urban area had been taken (possibly post 2050).
                 Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                 No decisive factors were identified in relation to Taunton land cell C.
                  ■ Significant:
                 •    Traffic impact on Junction 26 of the M5 would be significant.
                 •    It was considered in the Taunton Urban Extension Study that an urban extension around
                      Stoke St Mary would be difficult to integrate with the town in view of the barrier made by
                      the M5.
                  ■ Notable:
                 •    The road network in this area is considered to have insufficient capacity to
                      accommodate high levels of growth and there is thought to be a low potential to develop
                      high quality public transport routes. This option is also thought likely to encourage
                      commuting along the M5.
                 •    Accessibility would be reduced by barrier of the M5.




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                 •    The AONB lies close to this land cell, with the potential for strategic development to
                      impact upon it.
                  ■ Positive:
                 No specific positive factors were identified.
                 Synopsis: Limited development



                  Taunton D

                  Land cell D lies to the south of Taunton adjoining the urban edge. The M5 forms the
                  southern edge of this land cell.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                 No decisive factors were identified in relation to Taunton land cell D.
                  ■ Significant:
                 No significant factors were identified in relation to Taunton land cell D.
                  ■ Notable:
                 •    The Vivary green wedge, covering the urban fringe around the southern edge of
                      Taunton, is an important recreational resource and maintains the link between Trull and
                      the open countryside. It is a designated open area in the Local Plan. There is also a
                      local Special Landscape Feature in this land cell.
                 •    There is some grade 2 agricultural land in this area.
                 •    There are areas liable to flooding in this cell on land adjoining streams either side of the
                      Vivary Green Wedge.
                 •    The road network in this area would require considerable upgrading to accommodate
                      large scale growth.
                  ■ Positive:
                 •    The Somerset Strategic Health Authority (SHA) consider that Dowslands West is
                      particularly well located to provide good access to the town centre and places of work in
                      order to encourage walking and cycling and the use of public transport.
                 Synopsis: Non-strategic development potential
                 Potential for non-strategic growth subject to transport and accessibility assessment. Green
                 wedges and scale of land cell limit development potential.



                  Taunton E

                  Land cell E lies to the south west of the urban area, towards West Buckland. The M5 lies to
                  the south of the land cell.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                 No decisive factors were identified in relation to Taunton land cell E.
                  ■ Significant:




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                     •    The local road network is made up of narrow roads which would need upgrading to
                          current highway standards. Besides the A38 there are no A roads serving the area.
                          Additional highways infrastructure would either need to link to the M5 or to cross the
                          Vivary Green Wedge in order to access the town centre and employment sites.
                  ■ Notable:
                     •    Accessibility to the town centre, employment sites and public and retail services is
                          thought to be problematic due to non-direct linkages. Although employment sites at
                          Musgrove Park Hospital, Somerset College of Arts and Technology and Tangier are
                          relatively close, the lack of existing or future direct linkages to the sites renders them
                          inaccessible from the south west. The layout of existing residential areas at
                          Cromeytrowe and Trull offer few opportunities to create these links for vehicles,
                          cyclists or pedestrians.
                     •    The area is not currently served by a frequent bus service. The absence of an
                          existing strategic route is though to make it difficult to support a viable bus service in
                          the long term (TAa023, p. 48).
                  ■ Positive:
                     •    An advantage of development at Cromeytrowe was considered to be the loss of lower
                          grade agricultural land (grades 3 and 4) than in other land cells.
                 Synopsis: Strategic development potential
                 There is thought to be strategic growth potential in this land cell, especially in the case of
                 higher growth rate scenarios.



                  Taunton F

                  Land cell F lies west of Taunton. Land between the A38 and the area at risk of flooding was
                  considered to be insufficient for a strategic urban extension.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                 No decisive factors were identified in relation to Taunton land cell F.
                  ■ Significant:
                     •    Much of this land cell is at risk from flooding from the river Tone.
                  ■ Notable:
                     •    This land cell contains a large amount of high quality (grades 1 and 2) agricultural
                          land.
                     •    A local Special Landscape Feature covers a large amount of land in this cell.
                  ■ Positive:
                 No specific positive factors were identified.
                 Synopsis: Non-strategic development potential
                  This land cell is thought to have potential for non-strategic growth due to the extent of the
                  area at risk of flooding.




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                  Taunton G

                  Land cell G lies to the north west of Taunton, incorporating Norton Fitzwarren.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                 No decisive factors were identified in relation to Taunton land cell G.
                  ■ Significant:
                 •    The majority of this land cell was discounted due to the presence of the river Tone
                      floodplain, which covers a large amount of land to the west of Norton Fitzwarren. Two
                      tributary streams (Halse Water and Back Stream) are also liable to flooding.
                  ■ Notable:
                 •    This cell contains a large amount of high quality (grades 1 and 2) agricultural land.
                 •    There are two Special Landscape Features in this land cell, one around the Scheduled
                      Monument of Norton Hillfort and one next to Norton Manor Camp.
                 •    There is a Scheduled Monument directly north of Norton Fitzwarren (Norton Hillfort)
                      which it is thought would be difficult to integrate with major development.
                 •    The river Tone floodplain is also a Green Wedge.
                  ■ Positive:
                 No specific positive factors were identified.
                 Synopsis: Limited development
                 The development potential of this land cell is limited by environmental factors, notably flood
                 risk and built environment designations.



                  Taunton H

                  Land cell H lies to the north of Taunton, adjoining the Staplegrove area.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                 No decisive factors were identified in relation to Taunton land cell H.
                  ■ Significant:
                 No significant factors were identified in relation to Taunton land cell H.
                  ■ Notable:
                 •    This cell contains a large amount of high quality (grades 1 and 2) agricultural land.
                 •    Much of the land north of Staplegrove is designated Special Landscape Feature in the
                      Local Plan.
                  ■ Positive:
                  No specific positive factors were identified.
                  Synopsis: Non-strategic development potential
                  Potential for non-strategic growth subject to assessment of network capacity and
                  accessibility. Area is fragmented but may support strategic growth in conjunction with cell I.



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                  Taunton I

                  Land cell I lies to the north of Taunton, incorporating the settlement of Cheddon Fitzpaine.
                  Key factors –Key points raised are as follows:
                  ■ Decisive/critical:
                 No decisive factors were identified in relation to Taunton land cell I.
                  ■ Significant:
                 No significant factors were identified in relation to Taunton land cell I.
                  ■ Notable:
                 •    Hestercombe House SAC lies two kilometres to the north of Taunton, and approximately
                      4km from the proposed urban extension at Monkton Heathfield. The presence of lesser
                      horseshoe bats, and their extensive foraging area, will present some issues for
                      consideration but is considered unlikely to present a significant constraint.
                 •    This land cell also contains Pyrland Park County Wildlife Site. It was considered that
                      extending the northern urban fringe in this direction would be difficult in terms of impact
                      on the park.
                 •    A designated Taunton Deane Local Plan ‘Green Wedge’ lies to the north of Pyrland,
                      extending east along the urban fringe towards Monkton Heathfield.
                 •    This land cell contains some of Taunton’s highest quality agricultural land (grade 1).
                 •    The village of Cheddon Fitzpaine is a designated Conservation Area.
                  ■ Positive:
                 No specific positive factors were identified.
                 Synopsis: Non-strategic development potential
                 Potential for non-strategic growth subject to assessment of network capacity and
                 accessibility. Area is fragmented but may support strategic growth in conjunction with cell H.




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A8 West of England Land Cells

                  Bristol Land Cells

                  Bristol N & A

                  Land Cells N and A are located on the north-western boundary of Bristol. Land Cell N
                  includes the hamlet of Compton Greenfield and Severn Beach village, and the greenfield
                  area south of the M5. The villages of Easter Compton and Pilning are both located in Land
                  Cell A, the southern boundary of which is defined by the M5.
                  Key factors:
                  ■ Decisive/critical:
                  •    Substantial portions of both land cells fall within the tidal floodplain of the River Severn;
                       only the south-eastern fringes along the M5 at Compton Greenfield and Easter Compton
                       fall outside the identified risk area (the Strategic Flood Risk Assessment for Avonmouth
                       and Severnside will further clarify the viability of development in this location. Any
                       proposals for tidal defences would need to be assessed having regard to potential
                       impacts on the RAMSAR/SPA/SSSI status of the River Severn estuary.
                  ■ Significant:
                  •    Much of the land cell is relatively isolated from central Bristol, with the M5 hindering the
                       integration of development with the northern fringe and services available at Cribbs
                       Causeway and Patchway.
                  ■ Notable:
                  •    With the exception of the northwest corner of Land Cell N, adjacent to Avonmouth, the
                       land cells fall within the Bristol Green Belt. Coalescence is an issue with respect to
                       Hallen and Easter Compton. This area was identified as falling within rank 5 of 6 by the
                       SGBR in terms of potential for damage to green belt objectives (see section 1.4).
                  •    Journeys from this area would utilise J17 of the M5 which is noted as suffering from
                       congestion.
                  •    Land cell incorporates areas of agricultural land identified as Best and Most Valuable
                       (BMV).
                  •    Spaniorum Hill, which supports areas of woodland, is identified as a significant
                       landscape feature.
                  ■ Positive:
                  •    Opportunities identified in the GBSTS for enhancing public transport include the
                       conversion of the Severn Beach rail line to rapid transport and two showcase bus
                       corridors that converge at Cribbs Causeway. Mainline rail services can be accessed at
                       Pilning/Severn Beach.
                  Synopsis – Limited development
                  An initial review indicates that the strips of land north and south of the M5 may have the
                  potential to accommodate non-strategic levels of development.
                  Public transport options define three potential growth nodes/areas. Proposals for rapid
                  transit along the Severn Beach rail line present opportunities to wrap further development
                  along the north-western boundary of land cell F. However, the Environment Agency has
                  opposed development in this area previously due to floodplain concerns. It is anticipated



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                  that very significant proportions of development would be necessary to fund transport and
                  flood defence infrastructure.
                  The strip of land north of the M5 (at Compton Greenfield and Easter Compton) falls outside
                  the tidal floodplain, and has the potential to be linked in with showcase bus corridor
                  proposals serving Cribbs Causeway and Patchway. The masterplanning implications of the
                  barrier presented by the M5 would need to be explored, as would the potential for impact on
                  landscape, biodiversity and the green belt.
                  Pilning is served by mainline rail; however the potential to provide a high frequency service
                  to Bristol requires further investigation. Pilning is located in the tidal floodplain and green
                  belt.

                  Bristol B

                  Located directly north of Bristol beyond the junction of the M4 and M5 motorways, Land Cell
                  B includes the villages of Olveston and Old Down.
                  Key factors
                  ■ Decisive/critical:
                  No specific decisive/critical factors are identified.
                  ■ Significant:
                  •    Land cell B is relatively isolated from central Bristol, with both the M4 and M5
                       motorways hindering the integration of development with Bristol’s northern fringe and
                       services available at Patchway.
                  •    Enhanced public transport might be provided through the extension of a high quality bus
                       network to Thornbury in the north; however, this is not proposed/tested by the GBSTS.
                  ■ Notable:
                  •    Entire area falls within the Bristol Green Belt. Coalescence is an issue with respect to
                       Hortham and Woodhouse Down. This area was identified as falling within rank 5 of 6 by
                       the SGBR in terms of potential for damage to green belt objectives (see section 1.4).
                  •    The majority of the land cell falls outside of the River Severn floodplain; only the western
                       extent of land cell is located in the area identified as being at risk.
                  ■ Positive:
                  No specific positive factors are identified.
                  Synopsis – Non-strategic development potential
                  There is relatively little information available in relation to Land Cell B, although it is
                  apparent that public transport accessibility, travel times to central Bristol and the physical
                  barriers presented by the M4 and M5 detract from the case for an urban extension in this
                  location. Furthermore, the justification for protecting the green belt in this location may be
                  strengthened by the proximity of Thornbury to the north.



                  Bristol C – incorporates AoS C

                  Located to the northeast of Bristol, Land Cell C includes the rural area around Earthcott,
                  which is notable for the absence of villages, together with the area south of the M4, which
                  comprises a gap in the townscape at Bristol Parkway and Harry Stoke. The latter of these
                  land parcels is identified as an Area of Search in the draft RSS.
                  Key factors:



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                  ■ Decisive/critical:
                  No specific decisive/critical factors are identified.
                  ■ Significant:
                  •    Entire land cell falls within the Bristol Green Belt. In the area south of the M4, loss of
                       townscape gap and affect on historic settings are identified as key Green Belt issues.
                       This area was identified as falling within rank 6 of 6 by the SGBR in terms of potential
                       for damage to green belt objectives (see section 1.4).
                  •    The M4 cuts across the land cell, hindering the integration of any development located
                       to the north with the wider Bristol urban area.
                  ■ Notable:
                  •    Land cell incorporates relatively small areas of fluvial flood risk along Bradley Brook and
                       to the west of Frampton Cotterell. Wa010 (pp.51) notes that the minor tributaries in this
                       area could present risks downstream if run-off from new development is not attenuated.
                  •    This area contains Grade 1 Agricultural Land to the north and south of the M4.
                  ■ Positive:
                  •    Public transport accessibility varies dramatically across the land cell. The land parcel at
                       Harry Stoke has connections to mainline rail and the GBSTS proposes that it be served
                       by high quality rapid transit and showcase bus routes. In contrast, there is little
                       information on the area northeast of the M4, where the road network is relatively
                       undeveloped and there are no proposals for public transport corridors.
                  •    GBSTS proposes new/improved local road at Harry Stoke and improved motorway to
                       prevent congestion.
                  Synopsis – Strategic development potential
                  The rationale for strategic growth at Harry Stoke, located south of the M4, is justified in
                  terms of public transport accessibility and potential for land to be excluded from the green
                  belt. The GBSTS, which considered public transport accessibility and access to
                  employment, incorporates the development of an urban extension at Land Cell C as part of
                  the preferred scenario ‘F’. A specific issue that would benefit from further investigation is
                  that surrounding green infrastructure and the provision of open space.
                  With respect to the remainder of Land Cell C, located to the northeast of the M4, strategic
                  growth is not deemed appropriate. In particular, integrating any development with the
                  existing urban area of Bristol would be challenging, and the potential for providing transport
                  links to other parts of Greater Bristol would need to be explored. The land parcel also
                  appears to play a clear role as open countryside separating Bristol from Winterbourne.



                  Bristol D

                  Land Cell D extends to the northeast of Bristol and incorporates the settlements of
                  Winterbourne and Frampton Cotterell. The southern edge of the land cell is defined by the
                  M4.
                  Key factors:
                  ■ Decisive/critical:
                  No decisive/critical issues were identified.
                  ■ Significant:



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                  •    The M4 cuts across the land cell, hindering the integration of any development located
                       to the northeast with the wider Bristol urban area.
                  •    Entire land cell falls within the green belt. Potential for coalescence with
                       Winterbourne/Frampton Cotterell is an important issue. This area was identified as
                       falling within rank 5 of 6 by the SGBR in terms of potential for damage to green belt
                       objectives (see section 1.4).
                  ■ Notable:
                  •    Land cell incorporates relatively small areas of fluvial flood risk along the River Frome
                       north of Frampton Cotterell. Wa010 (pp.51) notes that the minor tributaries in this area
                       could present risks downstream if run-off from new development is not attenuated.
                  •    The scarp slope south of Westerleigh and Pucklechurch Ridge are identified as
                       significant landscape features.
                  ■ Positive:
                  •    The GBSTS proposes the establishment of two showcase bus corridors that converge
                       before passing through the land cell on route to Yate.
                  Synopsis – Non-strategic development potential.
                  Subject to further review of the green belt and the incidence/capacity of local services, there
                  may be the potential for non-strategic development at Frampton Cotterell, which would have
                  the potential to take advantage of the proposed Showcase Bus Corridor.



                  Bristol E – Area of Search D

                  Land Cell E is located on the eastern boundary of Bristol and extends towards Pucklechurch
                  and the Cotswold AONB, with the northern boundary defined by the M4. The greater level
                  of detailed information for this land cell is attributable to the Shortwood Initial Sustainability
                  Appraisal (Wa050):
                  Key factors:
                  ■ Decisive/critical:
                  No decisive/critical factors were identified.
                  ■ Significant:
                  No significant factors were identified.
                  ■ Notable:
                  •    Majority of land cell is designated as Green Belt. The parcel of land adjacent to
                       Emerson’s Green that falls outside the designation is already allocated for development
                       in the South Gloucestershire Local Plan. Potential for coalescence with Pucklechurch is
                       the key Green Belt issue. This area was identified as falling within rank 5 of 6 by the
                       SGBR in terms of potential for damage to green belt objectives (see section 1.4).
                  •    There are some areas of fluvial flood risk in the Wick area (Boyd Valley) east of
                       Pucklechurch.
                  •    Pucklechurch Ridge is identified as a significant landscape feature.
                  •    Parkfield Colliery and Round Barrow on Shortwood Hill are Scheduled Ancient
                       Monuments.




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                  •    Siston Court is a Grade I Listed Building and the wider Siston Conservation Area
                       incorporates a further eight listed buildings.
                  •    A further sixteen listed buildings, located outside of the Bristol and Pucklechurch urban
                       areas, are identified in the Shortwood Initial Sustainability Appraisal.
                  •    The Land Cell incorporates a series of Sites of Nature Conservation Importance, the
                       largest of which are located along the line of the Bristol Ring Road and Bristol and Bath
                       Railway Path (Siston Common, Rodway Common, Mangotsfield Golf Course Marsh and
                       Parkfield).
                  •    Small areas of lowland mixed woodland BAP habitat and Ancient Woodland are
                       identified.
                  ■ Positive:
                  •    The GBSTS proposes that a high quality rapid transit link and showcase bus corridor
                       converge at the western side of the land cell adjacent to Emerson’s Green.
                  Synopsis – Strategic development potential
                  Subject to further review of the green belt, there appears to be potential for development,
                  although there are a range of notable factors that would need to be taken into account to
                  understand development capacity in greater detail. Taking account of the prospects for
                  improved public transport accessibility and access to employment, the GBSTS proposes
                  that this land cell accommodates an urban extension as part of the preferred ‘scenario F’.



                  Bristol F

                  Located on the eastern edge of Bristol, Land Cell F includes the spur of greenfield land
                  separating Kingswood from Keynsham.
                  Key factors
                  ■ Decisive/critical:
                  •    No decisive/critical factors were identified.
                  ■ Significant:
                  •    Significant portions of the western and southern parts of the land cell fall within the River
                       Avon floodplain.
                  ■ Notable:
                  •    The eastern part of the land cell is designated as part of the Cotswold AONB.
                  •    The land cell falls within the Bristol Green Belt. Coalescence is an issue with respect to
                       Bitton. Majority of land cell is designated as Green Belt. This area was identified as
                       falling within rank 5 of 6 by the SGBR in terms of potential for damage to green belt
                       objectives (see section 1.4).
                  ■ Positive:
                  •    Southern part of land cell would be well served by the High Quality Rapid Transit Link
                       and Showcase Bus Corridor proposed by the GBSTS.
                  Synopsis – Non-strategic development
                  Non-strategic development towards the south of the land cell may be justified on the basis
                  of enhanced public transport links proposed for the A4175 corridor through Keynsham;




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                  however, specific locations would need to be carefully considered having regard to flood risk
                  from the River Avon.



                  Bristol G

                  Incorporating Keynsham and Saltford, land cell G is located to the southeast of Bath on
                  main transport corridor to Bath.
                  Key factors:
                  ■ Decisive/critical:
                  •    No decisive/critical factors were identified.
                  ■ Significant:
                  ■ Notable:
                  •    Land cell G encompasses part of/is located adjacent to the Queen Charlton
                       Conservation Area.
                  •    The entire land cell falls within the Bristol green belt. Loss of the gap between
                       Keynsham and Saltford is a key Green Belt issue. This area was identified as falling
                       within rank 5 of 6 by the SGBR in terms of potential for damage to green belt objectives
                       (see section 1.4).
                  ■ Positive:
                  •    Under recommendations set out in the GBSTS, Keynsham and Saltford are set to
                       benefit from improvements to the existing mainline rail service and the establishment of
                       High Quality Rapid Transit and Showcase Bus Corridors between Bristol and Bath.
                  •    Land has potential to benefit from the proposed South Bristol Ring Road.
                  Synopsis – Non-strategic development potential
                  The acceptability of growth in this location is likely to revolve around green belt issues.
                  This land cell appears to offer some potential for development. The available evidence
                  base indicates that the potential for enhanced public transport is good, while the area does
                  not appear to be subject to flood risk. It is suggested that the key factor in this instance will
                  be the potential coalescence of Keynsham and Saltford, which may need to considered as
                  alternative to strategic development at Whitchurch or Hicks Gate (see Bristol H). Both
                  options raise important Green Belt and landscape issues.



                  Bristol H & I

                  Land Cells H & I are located along the southern boundary of Bristol and incorporate Area of
                  Search B, which explores the potential for development at Whitchurch and Hicks Gate.
                  Key factors:
                  These land cells have been subject to a greater level of investigation than others around
                  Bristol:
                  ■ Decisive/critical:
                  •    No decisive/critical factors were identified.
                  ■ Significant:




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                                                                                                            Appendices A - F


                  •    All undeveloped areas fall within the Bristol green belt. The potential coalescence of
                       Bristol with Keynsham is the key Green Belt concern. This area was identified as falling
                       within rank 6 of 6 by the SGBR in terms of potential for damage to green belt objectives
                       (see section 1.4).
                  ■ Notable:
                  •    Land cell incorporates Charlton Brook and Stockwood Open Space Sites of Nature
                       Conservation Interest. Skylark (red list species) and Brown Hare have been noted in
                       the area.
                  •    Maes Knoll and the Wansdyke are Scheduled Ancient Monuments.
                  •    Relatively small area of fluvial floodplain in Chew Valley towards the south of the land
                       cell.
                  •    There are three listed buildings at the urban fringe of land cell H, and three listed
                       buildings in the eastern portion of land cell I.
                  •    Fox’s Wood (Registered Historic Park and Garden) is located towards the north part of
                       land cell H.
                  •    Land cell H encompasses part of the Queen Charlton Conservation Area.
                  ■ Positive:
                  •    Under recommendations set out in the GBSTS, the land parcel at Hicks Gate (east side
                       of Land Cell H) is set to benefit from improvements to the existing mainline rail service
                       and the establishment of High Quality Rapid Transit and Showcase Bus Corridors
                       between Bristol and Bath.
                  •    The GBSTS also proposes the establishment of a High Quality Rapid Transit route and
                       Showcase Bus Corridor to serve Whitchurch (boundary of Land Cells H & I).
                  •    Keynsham is noted as providing a good cross-section of local services, although the
                       implications for capacity will need to be considered in greater detail.
                  •    The route of the proposed South Bristol Ring Road passes through the cell.
                  Synopsis – Strategic development potential
                  Area of Search status is justified by the potential public transport accessibility, however, it is
                  clear that there are a number of significant/notable environmental/landscape factors that will
                  have to be investigated in greater detail at the masterplanning stage. Loss of green belt
                  between Bristol and Keynsham will remain a key factor, and as suggested in relation to
                  Land Cell G above, a further detailed review of the area around Keynsham may be
                  beneficial.
                  It is useful to note that B&NES have undertaken a preliminary study of capacity at
                  Whitchurch and Hicks Gate (further details and maps can be found in Wa105, pp. 11 & 17).



                  Bristol J – Area of Search A (part)

                  Located to the southwest of Bristol, Land Cell J incorporates the hamlet of Dundry.
                  Key factors:
                  ■ Decisive/critical:
                  •    No decisive/critical factors were identified.
                  ■ Significant:



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                  •    Area falls with Bristol Green Belt. Severity of coalescence issue questioned given steep
                       nature of topography at Dundry, however, the western part of the land cell was identified
                       as falling within rank 6 of 6 by the SGBR in terms of potential for damage to green belt
                       objectives (see section 1.4).
                  ■ Notable:
                  •    The route of the proposed South Bristol Ring Road passes through Hengrove/Hartcliffe,
                       rather than extending around the periphery of Bristol to serve this land cell.
                  •    No public transport routes are currently proposed to serve this land cell.
                  •    The land cell is characterised by relatively steep topography
                  •    Land cell falls within a zone defined by English Nature/Natural England as feeding
                       grounds for the lesser horseshoe bat.
                  ■ Positive:
                  No specific positive factors were attributed to this land cell.
                  Synopsis – Non-strategic development potential
                  This land cell appears to have undergone relatively little analysis and the GBSTS does not
                  include public transport proposals to serve this area. However, the western fringe of the
                  land cell does forms part of the Ashton Vale growth corridor (Area of Search A), and would
                  be served by new/improved roads as proposed by the GBSTS.



                  Bristol K – Area of Search A

                  Situated on the western boundary of Bristol, Land Cell K follows the Vale of Ashton and
                  incorporates the village of Long Ashton.
                  Key factors:
                  ■ Decisive/critical:
                  •    No decisive/critical factors were identified.
                  ■ Significant:
                  •    The grounds of Ashton Court in the north eastern portion of the land cell are designated
                       as a SSSI.
                  •    All undeveloped areas fall within the Bristol Green Belt. The potential for coalescence
                       with Long Ashton and protecting the setting of Ashton Court are key Green Belt issues.
                       This area was identified as falling within rank 6 of 6 by the SGBR in terms of potential
                       for damage to green belt objectives (see section 1.4).
                  ■ Notable:
                  •    Areas of fluvial flood risk are relatively small. One occurs at the eastern boundary south
                       of the A370 and the other to the south of the railway embankment at Cambridge Batch.
                  •    It is noted that Ashton Vale is prominent in key views from Clifton and Bedminster
                       Down.
                  ■ Positive:
                  •    Under recommendations set out in the GBSTS, land cell K is set to benefit from
                       improvements to the existing mainline rail service and the establishment of a showcase
                       bus corridor running between Weston-super-Mare and Bristol.




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                  •    Ashton Vale is located at the convergence of proposed new road network comprising
                       the South Bristol Ring Road, link to J20 of the M5 and Bristol Airport/Weston-super-
                       Mare road.
                  Synopsis – Strategic development potential
                  Accessibility studies promote Ashton Vale as the favoured location for substantial growth.
                  The GBSTS preferred ‘Scenario F’ indicates the establishment of an urban extension of
                  15,000 homes. However, it is apparent that there also biodiversity, landscape and green
                  belt sensitivities that will need to be investigated in greater detail if the capacity of the land
                  cell is to be properly understood.



                  Bristol L

                  Located on the western bank of the River Avon, Land Cell L incorporates the forested area
                  of Leigh Woods and the villages of Abbots Leigh and Ham Green.
                  Key factors:
                  ■ Decisive/critical:
                  •    No decisive/critical factors were identified.
                  ■ Significant:
                  •    Avon Gorge Woodlands SAC/SSSI and Leigh Woods National Nature Reserve.
                  •    Opportunities to improve transport links to the wider urban area are constrained by the
                       positions of the River Avon, Leigh Woods SAC/NNR/SSSI and Ashton Court SSSI.
                  ■ Notable:
                  •    All undeveloped areas fall within the Bristol Green Belt. Comprising an extension to Pill,
                       an extension in this location is not deemed to present a coalescence issue. This area
                       was identified as falling within rank 2 of 6 by the SGBR in terms of potential for damage
                       to green belt objectives (see section 1.4) (shown as neutral in the Factor Summary
                       Matrix).
                  •    The Tickenham-Wraxhall-Portbury ridge, which reaches into the north-western portion
                       of the land cell, is identified as a prominent landscape feature.
                  ■ Positive:
                  •    The GBSTS proposes the establishment of a Showcase Bus Corridor that will serve the
                       land cell on route from central Bristol to Portishead.
                  •    The land cell could benefit from a new and improved local road proposed in the GBSTS.
                  Synopsis – Non-strategic development potential
                  The provision of a showcase bus corridor and relatively close proximity of the land cell to the
                  city centre suggest the land cell may have good potential for development. However, as
                  identified in W103 (pp.29), opportunities to provide additional links to the wider urban area
                  are constrained by the positions of the River Avon, Leigh Woods National Nature Reserve
                  and Ashton Court Estate. Further investigation of accessibility issues would be required, in
                  addition to investigation of local biodiversity and landscape issues, if this land cell were to
                  be proposed as an area of search.




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                  Bristol M

                  Land Cell M is located to the northwest of the Bristol, on the western side of the mouth of
                  the River Avon. The land cell incorporates the Royal Portbury Dock and associated facilities
                  and is adjoined by Portishead
                  Key factors:
                  ■ Decisive/critical:
                  •    Extensive areas of the land cell are identified as being at risk from flooding.
                  ■ Significant:
                  No significant factors were identified.
                  ■ Notable:
                  •    Parts of the Gordano Valley are designated as a National Nature Reserve.
                  ■ Positive:
                  •    Under recommendations set out in the GBSTS, the land cell would benefit from the
                       establishment of an High Quality Rapid Transit Route and Showcase Bus Corridor
                  •    The area east of Portishead is currently excluded from the Bristol Green Belt.
                  Synopsis – Limited development
                  A detailed flood risk assessment would be necessary to understand whether there would be
                  any potential for strategic or non-strategic development in this land cell. Accounting for the
                  existing port development, land availability in this land cell is limited to the western portion
                  adjacent to Portishead, meaning that an urban extension would have a more natural
                  association with Portishead as a service centre than Bristol. The implications for
                  Portishead in terms of public and private service provision would therefore need to be
                  explored in detail.


                 Bath Land Cells

                  Bath A
                  Located to the northwest of Bath, Land Cell A incorporates the outlying district of Weston
                  and the village of Kelston.
                  Key factors:
                  ■ Decisive/critical:
                  •    All undeveloped areas of the land cell fall within the Cotswold AONB.
                  ■ Significant:
                  •    All undeveloped areas of the land cell fall within the Bath Green Belt designation. The
                       broad area separating Bath from Bristol is categorised as where ‘most harm’ could be
                       caused in the Strategic Green Belt Review.
                  ■ Notable:
                  •    There are areas of fluvial flood risk along the Avon valley at the south-western part of
                       the land cell.
                  ■ Positive:




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                  •    The southern portion of the land cell would benefit from proposals set out in the GBSTS
                       for the establishment of a High Quality Rapid Transit Route and Showcase Bus
                       Corridor.
                  Synopsis – Limited development
                  The AONB designation of this land parcel restricts the possibility of any significant growth. If
                  the boundary of the AONB were to be reviewed, the proximity of the south-western portion
                  of the cell to the public transport corridor may justify further investigation of growth potential.
                  In this respect, the provision of transport links across the Avon River floodplain would be a
                  key concern.



                  Bath B

                  Land Cell B is situated north of Bath, between the Government offices and village of Upper
                  Swainswick.
                  Key factors:
                  ■ Decisive/critical:
                  •    All undeveloped areas of the land cell fall within the Cotswold AONB.
                  ■ Significant:
                  No significant factors identified.
                  ■ Notable:
                  •    All undeveloped areas of the land cell fall within the Bath Green Belt designation.
                  ■ Positive:
                  •    Land cell benefits from existing park and ride site and associated bus route.
                  Synopsis – Limited development
                  The AONB designation of this land parcel restricts the possibility of any significant growth at
                  the present time. If the boundary of the AONB were to be reviewed, the potential for growth
                  on the plateau north of the Government offices could be explored, which has the potential to
                  link in bus services to the park and ride site.



                  Bath C

                  Situated to the north east of Bath, Land Cell C incorporates Little Solsbury Hill Fort and
                  Northend.
                  Key factors:
                  ■ Decisive/critical:
                  •    All undeveloped areas of the land cell fall within the Cotswold AONB.
                  ■ Significant:
                  No significant factors were identified.
                  ■ Notable:
                  •    All undeveloped areas of the land cell fall within the Bath Green Belt designation.
                  ■ Positive:




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                  •    The Bath Rapid Transit route proposed in the GBSTS extends as far as Lambridge, at
                       the south east corner of the land cell.
                  Synopsis – Limited development
                  The AONB designation of this land parcel restricts the possibility of any significant growth,
                  although it is noted that the proximity of the proposed rapid transit route does present the
                  opportunity for improved public transport accessibility in this location.



                  Bath D

                  Land Cell D is located to the east of Bath and incorporates the University campus. The
                  River Avon runs along the eastern edge following its southward turn.
                  Key factors:
                  ■ Decisive/critical:
                  •    All undeveloped areas of the land cell fall within the Cotswold AONB.
                  ■ Significant:
                  •    No significant factors were identified.
                  ■ Notable:
                  •    The mines at Combes Down and Bathampton are candidate SACs for protected bats,
                       which may have implications in terms of foraging areas/buffer zones.
                  •    Areas of fluvial flood risk along the River Avon, although risk limited by steep valley
                       sides.
                  ■ Positive:
                  •    Western portion of land cell located close to mainline railway.
                  Synopsis – Limited development
                  The AONB designation of this land parcel restricts the possibility of any significant growth,
                  although it is noted that the land cell is well located relative to mainline railway stations.



                  Bath E

                  Land Cell E is situated to the south of Bath and incorporates the villages of Southstoke and
                  Combes Hay.
                  Key factors:
                  ■ Decisive/critical:
                  •    All undeveloped areas of the land cell fall within the Cotswold AONB.
                  ■ Significant:
                  No significant factors are identified.
                  ■ Notable:
                  •    All undeveloped areas of the land cell fall within the Bath Green Belt designation.
                  ■ Positive:




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                  •    Land towards the western extent of the cell would benefit from a good quality bus link
                       between Bath and Norton Radstock and bus services associated with the existing park
                       and ride site.
                  •    The western extent of the land cell would also benefit from proposals put forward in the
                       GBSTS for a Showcase Bus Corridor.
                  Synopsis – Limited development
                  The AONB designation of this land parcel restricts the possibility of any significant growth,
                  although it is noted that the land cell is well located relative to existing and proposed public
                  transport services.



                  Bath F – Area of Search E

                  Situated southwest of Bath, land cell F is identified as Area of Search E in the draft RSS.
                  The land cell incorporates the villages of Newton St. Loe and Englishcombe.
                  Key factors:
                  This land cell has been subject to a greater level of investigation than others around Bath,
                  as it does not fall within the Cotswold AONB designation:
                  ■ Decisive/critical:
                  •    No decisive/critical factors were identified.
                  ■ Significant:
                  •    All areas of the land cell fall within the Bath Green Belt and the Strategic Review defines
                       this as a location where ‘most harm [could] be caused to green belt’. However, the
                       southeast corner is identified as an area of search for exclusion.
                  ■ Notable:
                  •    The area is known to support a range of notable species and key habitats (locally
                       designated Sites of Nature Conservation Interest). Documents Wa015 and Wa018 refer
                       to the proximity of Combes Down Mine and implications in terms of foraging bats.
                  •    Landscape implications are raised in terms of impact on views to and from the Bath
                       World Heritage Site.
                  •    The Wansdyke Scheduled Ancient Monument passes through the land cell.
                  •    There are areas of fluvial flood risk along the Avon valley north of Newton St Looe.
                  ■ Positive:
                  •    Land towards the eastern extent of the cell would benefit from a good quality bus link
                       between Bath and Norton Radstock and bus services associated with the existing park
                       and ride site.
                  •    The western part of the land cell would benefit from proposals put forward in the GBSTS
                       for a Showcase Bus Corridor.
                  Synopsis – Strategic development potential
                  Strategic growth in the southeast potion of Land Cell F can be justified on the basis of the
                  availability of public transport along the A367 and GBSTS proposals for this to be enhanced.
                  Towards the north of the land cell, similar opportunities exist to link in with improved public
                  transport routes along the A4. The absence of the AONB designation is obviously a key
                  factor in selecting this land cell as an Area of Search, however this has resulted in a much



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                  focussed evidence base collection, which in turn has prevented an even-handed
                  comparison of the Bath Land Cells. We understand that B&NES are seeking to address
                  this, and have therefore commenced a detailed study of land cells falling within the
                  Cotswold AONB.


                 Weston-super-Mare Land Cells

                  Weston A

                  Situated north of Weston, Land Cell A contains the hamlet of Norton and Woodspring Priory.
                  Key factors:
                  ■ Decisive/critical:
                  •    Land cell falls within the 0.5% tidal/1% fluvial flood risk envelope.
                  ■ Significant:
                  •    Flood protection measures may have implications for the adjoining Severn Estuary
                       Ramsar Site/SPA/SSSI.
                  ■ Notable:
                  •    The land cell does not benefit from any public transport enhancements proposed by the
                       GBSTS.
                  ■ Positive:
                  No positive factors were identified.
                  Synopsis – Limited development
                  Proposals for any scale of development in this land cell would need detailed and robust
                  justification in relation to flood risk and accessibility. The soundness of strategic proposals
                  in this location would be immediately questionable.



                  Weston B

                  Land Cell B is located to the northeast of Weston and incorporates the hamlets of Wick St
                  Lawrence and West Hewish.
                  Key factors:
                  ■ Decisive/critical:
                  •    No decisive/critical factors were identified.
                  ■ Significant:
                  •    Greenfield areas to the northeast of Weston fall within the area of extreme flood.
                  •    Flood protection measures may have implications for the adjoining Severn Estuary
                       Ramsar Site/SPA/SSSI.
                  ■ Notable:
                  No notable factors were identified.
                  ■ Positive:
                  •    The southern portion of the land cell is within relatively close proximity of Worle Station,
                       hence the accessibility of the land parcel may benefit from the improvements to the local
                       and mainline rail routes and station proposed by the GBSTS.


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                  Synopsis – Limited development
                  Any proposal for development in this area would require detailed and robust justification in
                  relation to flood risk and accessibility to services.



                  Weston C – Area of Search F

                  Land Cell C is bounded by the existing urban area to the west and north, by the M5 to the
                  east and an AONB to the south. It incorporates the village of Locking and has been
                  identified in the draft RSS as Area of Search F.
                  Key factors:
                  ■ Decisive/critical:
                  •    No decisive/critical factors were identified.
                  ■ Significant:
                  •    Parts of the land cell fall within defined flood risk areas and the extent of extreme
                       flooding. Studies are currently being concluded on the remedial works necessary to
                       offset risk of flooding.
                  ■ Notable:
                  •    A small Regional Wildlife Site is located towards the northeast of the land cell.
                  •    The cell contains a Motte & Bailey (Scheduled Ancient Monument). This feature is
                       safeguarded within a strategic open space in the Weston Area Development
                       Framework.
                  ■ Positive:
                  •    Land Cell is well located in relation to the town centre and the existing mainline rail
                       station at Worle.
                  •    The land cell is well located in relation to public transport proposals set out in the
                       GBSTS, which comprise improvements to mainline rail, upgrades to Worle Station and
                       the establishment of a Showcase Bus Corridor along the A370 between Bristol and
                       Weston.
                  •    The land cell contains substantial areas of brownfield land that the Weston Area Action
                       Plan seeks to utilise for new development.
                  Synopsis – Strategic development potential
                  As a result of the Weston Area Action Plan process, the evidence base for Land Cell C is
                  well developed. The above points demonstrate that the identification of this land parcel as
                  an area of search is well justified in terms of access to the town centre, the current and
                  future availability of public transport connections, and the reuse of brownfield land. Where
                  important factors such as the Regional Wildlife Site and Scheduled Ancient Monument have
                  been identified, the development framework has sought to accommodate these in a
                  sensitive manner.



                  Weston D

                  Land Cell D is located on the eastern side of the M5 north of Banwell. It encompasses the
                  hamlets of East Rolstone, May’s Green and West Hewish.
                  Key factors:



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                  ■ Decisive/critical:
                  No decisive/critical factors were identified.
                  ■ Significant:
                  •    A substantial portion of the land cell falls within the floodplain of the River Severn, with
                       much of the remainder falling within the extreme flood envelope.
                  •    Flood protection measures may have implications for the adjoining Severn Estuary
                       Severn Estuary Ramsar Site/SPA/SSSI.
                  •    Land cell is relatively remote from the town centre and the M5 acts as a barrier to
                       integration.
                  ■ Notable:
                  No notable factors were identified.
                  ■ Positive:
                  •    Land cell set to benefit from the establishment of a Showcase Bus Corridor, as
                       proposed by the GBSTS.
                  Synopsis – Limited development
                  Development proposals would be subject to satisfactory resolution of flood risk issues.



                  Weston E

                  Land Cell E occupies the area of coastline south of Weston, which is dissected by the
                  estuary of the River Axe.
                  Key factors:
                  ■ Decisive/critical:
                  •    A substantial portion of the land cell falls within the floodplain of the River Severn/River
                       Axe, with the remainder falling within the extreme flood envelope.
                  ■ Significant:
                  •    Flood protection measures may have implications for the adjoining Severn Estuary
                       Ramsar Site/SPA/SSSI.
                  •    The land cell does not benefit from any public transport enhancements proposed by the
                       GBSTS.
                  ■ Notable:
                  No notable factors were identified
                  ■ Positive:
                  No positive factors were identified.
                  Synopsis – Limited development
                  Proposals for development in this land cell would need detailed and robust justification in
                  relation to flood risk and accessibility.




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Appendix B
Factor Summary Matrix
Key
South West Regional Assembly                                             South West Draft RSS Urban Extension Evidence Base Review
                                                                                                                   Appendices A - F



       Factor Summary Matrix Key

Factor             Decisive/critical        Significant                Notable                  Neutral              Positive
Biodiversity       Approx. 50%+ area        Approx. 25%+ area          Small                    Small county or      Identification that
                   international/national   international/national     international/national   local                urban extension could
                   designation (taking      designation (taking        designation; county      designations; no     extend/benefit
                   buffer zones into        buffer zones into          and local                designations.        biodiversity
                   account)                 account)                   designations; buffer                          designation
                                                                       zone implications for
                                                                       adjacent cells.

Built              Very high frequency      High frequency of          Isolated built           No built heritage    Identification that
Environment        of built heritage        built heritage             heritage                 designations         urban extension could
                   designations,            designations and/or        designations and/or      and no barriers      benefit/mend urban
                   including Grade I/II*    substantial barriers to    potential barriers to    to integration       fringe
                   listed buildings         integration with urban     integration with         with urban
                                            fringe (i.e. motorway)     urban fringe (i.e.       fringe
                                                                       railway
                                                                       embankment)

Flood Risk         Approx. 50%+ area        Approx. 25%+ area          Small areas of           Very limited or      N/A
                   falls within             falls with                 floodplain/extent of     absence of
                   floodplain, consider     floodplaing/extent         extreme flood that       floodplain/extent
                   whether significant      extreme flood;             may influence            of extreme
                   encirclement of          consider whether           location of              flood.
                   potential                significant                development and/or
                   development sites.       encirclement of            provision of
                                            potential                  transport routes to
                                            development sites.         development.



Green Belt         Green belt identified    Green belt identified      Majority of site falls   Majority of          Area identified as
                   as being of crucial      as performing              within the green belt.   potential            having potential for
                   importance to urban      particular role in                                  development          removal from green
                   form and/or              terms of urban form                                 site/land cell       belt designation.
                   protecting setting of    and/or protecting                                   does not fall
                   national/international   national built                                      within the green
                   built heritage,          heritage, landscape                                 belt.
                   landscape or             or biodiversity sites of
                   biodiversity site.       national

Green              Green infrastructure     Green infrastructure       Green infrastructure     No green             Area identified as
Infrastructure     identified as having     identified as              identified as            infrastructure       having potential for the
                   crucial recreational     performing an              performing an            role identified.     introduction of
                   role and/or critical     important recreational     important/specific                            important green
                   role in protecting a     role and/or protecting     role for recreation,                          infrastructure.
                   national/international   national built             built heritage,
                   built heritage,          heritage, landscape        landscape or
                   landscape or             or biodiversity sites of   biodiversity.
                   biodiversity site.       national importance.

Greenfield         N/A                      N/A                        Area identified as       Agricultural land    Land cell identified as
Uptake                                                                 having improved          grade                incorporating
                                                                       agricultural grade       equivalent to        brownfield land with
                                                                       land in comparison       that prevailing in   potential for
                                                                       to that prevailing in    the area.            redevelopment.
                                                                       the area.

Landscape          75%+ of area falls       50%+ of area falls         25%+of area falls        Very limited         Identification that
                   within an AONB.          within an AONB             within an AONB;          area or absence      urban extension could
                                                                       50%+ of area falls       of landscape         benefit landscape.
                                                                       within county or         designations.
                                                                       local landscape
                                                                       designation.




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Factor             Decisive/critical        Significant                 Notable                Neutral            Positive
Public             Poor current             Poor current                Low current level of   Existing public    Good potential for
Transport          provision and low        provision and low           provision and no       transport          urban extension to
                   feasibility for          feasibility for             evidence of            provision          make use of existing
                   provision; new           provision due to            proposed transport     adequate;          infrastructure/provision;
                   routes would             insufficient                strategy.              feasibility of     potential for urban
                   seriously threaten       infrastructure/difficulty                          provision good.    extension to help
                   the integrity of         of routing; no                                                        deliver infrastructure
                   national/international   evidence of proposed                                                  with wider benefits.
                   built heritage,          transport strategy.
                   landscape or
                   biodiversity sites.

Road               Existing network         Existing network            Existing network       Existing network   Good potential for
Network            severely inadequate;     inadequate and low          inadequate and no      adequate;          urban extension to
                   provision of new         feasibility for new         evidence of            feasibility of     make use of existing
                   routes would             infrastructure due to       proposed transport     provision good.    infrastructure/provision;
                   seriously threaten       difficulty of routing; no   strategy.                                 potential for urban
                   the integrity of         evidence of proposed                                                  extension to help
                   national/international   transport strategy.                                                   deliver infrastructure
                   built heritage,                                                                                with wider benefits.
                   landscape or
                   biodiversity sites.

Access to                                                               Result as for public   Result as for      Result as for public
employment                                                              transport and road     public transport   transport and road
                             N/A                      N/A               network.               and road           network.
                                                                                               network.

Access to                                                               Result as for public   Existing           Good potential for
                             N/A                      N/A               transport and road     provision          urban extension to
public
services                                                                network; or problem    adequate;          make use of existing
                                                                        with provision         feasibility of     infrastructure/provision;
                                                                        identified.            provision good.    potential for urban
                                                                                                                  extension to help
                                                                                                                  deliver infrastructure
                                                                                                                  with wider benefits.

Access to                                                               Result as for public   Existing           Good potential for
                             N/A                      N/A               transport and road     provision          urban extension to
retail/services
                                                                        network; or problem    adequate;          make use of existing
                                                                        with provision         feasibility of     infrastructure/provision;
                                                                        identified.            provision good.    potential for urban
                                                                                                                  extension to help
                                                                                                                  deliver infrastructure
                                                                                                                  with wider benefits.

Water              Major concerns over      Significant issues          Requirement for        Existing           Good potential for
capacity           security of supply;      identified in relation to   additional supply      infrastructure     urban extension to
                   severe knock-on          provision of water          identified.            adequate.          make use of existing
                   effects i.e.             supply infrastructure.                                                infrastructure/provision;
                   biodiversity or                                                                                potential for urban
                   Aquifer depletion.                                                                             extension to help
                                                                                                                  deliver infrastructure
                                                                                                                  with wider benefits.

Waste              -                        -                           -                      -                  -
facilities



        ○              Insufficient information / no information on which to base judgement.




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Appendix C
Joint Study Area
Timeline Diagrams
       Joint Study Area Timeline Diagrams


       C1 Cheltenham & Gloucester JSA Timeline




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                             Cheltenham and Gloucester JSA - Timeline Diagram
                             Key:
                             ———— Documents published before this date have been incorporated within the review
                             Further Primary Evidence (To be submitted to RSS EIP as supporting evidence)

                           Strategic            Detailed Strategy Document to support                                                                                                          Consultation Leaflet and Full        Summary Report on responses in      A Vision for the Joint Study Area
                                                the Advice                                                                                                                                     Consultation Document ‘Shaping       relation to the Sub Regional         Background Paper – (09/05) –
                           JSA documents        (date not given) (CGa006)                                                                                                                      the Future of Cheltenham and         Spatial Strategy for Gloucester                  (CG060)
                                                                                                                                                                                               Gloucester to 2026’ (late04-         and Cheltenham (Land Use
                                                                                                                                                                                               early05) (CG121)                     Consultants 02/05) (CG033)                       Advice
                                                                                                                                                                                                                                                                         (09/05) (CG059) – draft issued
                                                                                                                                                                                                                                                                                24/8/05 (CG056)

                                                                                                                                                                                                                                                                        Letter to accompany the advice,
                                                                                                                                                                                                                                                                                (09/05) (CGa024)

                           Urban Capacity/      Employment Study (DTZ, date not given)                                                                                                         Dwellings and Population             Gloucestershire Workspace                                               Local Area Agreement Summary
Joint Study Area Studies




                                                (CGa023)                                                                                                                                       Forecasts (10/04) (CG006)            Strategy (DTZ Pieda Consulting ,                                        of Gloucestershire Position
                           Built Environment/                                                                                                                                                                                       03/05) (CG035)                                                          (Gloucestershire Strategic
                           Access to            Examination of the Draft SWRA Housing                                                                                                                                                                                                                       Partnership, 02/06) (CG102)
                                                Distribution against Available
                           Employment,          Demographic Evidence (Gloucestershire
                           Public and Private   County Council Research Team) (CG124)
                           Services
                           Biodiversity Area/                                                                                                                                                  Strategic Re-assessment of the                                                                               Initial Strategic Sustainability
                                                                                                                                                                                               Green Belt (10/04) (CG005)                                                                                   Appraisal of JSA (01/ 2006)
                           Landscape Area/                                                                                                                                                                                                                                                                  (CG087)
                           Flood Risk/                                                                                                                                                         Constraints Officer Working Group
                                                                                                                                                                                               Report (10/04) (CG007)
                           Greenfield Land
                           Take

                           Public Transport                                                                                                                                                    Travel to Work patterns (10/04)      Transport Modelling for the
                                                                                                                                                                                               (CG009)                              Cheltenham & Gloucester JSA
                           and Road Network                                                                                                                                                                                         (01/05) (CG026)
                           Capacity




                           Water
                           Infrastructure and
                           Waste Facilities
                           Capacity



                                                     No Date Given                        2003 (or before)                                 2004                                                                                     2005                                                                    2006                                                                                     2007
Time line




                                                                                                           JSAs                              SWRA Issue                                                                                                                  First                                                                     Draft                                                 RSS
                                                                                                          Defined                            JSA Briefing                                                                                                               Detailed                                                                   RSS                                                   EiP
                                                                                                                                                                                                                                                                       Proposals




                           Urban Capacity/      Gloucestershire Housing Needs                                                                               Cheltenham Borough Urban           Proof of Evidence relating to Land                                                                           Representation about
                                                Assessment (Outside Research, ??)                                                                           Capacity Study 2004-2011 (08/04)   at Leckhampton                                                                                               Leckhampton Lanes Residents
                           Built Environment/   (CGa001)                                                                                                    (CGa017)                           (Cheltenham BC, 19/11/04)                                                                                    (Leckhampton Lanes Residents
                           Access to                                                                                                                                                           (CG012)                                                                                                      02/06)(CGa025)
                                                Gloucestershire Economic Strategy 2003-                                                                     Identification of Strategic
                           Employment,          2014 (Gloucestershire First) (CGa015)                                                                       Development Location at South                                                                                                                   Cheltenham Residential Land
                           Public and Private                                                                                                               Cheltenham OPINION (Robin                                                                                                                       Availability 04/06 (CGa010)
County/District Studies




                                                                                                                                                            Purchas QC, 07/04) (CG084i)
                           Services

                           Biodiversity Area/   Landscape and Visual Appraisal for        Cotswold Area of Outstanding Natural Beauty                                                                                               Cotswold District Landscape        River Severn at Gloucester Flood     Gloucestershire Landscape                                                                Strategic
                                                Leckhampton (Landscape Design             Landscape Character Assessment (2002) (CGa020)                                                                                            Character Assessment (2000)        Risk Management Study (12/05)        Character Assessment Map (LDA,                                                           Flood Risk
                           Landscape Area/      Associates)                                                                                                                                                                         (CGa007)                           (CGa026)                             2006) (CGa009)                                                                           Assessment
                           Flood Risk/                                                                                                                                                                                                                                                                                                                                                               of the River
                                                                                                                                                                                                                                                                                                            Gloucestershire Landscape                                                                Severn –
                           Greenfield Land                                                                                                                                                                                                                                                                  Character Assessment Report                                                              Environment
                           Take                                                                                                                                                                                                                                                                             (LDA, 2006) (CGa019)                                                                     Agency.

                                                                                                                                                                                                                                                                                                                                                                                                     Green Belt
                                                                                                                                                                                                                                                                                                                                                                                                     Review –
                                                                                                                                                                                                                                                                                                                                                                                                     Cheltenham
                                                                                                                                                                                                                                                                                                                                                                                                     Borough
                                                                                                                                                                                                                                                                                                                                                                                                     Council.

                           Public Transport     Land at Leckhampton – Transport
                                                Assessment (WS Atkins) (CG085)
                           and Road Network
                           Capacity


                           Water                                                          Municipal Waste Management Strategy for                                                              Gloucestershire Waste Local Plan                                                                                                                Gloucestershire Joint
                                                                                          Gloucestershire (2002) (CGa004)                                                                      (10/04)                                                                                                                                         Municipal Waste
                           Infrastructure and                                                                                                                                                                                                                                                                                                  Management Strategy and
                           Waste Facilities                                                                                                                                                                                                                                                                                                    Core Waste Strategy –Draft
                                                                                                                                                                                                                                                                                                                                               copy for consultatino (11/06)
                           Capacity                                                                                                                                                                                                                                                                                                            (CGa021)




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       C2 Cornwall Towns JSA Timeline Diagram




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                           Cornwall Towns Joint Study Area - Timeline Diagram
                           Key:
                           ———— Documents published before this date have been incorporated within the review
                           Further Primary Evidence (To be submitted to RSS EIP as supporting evidence)


                           Strategic
                                                Cornwall Towns Study – A Consultation                                                                                                                                          Future Development of the                                            The Regional Spatial Strategy:                                      New Growth Points: letter from
                           JSA documents        Document (CT095)                                                                                                                                                               Cornwall Towns: Advice for the                                       First Detailed Proposals of                                         DCLG to Carrick District Council
                                                                                                                                                                                                                               Regional Spatial Strategy (04/05)                                    Cornwall County Council – A                                         (07/06)(CTa003)
                                                New Growth Points Bid: a planned urban                                                                                                                                         (CT020)                                                              Spatial Strategy for Cornwall
                                                extension within the key Cornish towns                                                                                                                                                                                                              (10/05) (CT041)
                                                (CTa004)


                           Urban Capacity/
Joint Study Area Studies




                                                                                                                                                                                                                                                                   The Cornwall Towns Study (Land
                           Built                                                                                                                                                                                                                                   Use Consultants in association
                           Environment/                                                                                                                                                                                                                            with Roger Tym & Partners and
                                                                                                                                                                                                                                                                   TRL, 08/05) (CT033)
                           Access to
                           Employment,
                           Public and
                           Private Services
                           Biodiversity Area/
                           Landscape Area/
                           Flood Risk/
                           Greenfield Land
                           Take

                           Public Transport
                           and Road
                           Network Capacity




                           Water
                           Infrastructure/
                           Waste Facilities
                           Capacity

                                                    No Date Given                        2003                                                    2004                                                                          2005                                                                                                  2006                                                                                             2007
Time line




                                                                                         (or before)
                                                                                                                                                                                                                                                                                                      First                                                                 Draft                                                     RSS
                                                                                                               JSAs                                       SWRA Issue                                                                                                                                 Detailed                                                               RSS                                                       EiP
                                                                                                              Defined                                     JSA Briefing                                                                                                                              Proposals




                           Urban Capacity/
                                                                                         Joint Urban Housing Capacity Study for Cornwall                                           Cornwall Structure Plan 2004                                                                                                                      Truro Retail, Leisure and Office                                         Truro and
                           Built                                                         County Council and the six Cornwall District Councils                                     (Cornwall County Council, 2004)                                                                                                                   Study (04/06) (CTa012)                                                   Threemilestone Area
                           Environment/                                                  (Baker Associates with Landscape Design Associates,                                       (CTa015)                                                                                                                                                                                                                   Action Plan:
                                                                                         11/01)                                                                                                                                                                                                                                                                                                               Preferred Options
                           Access to                                                                                                                                                                                                                                                                                                                                                                          (10/06) (CTa005)
County/District Studies




                           Employment,                                                   Highertown and Threemilestone Masterplan Report
                                                                                         (01/03) (CTa008)
                           Public and
                           Private Services                                              Carrick Housing Needs Study: Information Update
                                                                                         (Opinion Research Services, 10/03) (CTa017)


                           Biodiversity Area/
                                                                                         Landscape Strategy for Truro, Falmouth and Penryn,      Carrick LDF SA/SEA Draft                                                                                                                                                            SA Commentrary on options for                                            Carrick District
                           Landscape Area/                                               LDA, 2000. (CTa014)                                     Sustainability Appraisal Report                                                                                                                                                     Truro Urban Extension (from                                              Council Strategic
                           Flood Risk/                                                                                                           (03/05) (CTa011)                                                                                                                                                                    Carrick LDF SA, incorporating                                            Flood Risk
                                                                                                                                                                                                                                                                                                                                     SEA) (04/06) (CTa009)                                                    Assessment (10/06)
                           Greenfield Land                                                                                                                                                                                                                                                                                                                                                                    (CTa010)
                           Take
                           Public Transport
                                                                                                                                                                                   Cornwall Local Transport Plan                                                                                                                     Cornwall Local Transport Plan                                            Carrick Core Strategy
                           and Road                                                                                                                                                2001-2006: Annual Progress                                                                                                                        2006 – 2011, and supporting                                              – Submission
                           Network Capacity                                                                                                                                        Report (07/04) (CTa006)                                                                                                                           documents (CTa007)                                                       Documents (10/06)
                                                                                                                                                                                                                                                                                                                                                                                                              (CTa016)


                           Water
                           Infrastructure/
                           Waste Facilities
                           Capacity




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       C3 Exeter and Eastern Devon JSA Timeline Diagram




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                           Exeter and Eastern Devon Joint Study Area
                           Key:
                           ———— Documents published before this date have been incorporated within the review
                           Further Primary Evidence (To be submitted to RSS EIP as supporting evidence)

                           Strategic
                                                                                                                                                                                                                                         The future of Exeter and         The Exeter Sub-Region: Report on     Formal Advice and First Detailed                                      Exeter Growth Points Bid material
                           JSA documents                                                                                                                                                                                                 surrounding area to 2026         Strategy Consultation (06/05)        Proposals to be submitted on                                          (Ea015)
                                                                                                                                                                                                                                         Consultation Document (E053)     (E065)                               behalf of Devon County Council
                                                                                                                                                                                                                                                                                                               (09/05) (E018)




                           Urban Capacity/ Built
Joint Study Area Studies




                                                        Exeter Sub-Regional Study:                                                                                   Analysis of Sub Regional Housing                                                                     Exeter Sub-Region Housing Study:                                                                           Exeter and Eastern Devon Sub
                           Environment/                 Strategic Sustainability Appraisal                                                                           Markets in the South West, DTZ                                                                       Final Report (Colin Buchanan &                                                                             Region: Summary report of
                           Access to Employment,        (date unknown) (E097)                                                                                        (07/04) (Ea010)                                                                                      Partners, 08/04) (E016)                                                                                    Findings (07/06) (Ea003)

                           Public and Private                                                                                                                                                                                                                             Baseline Data for Exeter Sub
                           Services                                                                                                                                                                                                                                       Region Study Area (07/05) (E074)


                           Biodiversity Area/
                           Landscape Area/ Flood
                           Risk/
                           Greenfield Land Take


                           Public Transport/ Road
                                                                                                                                                                                                                                                                          Exeter sub-regional study                                                                                  East of Exeter Developments
                           Network Capacity                                                                                                                                                                                                                               Technical notes 1-6 on                                                                                     (Devon County Council, 07/06)
                                                                                                                                                                                                                                                                          Transportation assessments and                                                                             (E148)
                                                                                                                                                                                                                                                                          requirements (Parsons Brinkerhoff,
                                                                                                                                                                                                                                                                          07/05)



                           Water Infrastructure/
                           Waste Facilities Capacity




                                                          No Date Given                      2003 (or before)                                  2004                                                                                      2005                                                                                                     2006                                                                                             2007
Time line




                                                                                                                  JSA’s                               SWRA Issue                                                                                                                                                     First                                                                       Draft                                             RSS
                                                                                                                 Defined                              JSA Briefing                                                                                                                                                  Detailed                                                                     RSS                                               EiP
                                                                                                                                                                                                                                                                                                                   Proposals



                           Urban Capacity/ Built
                                                        Assessment of Index of Multiple      Devon Structure Plan 2001-2016 Deposit Draft                                                               Devon Structure Plan 2001-2016   Heart of Devon Economic                                                                                                                     East Devon Local Plan (07/04)          Exeter Urban
                           Environment/                 Deprivation 2004 (E137)              (2002): Addendum to Background Paper 2,                                                                    (09/04) (Ea007)                  Strategy (04/05) (Ea006)                                                                                                                    (Ea014)                                Capacity Study
                           Access to Employment,                                             ‘Assessment of Specific Alternative Locations                                                                                                                                                                                                                                                                                  (09/06) (Ea008)
                                                                                             for Urban Extensions to the Exeter PUA’ (05/03)
                           Public and Private
County/District Studies




                                                                                             (Ea007b)
                           Services


                           Biodiversity Area/                                                                                                                                                                                                                                                                                                                                                                               Cranbrook
                                                                                             Teignbridge Landscape Assessment                                                                                                            Devon Biodiversity Action Plan                                                                                                                                                     Landscape,
                           Landscape Area/ Flood                                             (Teignbridge District Council, 05/01) (Ea005)                                                                                               (03/05) (Ea011)                                                                                                                                                                    Biodiversity and
                           Risk/                                                                                                                                                                                                                                                                                                                                                                                            Drainage Strategy
                                                                                                                                                                                                                                                                                                                                                                                                                            (Cooper Partnership,
                           Greenfield Land Take                                                                                                                                                                                                                                                                                                                                                                             11/06) (Ea012)
                           Public Transport/ Road
                                                                                             Kingskerswell Bypass Economic Impact Study:                                                                                                                                                                                                          Draft Devon Local Transport Plan
                           Network Capacity                                                  Executive Summary (SQW/BBP Alliance, 02/02)                                                                                                                                                                                                          2006-2011 (2006)
                                                                                             (E001)                                                                                                                                                                                                                                               (Ea002)

                                                                                                                                                                                                                                                                                                                                                  Options for location of new
                                                                                                                                                                                                                                                                                                                                                  development in Newton Abbot:
                                                                                                                                                                                                                                                                                                                                                  response by Devon County
                                                                                                                                                                                                                                                                                                                                                  Council on Transport Issues
                                                                                                                                                                                                                                                                                                                                                  (02/06) (Ea004)
                           Water Infrastructure/
                                                                                                                                                                                                                                                                                                                                                                                     Devon County Waste Local Plan
                           Waste Facilities Capacity                                                                                                                                                                                                                                                                                                                                 (Adopted June 2006)
                                                                                                                                                                                                                                                                                                                                                                                     (Ea001)




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       C4 Plymouth, South East Cornwall and South West Devon
           JSA Timeline Diagram




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                           Plymouth, South East Cornwall and South West Devon Joint Study Area – Timeline Diagram
                           Key:
                           ———— Documents published before this date have been incorporated within the review
                           Further Primary Evidence (To be submitted to RSS EIP as supporting evidence)

                           Strategic
                                                   Report of the Joint Study Areas: input    The Mackay Vision: Draft Interim Planning Statement     Plymouth Sustainable Growth
                           JSA documents          into the RSS (date not given) (Pa001).             (MBM Arquitectes, 2003) (P086).                 Study – Combined Final Report
                                                                                                                                                     (Llewelyn-Davis, July 2004)
                                                    JSA Report Map (Date not given)                                                                  (Pa043)
                                                               (Pa002).
Joint Study Area Studies




                           Urban Capacity/       Findings of the Plymouth, South East
                                                 Cornwall and South West Devon JSA                                                                                                                                                                    Plymouth, South West Devon and     Sub-Regional Consultation – NHS
                           Built Environment/    (date unknown) (P046)                                                                                                                                                                                South East Cornwall: Sustainable   Letter (05/05) (P031)
                           Access to                                                                                                                                                                                                                  Growth Distribution Study (Baker
                                                                                                                                                                                                                                                      Associates and Enderby
                           Employment, Public                                                                                                                                                                                                         Associates, 2005) (P022)
                           and Private
                           Services
                           Biodiversity Area/
                           Landscape Area/
                           Flood Risk/
                           Greenfield Land
                           Take

                           Public Transport                                                                                                                                                                                                                                                                                                                                                                                                  Plymouth Sub-
                                                                                                                                                                                                                                                                                                                                                                                                                                             Regional Economic
                           and Road Network                                                                                                                                                                                                                                                                                                                                                                                                  Strategy (emerging)
                           Capacity                                                                                                                                                                                                                                                                                                                                                                                                          (2001-2004 version
                                                                                                                                                                                                                                                                                                                                                                                                                                             P084)

                           Water
                           Infrastructure/
                           Waste Facilities
                           Capacity


                                                     No Date Given                          2003 (or before)                                         2004                                                                                             2005                                                                                                           2006                                                                                           2007
Time line




                                                                                                                                                                                                                                                                                                                                First                                                                         Draft                                                  RSS
                                                                                                                  JSAs                                         SWRA Issue                                                                                                                                                      Detailed                                                                       RSS                                                    EiP
                                                                                                                 Defined                                       JSA Briefing                                                                                                                                                   Proposals




                           Urban Capacity/                                                  Plymouth Housing Needs Study (Opinion Research                                           South Hams Business Survey      Devon Structure Plan 2001-2016                                      SEA/SA of Preferred Options for       Culture and the RSS: Providing a      Plymouth Employment Land            North Plymstock including           Sherford Area Action   Plymouth
                                                                                            Services, 10/02) (Pa004).                                                                (Marketing Means, 2004)         (10/04)(Pa038)                                                      The Core Strategy – Non Technical     Cultural Offer of National Standard   Review (Baker Associates, 2006)     Minerals Area Action Plan           Plan (Submission       Local
                           Built Environment/                                                                                                                                        (Pa008).                                                                                            Summary by Land Use                   for a Growing City (09/05) (P050)     (Pa015).                            (Submitted 2006) (Pa016).           Stage – 06/06)
                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Economic
                           Access to                                                        South Hams Housing Needs Study (Opinion Research                                                                                                                                             Consultants and TRL (07/05)                                                                                                                         (Pa019).
                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Strategy
                                                                                            Services, 10/02) (Pa005).                                                                                                                                                                    (P044)                                                                      Plymouth Eastern Corridor Urban
                           Employment, Public                                                                                                                                                                                                                                                                                                                        Fringe Study (2006) (Pa014).        Plymouth Housing Market and         Sherford AAP           (2006-
                                                                                                                                                                                                                                                                                                                                                                                                         Needs Assessment (Draft, 2006)
                           and Private                                                      Devon Structure Plan Examination in Public 2003 -                                                                                                                                            Sherford Enquiry by Design -
                                                                                                                                                                                                                                                                                                                                                                                                         (Pa017).
                                                                                                                                                                                                                                                                                                                                                                                                                                             Evidence Base          2021 &
                                                                                            Participants Document - PD1 - The Sherford Valley - A                                                                                                                                        summary report 2004                                                         Plymouth Shopping Study                                                 (06/06) (Pa024).       Beyond
                           Services                                                         sustainable new community for the South Hams (Pa041)                                                                                                                                         (05/05)(Pa040)                                                              (Cushman and Wakefield, 2006)
                                                                                                                                                                                                                                                                                                                                                                     (Pa023).                                                                Sherford
                                                                                                                                                                                                                                                                                                                                                                                                                                                                    (10/06)(P
                                                                                            Addendum To JSPA Background Paper No. 1                                                                                                                                                                                                                                                                                                                                 a044)
                                                                                            Assessment Of Specific Alternative Locations For Urban
                                                                                            Extensions To The Plymouth PUA within Devon
                                                                                            (Pa042)
County/District Studies




                           Biodiversity Area/                                                                                                                                                                                                                                            Sustainability Appraisal/Strategic                                          Plymouth's Strategic Flood Risk
                                                                                                                                                                                                                                                                                         Environmental Assessment of                                                 Assessment (Pell Frischmann,
                           Landscape Area/                                                                                                                                                                                                                                               South Hams Sherford New                                                     2006) (Pa013).
                           Flood Risk/                                                                                                                                                                                                                                                   Community Area Action Plan
                                                                                                                                                                                                                                                                                         (Preferred Options) prepared by
                           Greenfield Land                                                                                                                                                                                                                                               Enfusion (06/05) (P037)
                           Take
                           Public Transport                                                                                                                                                                                                                                                                                                                          Draft Devon Local Transport Plan    Plymouth Airport Study (York
                                                 Plymouth Area Transport Strategy                                                                                                                                                                                                                                                                                    2006-2011 (2006) (Pa012).           Aviation, 2006) (Pa018).
                           and Road Network      Draft (date unknown) (P028)
                           Capacity                                                                                                                                                                                                                                                                                                                                  Cornwall Local Transport Plan
                                                                                                                                                                                                                                                                                                                                                                     2006 – 2011 (Pa011).

                                                                                                                                                                                                                                                                                                                                                                     Plymouth Local Transport Plan
                                                                                                                                                                                                                                                                                                                                                                     2006 – 2011 (03/06) supporting
                                                                                                                                                                                                                                                                                                                                                                     documents
                                                                                                                                                                                                                                                                                                                                                                     (Pa020).

                                                                                                                                                                                                                                                                                                                                                                     Plymouth High Quality Public
                                                                                                                                                                                                                                                                                                                                                                     Transport Network Report (Atkins,
                                                                                                                                                                                                                                                                                                                                                                     03/06)
                                                                                                                                                                                                                                                                                                                                                                     (Pa006).


                           Water                                                                                                                                                     Devon County Waste Local Plan                                                                       Plymouth Future Waste
                                                                                                                                                                                     (Adopted June 2006)                                                                                 Requirements (07/05) (Pa010).
                           Infrastructure/                                                                                                                                           (Pa007).
                           Waste Facilities                                                                                                                                                                                                                                              Plymouth Waste Options Report
                                                                                                                                                                                                                                                                                         (07/05) (Pa009).
                           Capacity
                                                                                                                                                                                                                                                                                         Plymouth Waste Local
                                                                                                                                                                                                                                                                                         Development Document: Search
                                                                                                                                                                                                                                                                                         for Potential Waste Management
                                                                                                                                                                                                                                                                                         Sites (07/05) (Pa022)




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       C5 South East Dorset JSA Timeline Diagram




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                           South East Dorset Joint Study Area – Timeline Diagram
                           Key:
                           ———— Documents published before this date have been incorporated within the review
                           Further Primary Evidence (To be submitted to RSS EIP as supporting evidence)

                           Strategic                                                                                                                                                                   Draft South East Dorset Sub         Public Consultation Report (Part                                      South East Dorset Strategy (11/05):
                                                                                                                                                                                                       Regional Study Detailed             1 & Part 2) and Stakeholder                                           SED 01 – First Detailed Proposals
                           JSA documents                                                                                                                                                               Consultation Plan (12/04) (D025)    Event (01/05)                                                         SED 02 – The Strategy
                                                                                                                                                                                                                                           (Da010)                                                               SED 03 – Implementation Plan
                                                                                                                                                                                                       Looking to the Future: South East                                                                         SED 04 – Development Options
                                                                                                                                                                                                       Dorset in 2026 (Da011)                                                                                    SED 05 – Testing of Growth Options
                                                                                                                                                                                                                                                                                                                 SED 16 – Strategic Sustainability Appraisal
                                                                                                                                                                                                                                                                                                                 SED 17 - Consultation

                           Urban Capacity/ Built                                                                                                                                                       Draft Initial Economic,             South East Dorset Extension         Labour Market Accounts: Summary   Raising the Game: Building a more
                                                                                                                                                                                                       Environmental and Social            Sites – Access to Educational       – (05/05) (D062)                  competitive economy in Bournemouth,
                           Environment/                                                                                                                                                                Baseline Profile (11/04) (D020)     Provision (02/05)(Da033)                                              Dorset & Poole – Economic Development
                           Access to Employment,
Joint Study Area Studies




                                                                                                                                                                                                                                                                                                                 Strategy 2005-2016 by the Bournemouth
                                                                                                                                                                                                                                                                                                                 Dorset Poole Economic Partnership
                           Public and Private Services                                                                                                                                                                                                                                                           (11/05)(D109)

                                                                                                                                                                                                                                                                                                                 South East Dorset Strategy (11/05):
                                                                                                                                                                                                                                                                                                                 SED 06 – Housing & Demographics
                                                                                                                                                                                                                                                                                                                 SED 07 – Economy
                                                                                                                                                                                                                                                                                                                 SED 11- Culture Arts and Sport
                                                                                                                                                                                                                                                                                                                 SED 12 Higher and Further Education
                                                                                                                                                                                                                                                                                                                 SED 13 – Health Provision and Need
                                                                                                                                                                                                                                                                                                                 SED 14 – Community Plans and Strategies
                                                                                                                                                                                                                                                                                                                 SED 15 – Shopping and Retail Floorspace
                           Biodiversity Area/                                                                                                                                                                                                                                                                    South East Dorset Strategy (11/05):
                                                                                                                                                                                                                                                                                                                 SED 10 – Environment
                           Landscape Area/ Flood Risk/
                           Greenfield Land Take

                           Public Transport and Road     South East Dorset Sub-                                                                                                                                                            Western Sector Feasibility Study,                                     South East Dorset Strategy (11/05):
                                                         Regional Study:                                                                                                                                                                   Dorset , Vol.2 Transport Analysis                                     SED 08 – Transportation
                           Network Capacity              Commuting Analysis –                                                                                                                                                              (Atkins, 01/05) (D031)                                                SED 09 - Commuting
                                                         (date unknown)
                                                         (D033/D171)                                                                                                                                                                       Western Sector Feasibility Study,
                                                                                                                                                                                                                                           Dorset . Vol.1 (Atkins, 01/05)
                                                                                                                                                                                                                                           (D032)

                                                                                                                                                                                                                                           Significant Transport Schemes
                                                                                                                                                                                                                                           and External Links – Report of
                                                                                                                                                                                                                                           the Joint Officer Group (01/05)
                                                                                                                                                                                                                                           (D038)


                           Water Infrastructure/ Waste
                           Facilities Capacity


                                                             No Date              2003 (or before)                                    2004                                                                                                 2005                                                                                                                2006                                                2007
Time line




                                                              Given

                                                                                                     JSA’s                                          SWRA Issue
                                                                                                    Defined                                                                                                                                                                                                           First                                                              Draft                       RSS
                                                                                                                                                    JSA Briefing
                                                                                                                                                                                                                                                                                                                     Detailed                                                            RSS                         EiP
                                                                                                                                                                                                                                                                                                                    Proposals


                           Urban Capacity/ Built                                  Promoting Knowledge-based Economic Development in                                 Dorset Structure Plan Review       Dorset & Poole Structure Plan       Responses to the Replacement
                                                                                  SE Dorset (Hart, 2003) (Da001)                                                    Background Paper – Social Issues   Review Spatial Strategy –           Bournemouth, Dorset and Poole
                           Environment/                                                                                                                             (2004) (Da003)                     Identifying Opportunities for       Structure Plan (incl. results of
                           Access to Employment,                                  Economic Prospects of Dorset and Neighbouring                                                                        Sustainable Development (12/04)     consultation event )(01/05)
                                                                                  Towns (Roger Tym & Partners, 2003) (Da002)                                        Dorset County Council Structure    (D026)                              (D052)
                           Public and Private Services
County/District Studies




                                                                                                                                                                    Plan Review Background Paper –
                                                                                                                                                                    Housing Provision (2004) (Da004)

                                                                                                                                                                    Dorset County Council Structure
                                                                                                                                                                    Plan Review Background Paper –
                                                                                                                                                                    Economy Technical Paper (2004)
                                                                                                                                                                    (Da005)
                           Biodiversity Area/                                                                                                                       Dorset County Council Structure                                        Dorset Heathlands: A Strategy for                                                                                                                                       Dorset Heathlands
                                                                                                                                                                    Plan Review Background Paper –                                         their Future – Prepared for                                                                                                                                             Interim Planning
                           Landscape Area/ Flood Risk/                                                                                                              Environment (2004) (Da006)                                             English Nature by Land Use                                                                                                                                              Framework
                                                                                                                                                                                                                                                           nd
                           Greenfield Land Take                                                                                                                                                                                            Consultants – 2 draft (03/05                                                                                                                                            (01/07)
                                                                                                                                                                                                                                           (D056)

                           Public Transport and Road                                                                                  Dorset County Council Local   Dorset Structure Plan Review                                                                                                                                                               Bournemouth Local
                                                                                                                                      Transport Plan 2006-2011      Background Paper – Transport                                                                                                                                                               Development Framework
                           Network Capacity                                                                                           (Da009)                       (2004) (Da007)                                                                                                                                                                             Issues and Options –
                                                                                                                                                                                                                                                                                                                                                               Transport (03/06)
                                                                                                                                                                    Review of Major Highway                                                                                                                                                                    (Da012)
                                                                                                                                                                    Schemes: Bournemouth, Dorset
                                                                                                                                                                    and Poole Structure Plan Review                                                                                                                                                            Bournemouth Area
                                                                                                                                                                    (Buro Happold, 2004) (Da008)                                                                                                                                                               Action Plan Issues &
                                                                                                                                                                                                                                                                                                                                                               options (02/06) (Da013)


                           Water Infrastructure/ Waste
                           Facilities Capacity




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       C6 Swindon JSA Timeline Diagram




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                           Swindon Joint Study Area – Timeline Diagram
                           Key:
                           ———— Documents published before this date have been incorporated within the review
                           Further Primary Evidence (To be submitted to RSS EIP as supporting evidence)

                           Strategic
                                                                                                                                                                             ‘Your chance to shape Swindon                                         Swindon Joint Study 2026 Interim      Swindon 2026 Supplementary                                            New Growth Points: letter from
                           JSA documents        New Growth Points Fund 2007/2008 Bid                                                                                         and the surrounding towns and                                         Report (Cabinet 06/05) (S037)         Information (09/05) (S059)                                            DCLG to Swindon Borough
                                                (Swindon Borough Council, date                                                                                               villages up to 2026’ consultation                                                                                                                                                 Council (07/06) (Sa012)
                                                unknown) (Sa013/14)                                                                                                          leaflet – 2005 (S102)




                           Urban Capacity/
                                                                                                                                             Swindon Sub Regional Study                                                                            Background Paper 1: Swindon’s
Joint Study Area Studies




                           Built                                                                                                             Project Plan (04/04) (S017)                                                                           Economy Implications to 2026
                           Environment/                                                                                                                                                                                                            (Swindon Joint Study, 2005)
                                                                                                                                                                                                                                                   (S057)
                           Access to
                           Employment,
                           Public and
                           Private Services
                           Biodiversity Area/
                                                                                                                                                                                                                                                                                         Swindon Joint Study Area
                           Landscape Area/                                                                                                                                                                                                                                               Strategic Sustainability
                           Flood Risk/                                                                                                                                                                                                                                                   Assessment (12/05) (S081)

                           Greenfield Land
                           Take

                           Public Transport
                                                                                                                                                                                                                                                   Background Paper 2: 2001 Census       Swindon Joint Study Area
                           and Road                                                                                                                                                                                                                Journey to Work Analysis              Transport Assessment –
                           Network Capacity                                                                                                                                                                                                        (Swindon Joint Study, 2005)           Extension (Parsons Brinckerhoff
                                                                                                                                                                                                                                                   (S056)                                for Swindon BC, 12/05) (S077)




                           Water
                                                Infrastructure Costing, Funding and
                           Infrastructure/      Swindon’s Future Growth (Swindon Joint
                           Waste Facilities     Study, date unknown) (S096)

                           Capacity


                                                    No Date Given                        2003 (or before)                                    2004                                                                2005                                                                                                      2006                                                                                           2007
Time line




                                                                                                           JSA’s                                       SWRA Issue                                                                                                                       First                                                                   Draft                                                       RSS
                                                                                                          Defined                                      JSA Briefing                                                                                                                    Detailed                                                                 RSS                                                         EiP
                                                                                                                                                                                                                                                                                      Proposals



                           Urban Capacity/
                                                                                         Swindon Principal Urban Area Study (2003) (Sa001)   Swindon Urban Capacity Study,                                                                                                                                                 Swindon Housing Needs                                                   Developer
                           Built                                                                                                             2004 (Sa006)                                                                                                                                                                  Assessment (Fordham Research,                                           Contributions
                           Environment/                                                  Wiltshire and Swindon Structure Plan Background                                                                                                                                                                                   01/06) (Sa007)                                                          Development Control
                                                                                         Paper – Housing (2003) (Sa002)                                                                                                                                                                                                                                                                            Guidance Note
                           Access to                                                                                                                                                                                                                                                                                                                                                               (09/06) (S107)
                           Employment,                                                   Wiltshire and Swindon Structure Plan Background
                                                                                         Paper – Employment Land (2003) (S012)                                                                                                                                                                                                                                                                     Swindon Design
                           Public and
County/District Studies




                                                                                                                                                                                                                                                                                                                                                                                                   Guide (12/06)
                           Private Services
                           Biodiversity Area/
                                                Swindon Urban Fringe Action Plan, Land   Berkshire Landscape Character Assessment (2003)                                                                         Enhancing Biodiversity in Green                                                                           Swindon Urban Fringe Study:
                           Landscape Area/      Use Consultants, Date unknown (Sa008)    (Sa003)                                                                                                                 Space for New Development                                                                                 audit of noteworthy biodiversity,
                           Flood Risk/                                                                                                                                                                           (Design Guide) –final draft                                                                               archaeology and landscape
                                                                                         West Oxfordshire Landscape Assessment (1998)                                                                            (03/05) (S030)                                                                                            (Chalkhill Environmental
                           Greenfield Land                                               (Sa004)                                                                                                                                                                                                                           Consultants, 2006) (Sa020)
                           Take                                                                                                                                                                                  Biodiversity and Geological
                                                                                         Cotswold Landscape Character Assessment – Outside                                                                       Conservation in Planning and
                                                                                         AONB, White Consultants (06/00) (Sa010)                                                                                 Development (SPG/SPD) – final
                                                                                                                                                                                                                 draft (03/05) (S029)
                                                                                         Cotswold Landscape Character Assessment – AONB,
                                                                                         Landscape Design Associates (2003) (Sa005)


                           Public Transport
                                                                                                                                                                                                                                                                                         A Study of the Travel to Work     Swindon Second Local Transport
                           and Road                                                                                                                                                                                                                                                      Flows in and around West          Plan 2006-2011 (03/06) (Sa021)
                           Network Capacity                                                                                                                                                                                                                                              Wiltshire –Oct 2005 – Wiltshire
                                                                                                                                                                                                                                                                                         County Council (S066)


                           Water                                                                                                                                                                                                                                                                                                                                                                                          Water
                                                                                                                                                                                                                                                                                                                                                                                                                          Cycle
                           Infrastructure/                                                                                                                                                                                                                                                                                                                                                                                Strategy for
                           Waste Facilities                                                                                                                                                                                                                                                                                                                                                                               Swindon

                           Capacity




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       C7 Taunton JSA Timeline Diagram




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                           Taunton Joint Study Area – Timeline Diagram
                           Key:
                           ———— Documents published before this date have been incorporated within the review
                           Further Primary Evidence (To be submitted to RSS EIP as supporting evidence)

                           Strategic
                                                                                                                                                                                                                                                                Taunton Sub Area Study: Final        RSS – Formal Advice from the                                       New Growth Point Proposal for
                           JSA documents                                                                                                                                                                                                                        Report (Baker Associates, 2005)      County Council (Somerset County                                    Taunton (Taunton Deane Borough
                                                                                                                                                                                                                                                                (TAa001)                             Council, 09/05)                                                    Council, 08/06) (TAa019)
                                                                                                                                                                                                                                                                                                     (TAa002)

                           Urban Capacity/ Built
                           Environment/
Joint Study Area Studies




                           Access to Employment,
                           Public and Private
                           Services

                           Biodiversity Area/
                                                                                                                                                                                                                                                                                                                                                                                                                           Bats in the Taunton
                           Landscape Area/ Flood                                                                                                                                                                                                                                                                                                                                                                           Joint Study Area
                           Risk/                                                                                                                                                                                                                                                                                                                                                                                           (publication date
                                                                                                                                                                                                                                                                                                                                                                                                                           TBC)
                           Greenfield Land Take
                           Public Transport and
                           Road Network Capacity


                           Water Infrastructure/
                                                                                                                                                                                                                                                                                                                                       RSS: SW Housing Growth and
                           Waste Facilities                                                                                                                                                                                                                                                                                            Water Supply in the SW of
                           Capacity                                                                                                                                                                                                                                                                                                    England 2005-2030.
                                                                                                                                                                                                                                                                                                                                       Supplementary Report
                                                                                                                                                                                                                                                                                                                                       1(Environment Agency, 01/06)

                                                                                                                                                                                                                                                                                                                                       RSS: SW Waste Water Treatment
                                                                                                                                                                                                                                                                                                                                       and Disposal: a summary of the
                                                                                                                                                                                                                                                                                                                                       environmental issues affecting
                                                                                                                                                                                                                                                                                                                                       main settlements (Environment
                                                                                                                                                                                                                                                                                                                                       Agency, 02/06) (TAa022)


                                                      No Date Given           2003 (or before)                                    2004                                                                                        2005                                                                                                     2006                                                                                2007
Time line




                                                                                                 JSA’s                                   SWRA Issue
                                                                                                                                                                                                                                                                                                           First                                                            Draft                                                     RSS
                                                                                                Defined                                  JSA Briefing
                                                                                                                                                                                                                                                                                                          Detailed                                                          RSS                                                       EiP
                                                                                                                                                                                                                                                                                                         Proposals



                           Urban Capacity/ Built
                                                                              Taunton Vision Commission SCC & TDBC (09/02)                              Taunton Deane Local Plan 2004       Taunton Urban Extension Study,                                      Taunton Deane Urban Housing          Somerset District Housing         Somerset Housing Market                                                             Somerset’s
                           Environment/                                       (TA001)                                                                   (TA015)                             (Terence O’Rourke et.al, 11/04)                                     Potential Study (Baker Associates,   Distribution Reports (09/05)      Assessment (Ark, 01/06)                                                             response to ONS
                           Access to Employment,                                                                                                                                            (TA016)                                                             2005 (TAa016)                        (TAa018)                                                                                                              Household
                                                                              Taunton Deane Urban Design Framework Economic                             Taunton Urban Design Framework                                                                                                                                                 Taunton Local Shopping Survey                                                       Projections (to be
                           Public and Private                                 Assessment –Terence O’Rourke/Roger Tym & Partners                         (and associated suite of reports)   Taunton Design Code (11/04)                                         Taunton Deane Retail Capacity        Taunton Town Centre Retail        (2006) (TAa004)                                                                     published 01/07)
                           Services                                           (11/03) (TA005)                                                           Terence O’Rourke et. al. (06/04)    (TAa003)                                                            Study, Nathaniel Lichfield           Survey (2006) (TAa015)
                                                                                                                                                        (TA012)                                                                                                 &Partners (2005) (TAa017)
                                                                              Somerset Economic Assessment (Prism Research,
                                                                              2001) (TAa005)                                                            Somerset & Exmoor National Park
                                                                                                                                                        Joint Structure Plan Alteration
County/District Studies




                                                                              Taunton Deane Employment Land Monitoring Report                           Deposit Draft 1996-2012 (06/04)
                                                                              2003 (TAa006)                                                             (TAa010)

                                                                              Western Somerset Economic Development Access                              Monkton Heathfield Development
                                                                              Strategy (2002) (TAa007)                                                  Guide (2004) (TAa011)

                                                                              Taunton Deane Urban Capacity Study (NLP, 2001)
                                                                              (TAa008)


                           Biodiversity Area/
                                                                                                                                                        Somerset & Exmoor National Park                                                                                                                                                                                                                                    Flood Risk
                           Landscape Area/ Flood                                                                                                        Joint Structure Plan Alteration                                                                                                                                                                                                                                    Management
                           Risk/                                                                                                                        Deposit Draft 1996-2012                                                                                                                                                                                                                                            Guide: Black and
                                                                                                                                                        Background Paper: Strategic                                                                                                                                                                                                                                        Vetch (to be
                           Greenfield Land Take                                                                                                         Environmental Assessment                                                                                                                                                                                                                                           published 01/07)
                                                                                                                                                        (06/04) (TAa013)


                           Public Transport and
                                                                              Taunton Transport Strategy Review (Atkins, 2003)                          Somerset Transport Passenger                                          Transport in Taunton: Have your                                                                                                                                                              Taunton Transport
                           Road Network Capacity                              (TAa009)                                                                  Strategy (Atkins, 2004) (TAa014)                                      Say brochure (02/04) (TA006)                                                                                                                                                                 Strategy Review 2
                                                                                                                                                                                                                                                                                                                                                                                                                           (various publication
                                                                                                                                                        Somerset Local Transport Plan                                                                                                                                                                                                                                      dates)
                                                                                                                                                        Strategic Environmental
                                                                                                                                                        Assessment – Draft Scoping
                                                                                                                                                        Report (07/04) (TA021)


                           Water Infrastructure/
                           Waste Facilities
                           Capacity




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       C8 Torbay JSA Timeline Diagram




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                           Torbay Joint Study Area – Timeline Diagram
                           Key:
                           ———— Documents published before this date have been incorporated within the review
                           Further Primary Evidence (To be submitted to RSS EIP as supporting evidence)

                           Strategic
                                                                                                                                                                                                                                   Shaping the Future of Torbay and                                           Torbay Council First Detailed                                       New Growth Points Bid:        New Growth Point Bid: letter
                           JSA documents                                                                                                                                                                                           South Devon to 2026 – ‘Have                                                Proposals (including Appendix 1:                                    Response by Torbay Council    from Torbay Council to GCLG
                                                                                                                                                                                                                                   your Say’ (TB041)                                                          Technical Information and Related                                   and TDA to further points     (11/06) (TBa020)
                                                                                                                                                                                                                                                                                                              Research)                                                           raised in DCLG letter of 4
                                                                                                                                                                                                                                                                                                              (Torbay Council, 09/05) (TB023)                                     Aug 2006 (TBa024)




                           Urban Capacity/
Joint Study Area Studies




                                                Torbay and South Devon JSA: Technical                                                                                                                                                                                 Torbay and South Devon Sub
                           Built                Study for Growth in the Sub-Region (date                                                                                                                                                                              Regional Study Findings: draft
                           Environment/         unknown) (TB014)                                                                                                                                                                                                      input into the South West regional
                                                                                                                                                                                                                                                                      Spatial Strategy (JSA Working
                           Access to            Draft Response on the Torbay and South                                                                                                                                                                                Party, 06/05) (TB011)
                           Employment,          Devon Sub Regional Study: Summary of
                                                Consultation Response (Date unknown)
                           Public and           (TB018)
                           Private Services
                           Biodiversity Area/
                                                                                                                                                                                                                                                                      Strategic Sustainability Appraisal of
                           Landscape Area/                                                                                                                                                                                                                            the Torbay and South Devon Sub
                           Flood Risk/                                                                                                                                                                                                                                Regional Study: Scoping Report
                                                                                                                                                                                                                                                                      (Enfusion, 09/05) (TB024)
                           Greenfield Land
                           Take                                                                                                                                                                                                                                       Strategic Sustainability Appraisal of
                                                                                                                                                                                                                                                                      the Torbay and South Devon Sub
                                                                                                                                                                                                                                                                      Regional Study: Draft Sustainability
                                                                                                                                                                                                                                                                      Report (Enfusion, 11/05) (TB029)


                           Public Transport
                           and Road
                           Network Capacity
                           Water
                           Infrastructure/
                           Waste Facilities
                           Capacity

                                                     No Date Given                         2003                                                 2004                                                                               2005                                                                                                           2006                                                                                         2007
Time line




                                                                                           (or before)
                                                                                                                                                         SWRA                                                                                                                                                   First
                                                                                                              JSAs                                     Issue JSA                                                                                                                                               Detailed                                                                  Draft                                                 RSS
                                                                                                             Defined                                    Briefing                                                                                                                                              Proposals                                                                  RSS                                                   EiP




                           Urban Capacity/
                                                Teignbridge Employment Land Availability   Torbay’s Housing Needs Survey (Fordham Research,                        South Hams Business Survey   Devon Structure Plan 2001-2016                                        Torbay Urban Capacity Study                                                 Teignbridge Employment Land     Torbay Economic               Teignbridge Urban Capacity
                           Built                Survey (2001-2005) Date unknown            2003) (TBa003)                                                          (Marketing Means, 2004)      (10/04)                                                               (Scott Wilson, 08/05) (TBa010)                                              Review (01/06) (TBa013)         Regeneration Framework:       Study 2005-2016 (09/06)
                           Environment/         (TBa001)                                                                                                           (TBa008)                                                                                                                                                                                                       Summary of the Economic
                                                                                           Teignbridge Housing Needs Survey (Opinion Research                                                                                                                         Don't Rubbish Torbay: Waste                                                 Torbay Retail Study (0106)      Conditions (06/06) (TBa012)   Teignbridge Retail Study
                           Access to                                                       Services, 2003) (TBa004)                                                                                                                                                   Strategy 2005-2025 (draft 05/05)                                            (TBa015)                                                      (NLP, 09/06) (TBa016)
                           Employment,                                                                                                                                                                                                                                (TBa017)
                                                                                           Teignbridge Urban Fringe Study (2003) (TBa005)                                                                                                                                                                                                         State of the Devon Economy      Newton Abbot Northern         Teignbridge Residential Land
                           Public and
County/District Studies




                                                                                                                                                                                                                                                                      Newton Abbot Sub-Regional                                                   (Devon County Council, 01/06)   Option Schedule of Normal     Availability Survey as at
                           Private Services                                                South Hams DC: Housing Needs Survey (Opinion                                                                                                                               Centre Area Action Plan: Issues                                             (TBa011)                        Costs/Information (09/06)     March 2005 (09/06)
                                                                                           Research Services, 2002) (TBa006)                                                                                                                                          and Alternative Options Paper                                                                               (TBa022)
                                                                                                                                                                                                                                                                      (05/05) (TBa018)                                                                                                                          Teignbridge Draft Urban
                                                                                                                                                                                                                                                                                                                                                                                                                Capacity Study 2005-2016
                                                                                                                                                                                                                                                                                                                                                                                                                (09/06) (TBa014)


                           Biodiversity Area/
                                                Teignbridge Strategic Flood Risk           Teignbridge Landscape Character Assessment (2001)                                                                                                                                                                  Strategic Flood Risk Assessment:
                           Landscape Area/      Assessment (live document) (TBa002)        (TBa007)                                                                                                                                                                                                           Final Report (10/05) (TBa023)
                           Flood Risk/
                           Greenfield Land
                           Take

                           Public Transport
                                                                                                                                                                                                Devon Local Transport Plan 2006-                                                                                                                  Options for Location of New
                           and Road                                                                                                                                                             2011 (Draft, 12/04) (TBa009)                                                                                                                      Development in Newton Abbot
                           Network Capacity                                                                                                                                                                                                                                                                                                       to 2016: Response by Devon
                                                                                                                                                                                                                                                                                                                                                  County Council on
                                                                                                                                                                                                                                                                                                                                                  Transportation Issues (02/06)
                                                                                                                                                                                                                                                                                                                                                  (TBa019)


                           Water                                                                                                                                                                                                                                                                                                                                                                                Supplementary Viability
                                                                                                                                                                                                                                                                                                                                                                                                                Assessment: Newton Abbot
                           Infrastructure/                                                                                                                                                                                                                                                                                                                                                                      Northern Growth Option:
                           Waste Facilities                                                                                                                                                                                                                                                                                                                                                                     Appendix A & B (09/06)
                                                                                                                                                                                                                                                                                                                                                                                                                (TBa025, TBa021)
                           Capacity




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       C9 West of England JSA Timeline Diagram




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                           West of England Joint Study Area – Timeline Diagram
                           Key:
                           ———— Documents published before this date have been incorporated within the review
                           Further Primary Evidence (To be submitted to RSS EIP as supporting evidence)

                           Strategic
                                                                                                                                           WoE Sub-Region Review of Spatial            “Your Area, Your Vision”     Directions for Change (public     Public Responses to Vision                                             Joint Study Area First Detailed    Strategic Green Belt Review –                                                                     Bristol South
                           JSA Documents        Summary Appraisal of Locations.                                                          Strategy to 2021 Project Plan; SSA Info       Workshop Report – BDOR         consultation leaflet) 11/04      2026 Consultation (04/05)                                             Proposals (WEPO, 2005)(W108)       Final Report, Colin Buchanan                                                                      West & South
                                                Annotated Maps (Appendices Wa034 –                                                         Report; and Implementation Report                (05/04)(W023)                      (Wa030)                         (Wa028)                                                                                                     (02/06)                                                                              East UE Capacity
                                                Wa041)                                                                                             (04/04)(W009/10/11)                                                                                                                                                                                                                                                                                            Study (Ashton
                                                                                                                                                                                       “Your Area, Your Vision”     Vision for the West of England       Public Responses to                                                                                       The Costs and Funding of                                                                     Vale, Whitchurch
                                                                                                                                                                                       Workshop Group Visions          2026 (public consultation     consultation on Directions for                                                                               Infrastructure in the West of                                                                   & Hicks Gate)
                                                                                                                                                                                       Analysed” (07/04)(W033)           leaflet) 11/04 (Wa029)         Change (04/05) (Wa027)                                                                                  England – Stage 1 (Roger Tym &                                                                  Joint Bristol CC
                                                                                                                                                                                                                                                                                                                                                                       Partners) (Wa010)                                                                         & BANES Study
                                                                                                                                                                                                                                                                                                                                                                                                                                                                 (Submission to
                                                                                                                                                                                                                                                                                                                                                                                                                                                                      EIP).



                           Urban Capacity,                                                                                                                                                                                                                                                                                                                                                                                                 New Growth
                                                                                         Urban Housing Capacity Studies, JSPTU                                                       West of England Sub-Regional                                                                           Weston Area Development                                                                                                                         Points Bid:
                           Built                                                                                                            WoE Sub-Region Review of Spatial
Joint Study Area Studies




                                                                                                    (08/01) (Wa008)                                                                  Housing Study DTZ for JSPTU                                                                           Framework – Gillespies/DTZ                                                                                                                    Supplementary
                                                                                                                                           Strategy to 2021 – Town Centres and
                           Environment/                                                                                                           Retailing (04/04)(W014)
                                                                                                                                                                                             (05/04) (W241)                                                                                      (06/05)(W101)                                                                                                                            Information on
                                                                                       Urban Housing Capacity Studies - Appendices,                                                                                                                                                                                                                                                                                                       Bath Riverside
                           Access to                                                            JSPTU (08/01) (Wa023)                       WoE Sub-Region Review of Spatial                                                                                                                                                                                                                                                             (01/09/06)(Wa02
                           Employment,                                                                                                        Strategy to 2021 – Economy                                                                                                                                                                                                                                                                        4)
                                                                                                                                                     (04/04)(W015)
                           Public and                                                                                                                                                                                                                                                                                                                                                                                                      New Growth
                                                                                                                                             WoE Sub-Region Review of Spatial
                           Private Services                                                                                               Strategy to 2021 – Housing, monitoring &
                                                                                                                                                                                                                                                                                                                                                                                                                                            Points Bid –
                                                                                                                                                                                                                                                                                                                                                                                                                                          Supplementary
                                                                                                                                                recent trends (04/04)(W016)                                                                                                                                                                                                                                                               Information on
                                                                                                                                            WoE Sub-Region Review of Spatial                                                                                                                                                                                                                                                              Weston-Super-
                                                                                                                                            Strategy to 2021 – People & Society                                                                                                                                                                                                                                                            Mare (Wa025)
                                                                                                                                                       (04/04)(W017)
                                                                                                                                                                                                                                                                                                                                                                                                                                           New Growth
                                                                                                                                            WoE Sub-Region Review of Spatial                                                                                                                                                                                                                                                                Points –
                                                                                                                                          Strategy to 2021 – Rural Areas & Urban                                                                                                                                                                                                                                                           Submission
                                                                                                                                                Areas (04/04)(W018 &W019)                                                                                                                                                                                                                                                                 WoEP (Wa044)

                           Biodiversity,                                                                                                 WoE Sub-Region Review of Spatial
                                                                                                                                         Strategy to 2021 – Environment
                           Landscape, Flood                                                                                              (04/04)(W020)
                           Risk/ Greenfield
                           Land Take
                           Public Transport                                              The Bristol-Avonmouth-Severn Bridge and         Joint Strategic Bus and Coach Framework                                                                        South Bristol Strategic
                                                                                           Filton Rail Study: Short Summary of                     JSPTU (01/04) (Wa007)                                                                               Transport Infrastructure                                                                                                                         Greater Bristol Strategic           Joint Local
                           & Road Network                                                 Conclusions (Faber Maunsell for JSPTU                                                                                                                         Working Paper – Hyder                                                                                                                        Transport Study (Atkins, 06/06)     Transport Plan &
                           Capacity                                                                   (11/03) (Wa006)                       WoE Sub-Region Review of Spatial                                                                           Consulting (03/05)(W068)                                                                                                                                 (Wa014)                     supporting
                                                                                                                                          Strategy to 2021 – Info Report on Travel                                                                                                                                                                                                                                                        documentation
                                                                                       Rail Strategy for the Bristol, Bath and Weston-          and Transport (04/04)(W013)                                                                           Strategic Accessibility Study
                                                                                        super-Mare Area 2000-2011, JSPTU (06/00)                                                                                                                     for Potential Urban Extension
                                                                                                           (Wa005)                                                                                                                                       Sites in Bristol – Baker
                                                                                                                                                                                                                                                        Associates (05/05)(W091)
                           Water
                                                                                          Sub Regional Study of Waste, Entec for
                           Infrastructure/                                                      JSPTU, (11/03) (Wa004)
                           Waste Facilities
                           Capacity

                                                     No Date Given                     2003(or before)                                   2004                                                                                                        2005                                                                                                       2006                                                                                            2007
Time line




                                                                                                          JSA’s                                                SWRA Issue
                                                                                                                                                                                                                                                                                                                                  First                                                                 Draft                                                          RSS
                                                                                                         Defined                                               JSA Briefing
                                                                                                                                                                                                                                                                                                                                 Detailed                                                               RSS                                                            EiP
                                                                                                                                                                                                                                                                                                                                Proposals



                           Urban Capacity/
                                                B&NES Workspace Supply and Demand      Bristol Urban Housing Capacity Study (Bristol                                                                                                                  Indicators of Quality of Life in    B&NES RSS Urban Extension            B&NES Assessment of Urban           B&NES Estimated Housing            B&NES Urban Capacity              B&NES Strategic         B&NES Strategic
                           Built                    Analysis 2003-2004 (W239)               City Council, 2002 update) (Wa014)                                                                                                                          Bristol Report (Bristol City     Environmental Capacity Appraisal     Extension Capacities: Review of     Capacity: Rural Areas (2006)        2006-2026: Results and             Sustainability         Sustainability
                           Environment/                                                                                                                                                                                                                  Council, 2005) (Wa003)                      (2005)                   broad areas of search for urban               (Wa017)                     Conclusions (2006)               Assessment of          Assessment of the
                                                                                        B&NES, Bristol, North Somerset and South                                                                                                                                                                    (Wa015)                     extensions (2005) (Wa016)                                                    (Wa019)                    Potential Urban         remainder of Bath
                           Access to                                                    Gloucestershire Joint Replacement Structure                                                                                                                                                                                                                                                                                                    Extensions (09/06)       Periphery
                           Employment,                                                        Plan (adopted 09/02) (Wa009)                                                                                                                                                               Bath Citywide Character Appraisal                                                                           B&NES Methodologies for                (Wa021)
County/District Studies




                                                                                                                                                                                                                                                                                           – B&NES (Aug 2005)(Wa052)                                                                                   Urban Capacity and
                           Public and                                                   Bath World Heritage Site Management Plan                                                                                                                                                                                                                                                                     Extension Studies (2006)
                           Private Services                                                   2003-2009, B&NES (Wa051)                                                                                                                                                                                                                                                                                       (Wa020)

                           Biodiversity Area/
                                                The Forest Plan, Forest of Avon (Jan                                                                                                                                                                                                     South Gloucestershire Landscape        North Somerset Landscape           North Somerset Retail and         Weston Area Action Plan,          Initial Sustainability     Avonmouth &
                           Landscape Area/      2002)                                                                                                                                                                                                                                      Character Assessment SPD          Character Assessment SPD (Land       Leisure Study (Donaldson’s,           Overarching Report:                   Appraisal            Severnside
                           Flood Risk/                                                                                                                                                                                                                                                           (08/05) (Wa012)             Use Consultants, 09/05) (Wa011)            04/06) (Wa013)               Baseline Evidence Review                (Technical          Strategic Flood
                                                                                                                                                                                                                                                                                                                                                                                                       (Arup, 06/06) (Wa001)            Evidence utilised       Risk Assessment
                           Greenfield Land                                                                                                                                                                                                                                                                                                                       Weston-super-Mare Strategic                                              only) – Land at       (Capita Symonds
                           Take                                                                                                                                                                                                                                                                                                                                  Flood Risk Assessment (Wa0          Weston Area Action Plan:           Area of Search C,             01/07)
                                                                                                                                                                                                                                                                                                                                                                                                     Vision and Options Report         Shortwood, Bristol.
                                                                                                                                                                                                                                                                                                                                                                  B&NES Landscape and World             (Arup, 08/06) (Wa002)                 Pegasus                 South
                                                                                                                                                                                                                                                                                                                                                                Heritage Study (2006) (Wa018) –                                        Environmental (Dec       Gloucestershire
                                                                                                                                                                                                                                                                                                                                                                incl. Ecological Capacity Study of                                        2006)(Wa050)          Strategic Green
                                                                                                                                                                                                                                                                                                                                                                     the Potential for an Urban                                                                 Belt Assessment
                                                                                                                                                                                                                                                                                                                                                                Extension S/SW of Bath (Appx5).                                                                    (emerging)
                                                                                                                                                                                                                                                                                                                                                                                                                                                                     (Wa026)
                           Public Transport
                           and Road
                           Network Capacity
                           Water
                           Infrastructure &
                           Waste Facilities
                           Capacity




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Appendix D
Joint Study Area
Document References
South West Regional Assembly                                                                                             South West Draft RSS Urban Extension Evidence Base Review
                                                                                                                                                                   Appendices A - F




       Joint Study Area Document References


       D1 Cheltenham and Gloucester JSA References
 Doc Ref                        Title                                               Date Pub     Author                                             Source
 CG005                          Strategic Reassessment of the Green Belt            Oct/2004     Cheltenham & Gloucester JSA                        Internet
 CG006                          Dwellings and Population Forecasts                  Oct/2004     Cheltenham & Gloucester JSA                        Internet
 CG007                          Constraints Officer Working Group Report            Oct/2004     Cheltenham and Gloucester JSA                      Internet
 CG009                          Travel to Work Patterns in the Joint Study Area     Oct/2004     Cheltenham & Gloucester JSA                        Internet
                                Proof of Evidence Relating to Land at
 CG012                          Leckhampton                                         Apr/2006     Cheltenham Borough Council                         SWRA Library
                                Background Paper on Transport Modelling for
 CG026                          the Cheltenham and Gloucester JSA                   Jan/2005     Cheltenham & Gloucester JSA                        Internet
                                Summary Report on Responses in Relation to
                                the Sub Regional Spatial Strategy for Gloucester
 CG033                          and Cheltenham                                      Feb/2005     Land Use Consultants                               SWRA Library
                                Gloucestershire Workspace Strategy –
 CG035                          Technical Appendix 1: Economic Context              Mar/2005     DTZ Pieda                                          Internet
 CG059                          Advice - First Detailed Proposals                   Sep/2005     Cheltenham & Gloucester JSA                        Internet
                                A Vision for the Joint Study Area Background
 CG060                          Paper                                               Sep/2005     Cheltenham and Gloucester JSA                      SWRA Library
                                Identification of Strategic Development Location
 CG084i                         at South Cheltenham - Opinion                       Jul/2004     Robin Purchas QC                                   SWRA Library
 CG085                          Land at Leckhampton - Transport Assessment                       WS Atkins                                          SWRA Library
                                Initial Strategic Sustainability Appraisal of the
 CG087                          JSA                                                 Jan/2006                                                        SWRA Library
                                Strategic Sustainability Assessment of the Sub-
 CG095                          Regional Strategy Statements                        Jan/2006                                                        SWRA Library
                                Local Area Agreement Summary of the
 CG102                          Gloucestershire Position                            Feb/2006     Gloucestershire Strategic Parnership               SWRA Library
                                Consultation Leaflet and Full Consultation
                                Document 'Shaping the Future of Cheltenham
 CG121                          and Gloucester to 2026'                             Dec/2004     Cheltenham and Gloucester JSA                      Internet




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 CG122                          The Economy of Gloucestershire 2005              Apr/2005     Gloucestershire County Council                     Internet
                                Examination of the Draft SWRA Housing
                                Distribution against Available Demographic
 CG124                          Evidence                                                      Gloucestershire County Council Research Team       SWRA Library
 CGa001                         Gloucestershire Housing Needs Assessment                      Outside Research                                   Internet
                                Municipal Waste Management Strategy for
 CGa004                         Gloucestershire                                  Apr/2002     Seven Gloucestershire Authorities                  Internet
                                Detailed Strategy Document to support the
 CGa006                         Advice                                                        Cheltenham & Gloucester JSA                        Internet
                                Gloucestershire Landscape Character
 CGa009                         Assessment - Map                                 Jan/2006     LDA Design                                         Internet
 CGa010                         Cheltenham Residential Land Availability 2006    Apr/2006     Cheltenham Borough Council                         Internet
 CGa015                         Gloucestershire Economic Strategy 2003-2014                   Gloucestershire First                              Internet
                                Cheltenham Borough Urban Capacity Study
 CGa017                         2004-2011                                        Aug/2004     Cheltenham Borough Council                         Internet
                                Gloucestershire Landscape Character
 CGa019                         Assessment - Report                              Jan/2006     LDA Design                                         Internet
                                Cotswolds AONB Landscape Character
 CGa020                         Assessment (2002)                                             Landscape Design Associates                        Internet
                                Gloucestershire Joint Municipal Waste
                                Management Strategy and Core Waste Strategy
                                Stakeholder Engagement Report -March 06
 CGa021                         Workshop                                         May/2006     Entec                                              Internet
                                Cheltenham and Gloucester JSA Employment
 CGa023                         Study                                                         Cheltenham & Gloucester JSA                        Internet
                                Letter to accompany Section 4/4 Advice for the
 CGa024                         Cheltenham and Gloucester JSA                    Sep/2005     Cheltenham and Gloucester JSA                      Internet
                                Representation about Leckhampton Lanes
 CGa025                         Residents                                        Jun/2006     Leckhampton Lanes Residents                        SWRA Library
 CGa026                         River Severn at Gloucester                       Dec/2005     Environment Agency                                 Internet
 CGa027                         Gloucestershire Biodiversity Action Plan                      Gloucestershire County Council                     Internet




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                                                                                                                                                                     Appendices A - F




       D2 Cornwall Towns JSA References
 Doc Ref                        Title                                              Date Pub     Author                                                Source
                                Future Development of the Cornwall Towns:
 CT020                          Advice for the Regional Spatial Strategy           Apr/2005     Land Use Consultants                                  SWRA Library
                                The Regional Spatial Strategy: First Detailed
                                Proposals of Cornwall County Council - A
 CT041                          Spatial Strategy for Cornwall                      Oct/2005     Cornwall County Council                               SWRA Library
 CTa002                         Cornwall Towns Study - Final Report                Dec/2005     Roger Tym & Partners                                  SWRA Library
                                New Growth Points: letter from DCLG to Carrick
 CTa003                         District Council                                   Jul/2006     DCLG                                                  SWRA Library
                                New Growth Point Bid: A Planned Urban
 CTa004                         Extension within the Key Cornish Towns                          Carrick District Council                              SWRA Library
                                Truro and Threemilestone Area Action Plan:
 CTa005                         preferred options under Regulation 26              Oct/2006     Carrick District Council                              Internet
                                Cornwall Local Transport Plan 2001-2006:
 CTa006                         Annual Progress Report July 2004                   Jul/2004     Cornwall County Council                               Internet
 CTa007                         Cornwall Local Transport Plan 2006-2011            Jan/2006     Cornwall County Council                               Internet
                                Highertown and Threemilestone Masterplan
 CTa008                         Report                                             Jan/2003     Mott MacDonald                                        Internet
                                SA Commentrary on options for Truro Urban
                                Extension (from Carrick LDF Sustainability
                                Appraisal, Incorporating Strategic Environmental
 CTa009                         Assessment)                                        Apr/2006     Land Use Consultants                                  Internet
 CTa010                         Strategic Flood Risk Assessment                    Oct/2006                                                           Internet
                                Carrick LDF SA/SEA Draft Sustainability
 CTa011                         Appraisal Report                                   Mar/2005     Land Use Consultants                                  Internet
 CTa012                         Truro Retail, Leisure and Office Study             Apr/2006     Donaldsons                                            Internet
                                Landscape Strategy for Truro, Falmouth and
 CTa014                         Penryn, LDA, 2000                                  Dec/2000     LDA                                                   Internet
 CTa015                         Cornwall Structure Plan 2004                                    Cornwall County Council                               Internet
 CTa016                         Carrick Core Strategy - Submisson Documents        Oct/2006                                                           Internet
                                Carrick Housing Needs Strategy: Information
 CTa017                         Update                                             Oct/2003     Opinion Research Services




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        D3 Exeter and Eastern Devon JSA References
 Doc Ref                        Title                                          Date Pub     Author                                              Source
                                Kingskerswell Bypass Economic Impact Study:
 E001                           Executive Summary                              Feb/2002     SQW/BBP Alliance                                    SWRA Library
 E016                           Exeter Sub Region Housing Study                Aug/2004     Colin Buchanan & Partners                           SWRA Library
                                The Future of Exeter and Surrounding Area to
 E053                           2026 - Consultation Document                                                                                    SWRA Library
                                Baseline Data for Exeter Sub Regional Study
 E074                           Area                                           Jul/2005                                                         SWRA Library
                                Exeter Sub Regional Study: Strategic
 E097                           Sustainability Appraisal                                    Devon County Council                                SWRA Library
                                Assessment of Index of Multiple Deprivation
 E137                           (2004)                                                                                                          SWRA Library
                                East of Exeter Developments (Phase 2) -
 E148                           Transport Infrastructure                       July/2006    DCC                                                 SWRA Library
 Ea001                          Devon County Waste Local Plan                  Jun/2006     Devon County Council                                Internet
 Ea002                          Devon Local Transport Plan 2006-2011 (draft)                Devon County Council                                Internet
                                Exeter and Eastern Devon Sub Region:
 Ea003                          summary report of findings                     Jul/2006                                                         JSA
                                Options for location of new development in
                                Newton Abbot to 2016: response by Devon
 Ea004                          County Council on transportation issues        Feb/2006     Devon County Council                                Internet
 Ea005                          Teignbridge Landscape Assessment               May/2001     Teignbridge District Council                        Internet
                                Exeter and Heart of Devon Economic Strategy
 Ea006                          2005-2008 Summary                              Apr/2005     Atkins
 Ea007                          Devon Structure Plan 2001 - 2016               Oct/2004     Devon County Council                                Internet
 Ea008                          Exeter Urban Capacity Study                    Oct/2006     Exeter City Council
                                Exeter Sub Regional Study: SSA. Review of
 Ea009                          other plans, programmes and strategies.                     Devon County Council
                                Analysis of Sub Regional Housing Markets in
 Ea010                          the South West                                 Jul/2004     DTZ                                                 Internet
 Ea011                          Devon Biodiversity Action Plan                 Mar/2005     The Devon Biodiversity Partnership                  Internet
                                Cranbrook Landscape, Biodiversity and
 Ea012                          Drainage Strategy: Final Issue                 Nov/2006     Ecology Solutions Ltd                               Internet



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 Ea014                          East Devon Local Plan                            Jul/2006     East Devon District Council                        Internet
 Ea015                          Exeter New Growth Points Bid Material            Jul/2006     Exeter JSA

 Ea016                          Exeter Sub-Regional Study: Technical Notes 1-6   Jul/2005     Parsons Brinkerhoff                                Parsons Brinkerhoff




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        D4 Plymouth, South East Cornwall and South West Devon JSA References
 Doc Ref                        Title                                              Date Pub      Author                                               Source

                                Plymouth, South East Cornwall and South West
 P022                           Devon:Sustainable Growth Distribution Study        Mar/2005      Baker Associates                                     Internet
 P028                           Plymouth Area Transport Strategy (draft)                                                                              SWRA Library
 P031                           Sub Regional Consultation - NHS Letter             May/2005      NHS                                                  SWRA Library
                                Sustainability Appraisal/Strategic Environmental
                                Assessment of South Hams Sherford New
                                Community Area Action Plan (Preferred
 P037                           Options)                                           Jun/2005      Enfusion                                             SWRA Library
                                SEA/SA of the Preferred Options for the Core
 P044                           Strategy - Non technical summary                   Jul/2005      Land Use Consultants                                 SWRA Library
                                Findings of the Plymouth, South East Cornwall                    Plymouth, South East Cornwall and South West
 P046                           and South West Devon JSA                                         Devon JSA                                            SWRA Library
                                Plymouth Sub Regional Economic Strategy
 P084                           (2001-2004)                                                                                                           SWRA Library
                                The Mackay Vision: Draft Interim Planning
 P086                           Statement (2003)                                                 MBM Arquitectes                                      Internet
                                Report of the Joint Study Areas: input into the                  Plymouth, South East Cornwall and South West
 Pa001                          RSS                                                              Devon JSA                                            Internet
                                                                                                 Plymouth, South East Cornwall and South West
 Pa002                          JSA Report Map                                                   Devon JSA                                            Internet
 Pa004                          Plymouth Housing Needs Study                       Oct/2002      Opinion Research Services                            Internet
 Pa005                          South Hams Housing Needs Survey                    Oct/2002      Opinion Research Services                            Internet
                                Plymouth High Quality Public Transport Network
 Pa006                          Report                                             Mar/2006      Atkins                                               Internet
 Pa007                          Devon County Waste Local Plan                      Jun/2006      Devon County Council                                 Internet
 Pa009                          Plymouth Waste Options Report                      Jul/2005      Entec                                                Internet
 Pa010                          Plymouth Future Waste Requirements                 Jul/2005      Entec                                                Internet
 Pa011                          Cornwall Local Transport Plan 2006-2011                          Cornwall County Council                              Internet
 Pa012                          Devon Local Tansport Plan 2006-2011                              Devon County Council                                 Internet
 Pa013                          Plymouth's Strategic Flood Risk Assessment         Jul/2006      Pell Frischmann                                      Internet




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 Pa014                          Plymouth Eastern Corridor Urban Fringe Study     Jul/2006      LDA Design                                         Internet
 Pa015                          Plymouth Employment Land Review (2006)           Mar/2006      Baker Associates                                   Internet
                                North Plymstock (including Minerals) Area
 Pa016                          Action Plan - submitted                                                                                           Internet
                                Plymouth Housing Market and Needs
 Pa017                          Assessment (Draft)                               Jul/2006      DCA                                                Internet
 Pa018                          Plymouth Airport Study                           Apr/2006      York Aviation                                      Internet
 Pa019                          Sherford Area Action Plan (Submission Stage)     Jun/2006      South Hams District Council                        Internet
 Pa020                          Plymouth Local Transport Plan 2006-2011          Mar/2006      Plymouth City Council                              Internet

                                Plymouth Waste Local Development Document:
 Pa022                          Search for Potential Waste Management Sites      Jul/2005      Entec                                              Internet
 Pa024                          Sherford AAP Evidence Base                       Jun/2006      South Hams District Council                        Internet
                                Growth Point Submission: SBN1 - An Overview
 Pa025                          of The Growth Agenda for Plymouth                              Plymouth, SE Cornwall & SW Devon JSA               SWRA Library
                                Growth Point Submission: SBN 2 - Delivering
                                Economic Growth, the Plymouth Economic
 Pa026                          Strategy                                                       Plymouth, SE Cornwall & SW Devon JSA               SWRA Library
                                Growth Point Submission: SBN 3 - Delivering
                                Better Housing, Meeting Affordable Housing
 Pa027                          Targets                                                        Plymouth, SE Cornwall & SW Devon JSA               SWRA Library
                                Growth Point Submission: SBN 4 - Delivering
                                Better Housing (2), Meeting the Decent Homes
 Pa028                          Target                                                         Plymouth, SE Cornwall & SW Devon JSA               SWRA Library
                                Growth Point Submission: SBN 6 - Managing
                                the Environmental Impacts of Growth (1), Waste
 Pa029                          Management                                                     Plymouth, SE Cornwall & SW Devon JSA               SWRA Library
                                Growth Point Submission: SBN 7 - Managing
                                the Environmental Impacts of Growth (2), Flood
 Pa030                          Risk                                                           Plymouth, SE Cornwall & SW Devon JSA               SWRA Library
                                Growth Point Submission: SBN 8 - Managing
                                the Environmental Impacts of Growth (3),
 Pa031                          Protection & Enhancement                                       Plymouth, SE Cornwall & SW Devon JSA               SWRA Library
                                Growth Point Submission: SBN 9 - Providing
 Pa032                          Schools for a Growing City                                     Plymouth, SE Cornwall & SW Devon JSA               SWRA Library




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                                Growth Point Submission: SBN 10 - Driving
 Pa033                          Delivery, A New Local Delivery Vehicle                        Plymouth, SE Cornwall & SW Devon JSA            SWRA Library
                                Growth Point Submission: SBN 11 - Attracting
 Pa034                          Developers to Difficult Sites                                 Plymouth, SE Cornwall & SW Devon JSA            SWRA Library
                                Growth Point Submission: SBN 12 - Resourcing
                                Capacity to Deliver, Revenue Funding Bid
 Pa035                          2007/2008                                                     Plymouth, SE Cornwall & SW Devon JSA            SWRA Library
                                Plymouth Local Economic Strategy 2006-2021 &
 Pa037                          beyond                                          Oct/2006      EDAW/PWC                                        Internet
 Pa038                          Devon Structure Plan                            Oct/2004                                                      Internet
 Pa039                          Cornwall Structure Plan (2004)                                                                                Internet
                                Sherford Enquiry by Design - Summary Report
 Pa040                          2004                                            May/2005      Princes Foundation                              Internet
                                Devon Structure Plan Examination in Public
                                2003 - Participants Document - PD1 - The
                                Sherford Valley - A sustainable new community
 Pa041                          for the South Hams

                                ADDENDUM TO JSPA BACKGROUND PAPER
                                No. 1 ASSESSMENT OF SPECIFIC
                                ALTERNATIVE LOCATIONS FOR URBAN
                                EXTENSIONS TO THE PLYMOUTH PUA
 Pa042                          WITHIN DEVON                                    May/2003                                                      Internet
 Pa043                          Plymouth Sustainable Growth Study (2003)                      Llewelyn Davis




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D5 South East Dorset JSA References
 Doc Ref                        Title                                               Date Pub      Author                                             Source
                                South East Dorset Sub-Regional Study: Detailed
 D025                           Consultation Plan                                   Dec/2004      South East Dorset JSA                              SWRA Library
                                Dorset & Poole Structure Plan Review Spatial
                                Strategy - Identifying Opportunities for
 D026                           Sustainable Development                             Dec/2004      Borough of Poole                                   SWRA Library
                                A Strategic Growth Direction: Bournemouth,
 D030                           Poole and Christchurch - Concept Statement          Jan/2005                                                         SWRA Library
                                Western Sector Feasibility Study, Dorset (Vol. 2
 D031                           Transport Analysis)                                 Jan/2005      Atkins                                             SWRA Library
 D032                           Western Sector Feasibility Study, Dorset (Vol. 1)   Jan/2005      Atkins                                             SWRA Library
                                South East Dorset Sub-Regional Study:
 D033/D171                      Commuting Analysis                                                South East Dorset JSA                              SWRA Library
                                Responses to the Replacement Bournemouth,
                                Dorset and Poole Structure Plan (incl. results of
 D052                           consultation event)                                 Jan/2005                                                         SWRA Library
                                Dorset Heathlands: A Strategy for their Future
 D056                           (2nd Draft)                                         Mar/2005      Land Use Consultants                               SWRA Library
 D062                           Labour Market Accounts: Summary                     May/2005                                                         SWRA Library


                                Raising the Game: Building a more competitive
                                economy in Bournemouth, Dorset & Poole:                           Bournemouth, Dorset, Poole Economic
 D109                           Economic Development Strategy 2005-2016             Sep/2005      Partnership                                        SWRA Library
                                Promoting Knowledge-based Economic
 Da001                          Development in SE Dorset                            Jun/2003      Drs Hart and McCann (University of Reading)        Internet
                                Economic Prospects of Dorset and
 Da002                          Neighbouring Towns                                  May/2003      Roger Tyms & Partners                              Internet
                                Dorset County Council Structure Plan Review
 Da003                          Background Paper – Social Issues                    Jul/2004      Dorset County Council                              Internet
                                Dorset County Council Structure Plan Review
 Da004                          Background Paper - Housing Provision                Jul/2004      Dorset County Council                              Internet




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                                Dorset County Council Structure Plan Review
 Da005                          Background Paper - Economy Technical Paper       Jul/2004      Dorset County Council                              Internet
                                Dorset County Council Structure Plan Review
 Da006                          Background Paper - Environment                   Jul/2004      Dorset County Council                              Internet
                                Dorset County Council Structure Plan Review
 Da007                          Background Paper - Transport                     Jul/2004      Dorset County Council                              Internet
                                Review of Major Highway Schemes for
                                Bournemouth, Dorset and Poole Structure Plan
 Da008                          Review (2004)                                    Apr/2004      Buro Happold                                       Internet
                                Dorset County Council Local Transport Plan
 Da009                          2006-2011                                                                                                         Internet
                                Public Consultation Report (Part 1 and Part 2)
 Da010                          and Stakeholder Event                            Jan/2005      South East Dorset JSA                              Internet
                                Looking to the Future: SE Dorset in 2026
 Da011                          Consultation Document                                          South East Dorset JSA                              Internet
                                Bournemouth Local Development Framework:
 Da012                          Issues and Option, Transport                     Mar/2006                                                         SWRA Library
                                Bournemouth Area Action Plan: Issues and
 Da013                          Options                                          Feb/2006                                                         SWRA Library
                                South East Dorset Strategy (SED 01) - First
 Da014                          Detailed Proposals                               Nov/2005      South East Dorset JSA                              SWRA Library/Internet
                                South East Dorset Strategy (SED 02) - The
 Da015                          Strategy                                         Nov/2005      South East Dorset JSA                              SWRA Library/Internet
                                South East Dorset Strategy (SED 03) -
 Da016                          Implementation Plan                              Nov/2005      South East Dorset JSA                              SWRA Library/Internet
                                South East Dorset Strategy (SED 04) -
 Da017                          Development Options                              Nov/2005      South East Dorset JSA                              SWRA Library/Internet
                                South East Dorset Strategy (SED 05) - Testing
 Da018                          of Growth Options                                Nov/2005      South East Dorset JSA                              SWRA Library/Internet
                                South East Dorset Strategy (SED 06) - Testing
 Da019                          of Growth Options                                Nov/2005      South East Dorset JSA                              SWRA Library/Internet

 Da020                          South East Dorset Strategy (SED 07) - Economy    Nov/2005      SE Dorset JSA                                      SWRA Library/Internet
                                South East Dorset Strategy (SED 08) -
 Da021                          Transportation                                   Nov/2005      South East Dorset JSA                              SWRA Library/Internet




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                                South East Dorset Strategy (SED 09) -
 Da022                          Commuting                                         Nov/2005      South East Dorset JSA                              SWRA Library/Internet
                                South East Dorset Strategy (SED 10) -
 Da023                          Environment                                       Nov/2005      South East Dorset JSA                              SWRA Library/Internet
                                South East Dorset Strategy (SED 11) - Culture,
 Da024                          the Arts and Sport                                Nov/2005      South East Dorset JSA                              SWRA Library/Internet
                                South East Dorset Strategy (SED 12) - Higher
 Da025                          and Further Education                             Nov/2005      South East Dorset JSA                              SWRA Library/Internet
                                South East Dorset Strategy (SED 13) - Health
 Da026                          Provision and Need                                Nov/2005      South East Dorset JSA                              SWRA Library/Internet
                                South East Dorset Strategy (SED 14) -
                                Community Plans and Strategies: Visions for
 Da027                          South East Dorset                                 Nov/2005      South East Dorset JSA                              SWRA Library/Internet
                                South East Dorset Strategy (SED 15) -
 Da028                          Shopping and Retail Floor Space                   Nov/2005      South East Dorset JSA                              SWRA Library/Internet
                                South East Dorset Strategy (SED 16) - Strategic
 Da029                          Sustainability Appraisal                          Nov/2005      South East Dorset JSA                              SWRA Library/Internet
                                South East Dorset Strategy (SED 17) -
 Da030                          Consultation                                      Nov/2005      South East Dorset JSA                              SWRA Library/Internet
                                New Growth Points Proposal: Delivering
 Da031                          accelerated growth in Poole                       Jun/2006
                                New Growth Points Proposal: Delivering
                                Accelerated Growth in Poole - Information
 Da032                          supplemental to June 2006 submission.             Sep/2006

                                South East Dorset Extension Sites – Access to
 Da033                          Educational Provision. Notes of Meeting           Feb/2005      South East Dorset JSA                              SWRA Library




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        D6 Swindon JSA References

 Doc Ref                        Title                                           Date Pub      Author                                                Source
                                Wiltshire and Swindon Structure Plan
 S012                           Background Paper - Employment Land              Oct/2003      Wiltshire County Council                              Internet
 S017                           Swindon Sub-Regional Study Project Plan         Apr/2004      Swindon JSA                                           SWRA Library
                                Biodiversity and Geological Conservation in
                                Planning and Development (SPG/SPD) - final
 S029                           draft                                           Mar/2005      Swindon Borough Council                               SWRA Library
                                Enhancing Biodiversity in Green Space for New
 S030                           Development (Design Guide, final draft)         Mar/2005      Swindon Borough Council                               SWRA Library
 S037                           Swindon Joint Study 2026 Interim Report         Jun/2005      Swindon JSA                                           SWRA Library
                                Background Paper 2: 2001 Census Journey to
 S056                           Work Analysis                                   2005          Swindon JSA                                           SWRA Library
                                Background Paper 1: Swindon's Economy
 S057                           Implications to 2026                            2005          Swindon JSA                                           SWRA Library
 S059                           Swindon Supplementary Information               Sep/2005      Swindon JSA                                           SWRA Library
                                A Study of Travel to Work Flows in and around
 S066                           West Wiltshire                                  Oct/2005      Wiltshire County Council                              SWRA Library
                                Waste Implications of RSS Development at
 S074                           Swindon                                                       Swindon JSA                                           SWRA Library

 S077                           Swindon JSA Transport Assessment - Extension    Dec/2005      Parsons Brinckerhoff                                  SWRA Library
                                Swindon Joint Study Area Strategic
 S081                           Sustainability Assessment                       Dec/2005      Swindon JSA                                           SWRA Library
                                Infrastructure Costing, Funding and Swindon's
 S096                           Future Growth                                                 Swindon JSA                                           SWRA Library
                                'Your Chance to Shape Swindon and the
                                Surrounding Towns and Villages up to 2026'
 S102                           Consultation Leaflet                            2005          Swindon JSA                                           SWRA Library

                                Developer Contributions Development Control
 S107                           Guidance Note                                   Sept /2006    Swindon Borough Council                               Internet
 Sa001                          Swindon Principal Urban Area Study (2003)       Sep/2003      Wiltshire County Council                              Internet




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                                Wiltshire and Swindon Structure Plan
 Sa002                          Background Paper - Housing                       Oct/2003      Wiltshire County Council                              Internet
                                Berkshire Landscape Character Assessment
 Sa003                          (2003)                                           Oct/2003      Land Use Consultants                                  Internet
 Sa004                          West Oxfordshire Landscape Assessment            Jul/1998      Atlantic Consultants                                  Internet
                                Cotswold Landscape Character Assessment
 Sa005                          (AONB) )(2002)                                                 Landscape Design Associates                           Internet
 Sa006                          Swindon Urban Capacity Study (2004)              Dec/2004      Swindon Borough Council                               Internet
 Sa007                          Swindon Housing Needs Assessment (2006)          Jun/2006      Fordham Research                                      Internet
 Sa008                          Swindon Urban Fringe Action Plan                               Land Use Consultants                                  Internet
                                Cotswold Landscape Character Assessment
 Sa010                          (outside AONB) )(2002)                           Jun/2000      White Consultants                                     Internet
                                Swindon Economic Development Vision and
 Sa011                          Framework: A proposition                                       Swindon Borough Council
                                New Growth Point Bid: letter from DCLG to
 Sa012                          Swindon Borough Council                          Jul/2006      DCLG
                                New Growth Point Bid: Bidding form for project
 Sa013                          funding: public realm                                          Swindon Borough Council
                                New Growth Point Bid: Bidding form for project
 Sa014                          funding: strategic delivery team                               Swindon Borough Council
                                New Growth Point Bid: Subsequent Information
 Sa015                          and Submission letter                            Nov/2006      Swindon Borough Council
                                Swindon Green Infrastructure Project: Draft
 Sa016                          Project Brief                                                  Swindon Borough Council
                                Swindon Water Cycle Strategy: Study and
 Sa018                          Development of Strategy Specification            Aug/2006      Halcrow Ltd
 Sa019                          Swindon Joint Study First Detailed Proposals     Sep/2005      Swindon JSA                                           Internet
                                Swindon Southern Urban Fringe Study: audit of
                                noteworthy biodiversity, archaeology and
 Sa020                          geology (2000)                                                 Chalkhill Environmental Consultants                   Internet
                                Swindon Second Local Transport Plan (2006-
 Sa021                          2011)                                            Mar/2006      Swindon Borough Council                               Internet




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       D7 Taunton JSA References
 Doc Ref                        Title                                            Date Pub      Author                                              Source
 TA001                          Taunton Vision Commission                        Sep/2002      Vision Commission/Taunton Deane/SWRDA               SWRA Library
                                Taunton Urban Extension: Baseline
 TA002                          Environment, Identification of Constraints       Oct/2002      Levett-Therivel                                     SWRA Library
                                Taunton Urban Design Framework: Baseline
 TA003                          Report (appendix)                                Jun/2004      Terence O'Rourke et al                              SWRA Library
                                Taunton Deane Urban Design Framework,
 TA005                          Economic Assessment                              Nov/2003      Terence O'Rourke et al                              SWRA Library

 TA006                          Transport in Taunton: Have your say (Brochure)   Feb/2004      Taunton Deane Borough Council                       SWRA Library
 TA012                          Taunton Urban Design Framework                   Jun/2004      Terence O'Rourke et al                              SWRA Library
 TA013                          Taunton UDF Stakeholder Involvement Report       Jun/2004      Terence O'Rourke et al                              SWRA Library
 TA014                          Taunton UDF Retail Capacity Study                Jun/2004      Terence O'Rourke et al                              SWRA Library
 TA015                          Taunton Deane Local Plan (2004)                  Nov/2004      Taunton Deane Borough Council                       Internet
 TA016                          Taunton Urban Extension Study                    Nov/2004      Terence O'Rourke et al                              SWRA Library
                                Taunton Urban Design Framework Viability
 TA018                          Report: Retail                                   Jun/2004      Terence O'Rourke et al                              SWRA Library
                                Somerset Local Transport Plan Strategic
                                Environmental Assessment - Draft Scoping
 TA021                          Report                                           Jul/2004      Somerset County Council                             Internet
 TAa001                         Taunton Sub Area Study: Final Report             Mar/2005      Baker Associates                                    Internet
 TAa002                         RSS-Formal Advice from the County Council        Sep/2005      Somerset County Council Executive Board             Internet
 TAa003                         Taunton Design Code                              Nov/2004      Terence O'Rourke et al                              Internet
 TAa004                         Taunton Local Shopping Survey (2006)             2006          Taunton Deane Borough Council                       Internet
 TAa005                         Somerset Economic Assessment                     Jul/2001      Prism Research                                      Internet
                                Taunton Deane Employment Land Monitoring
 TAa006                         Report (annual: 2006)                                          Taunton Deane Borough Council                       Internet
                                Western Somerset Economic Development
 TAa007                         Access Strategy (2002)                           Jun/2002      EDAW                                                Internet
 TAa008                         Taunton Deane Urban Capacity Study               Jul/2001      Nathaniel Lichfield & Partners                      Internet
                                Taunton Transport Strategy Review (in 2 parts)
 TAa009                         (2003)                                                         Atkins                                              Internet



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                                Somerset & Exmoor National Park Joint
                                Structure Plan Alteration - Deposit Draft 1996-                 Somerset County Council & Exmoor National
 TAa010                         2012                                              Jun/2004      Park Authority                                      Internet
 TAa011                         Monkton Heathfield Development Guide              Sep/2004      Taunton Deane Borough Council                       Internet
                                Somerset & Exmoor National Park int Structure
                                Plan Alteration Deposit Draft 1996 - 2012
                                Background Paper: Strategic Environmental                       Somerset County Council & Exmoor National
 TAa013                         Assessment                                        Jun/2004      Park Authority                                      Internet
 TAa014                         Somerset Transport Passenger Strategy (2004)      Dec/2004      Atkins                                              Internet
                                Taunton Town Centre Retail Survey
 TAa015                         (annual:2006)                                                   Taunton Deane Borough Council                       Internet

 TAa016                         Taunton Deane Urban Housing Potential Study       Sep/2005      Baker Associates                                    Internet
 TAa017                         Taunton Deane Retail Capacity Study               Jun/2005      Nathaniel Lichfield & Partners                      Internet
 TAa018                         Somerset District Housing Distribution Reports    Sep/2005      Somerset County Council/District Partners           Internet
 TAa019                         New Growth Point Proposal for Taunton             Aug/2006      Taunton Deane Borough Council
                                New Growth Points Bid: email from Taunton
 TAa020                         accompanying NGP bid                              Aug/2006      Taunton Deane Borough Council
                                New Growth Points Proposals: Checklist of
 TAa021                         Supporting Material                                             Taunton Deane Borough Council
                                RSS South West (RSS 10) Waste Water
                                Treatment and Disposal: A summary of the
                                environmental issues affecting the main
 TAa022                         settlements.                                      Feb/2006      Environment Agency
 TAa023                         Taunton Urban Extension Study                     Nov/2004      Terence O'Rourke et al
 TAa025                         Somerset Waste Local Plan 2001-2011               Feb/2005      Somerset County Council                             Internet




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       D8 Torbay JSA References
 Doc Ref                        Title                                              Date Pub      Author                                              Source
                                Torbay and South Devon Sub-Regional Study
 TB011                          Findings                                           Jun/2005      JSA Working Party                                   SWRA Library
                                Torbay and South Devon JSA: Technical Study
 TB014                          for Growth in the Sub Region                                     Torbay and South Devon JSA                          SWRA Library
                                Draft Response to the Torbay and South Devon
                                Sub-Regional Study: Summary of Consultation
 TB018                          Response                                                         Torbay and South Devon JSA                          SWRA Library
                                Torbay Council First Detailed Proposals - Report
 TB023                          284/2005 to the Executive                          Sep/2005      Torbay Council                                      Internet
                                Strategic Sustainability Appraisal of the Torbay
                                and South Devon Sub-Regional Study - Scoping
 TB024                          Report (2005)                                                    Enfusion                                            SWRA Library
 TB025                          Torbay Council First Detailed Proposals            Sep/2005                                                          Internet
                                Strategic Sustainability Appraisal of the Torbay
                                and South Devon Sub-Regional Study - Draft
 TB029                          Report (2005)                                                    Enfusion                                            SWRA Library
                                Shaping the Future of Torbay and South Devon
 TB041                          to 2026: Have Your Say                                           Torbay and South Devon JSA                          SWRA Library
                                Teignbridge Employment Land Availability
 TBa001                         Survey (2001-2005)                                               Teignbridge District Council                        Internet
                                Teignbridge Strategic Flood Risk Assessment
 TBa002                         (live document)                                                  Teignbridge District Council                        Internet
                                The Future of Housing in Torbay: Appendix 6
 TBa003                         Housing Needs Survey (2003)                                      Fordham Research                                    Internet
 TBa004                         Teignbridge Housing Needs Survey (2003)                          Opinion Research Services                           Internet
 TBa005                         Teignbridge Urban Fringe Study                     Aug/2003      Teignbridge District Council                        Internet
 TBa006                         Housing Needs Survey                               Oct/2002      Opinion Research Services                           Internet
 TBa007                         Teignbridge Landscape Character Assessment         May/2001      Teignbridge District Council                        Internet
 TBa008                         South Hams Business Survey (2004)                                Marketing Means                                     Internet
                                Devon Local Transport Plan 2006-2011 (Draft,
 TBa009                         2004)                                              Dec/2004      Devon County Council                                Internet




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 TBa010                         Torbay Urban Capacity Study                     Aug-05        Scott Wilson                                        Internet
 TBa011                         State of the Devon Economy                      Jan/2006      Devon County Council                                Internet
                                Torbay Economic Regeneration Framework:
 TBa012                         Summary of the Economic Conditions              Jun/2006      Torbay Development Agency                           SWRA Library
 TBa013                         Teignbridge Employment Land Review (2006)       Jan/2006      Nathaniel Lichfield & Partners                      Internet
                                Teignbridge Draft Urban Capacity Study 2005 -
 TBa014                         2016                                            Sep/2006      Teignbridge District Council                        Internet
                                Torbay Retail Study (2006) (Summary only
 TBa015                         online)                                         Jan/2006      GVA Grimley                                         Internet
 TBa016                         Teignbridge Retail Study (2005-2016)            Sep/2006      Nathaniel Lichfield & Partners                      Internet
                                Don't Rubbish Torbay: Waste Strategy 2005-
 TBa017                         2025 (draft)                                    May/2005      Torbay Council                                      Internet

                                Newton Abbot Sub-Regional Centre Area Action
 TBa018                         Plan: Issues and Alternative Options Paper      May/2005      Teignbridge District Council                        Internet
                                Options for Location of New Development in
                                Newton Abbot to 2016: Response by Devon
 TBa019                         County Council on Transportation Issues         Feb/2006      Devon County Council                                Internet
                                New Growth Point Bid: letter from Torbay
 TBa020                         Council to GCLG                                 Nov/2006      Torbay Council
                                Supplementary Viability Assessment
                                In respect of Newton Abbot Northern Growth
 TBa021                         Option: Appendix B                              Sep/2006      CBRE                                                Internet
                                Newton Abbot Northern Option Schedule of
 TBa022                         Normal Costs/Information                        Sep/2006                                                          Internet
 TBa023                         Strategic Flood Risk Assessment: Final Report   Oct/2005      Royal Haskoning                                     Internet
                                New Growth Points Bid:Response by Torbay
                                Council and TDA to further points raised in
 TBa024                         DCLG letter of 4 Aug 2006                                     Torbay Council
                                Supplementary Viability Assessment
                                In respect of Newton Abbot Northern Growth
 TBa025                         Option: Appendix A                              Sep/2006      CBRE                                                Internet




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       D9 West of England JSA References
 Doc Ref                        Title                                              Date Pub      Author                              Source
                                West of England Sub Region Review of Spatial
                                Strategy to 2021 Project Plan; Strategic
                                Sustainability Assessment Information Report;
 W009/10/11                     and Implementation Report                          Apr/2004      WEPO                                SWRA Library
                                West of England Sub Region Review of Spatial
                                Strategy to 2021: Statement of Available Studies
 W012                           and Information                                    Apr/2004      WEPO                                SWRA Library
                                West of England Sub Region Review of Spatial
                                Strategy to 2021:Information Report on Travel
 W013                           and Transport                                      Apr/2004      WEPO                                SWRA Library

                                West of England Sub Region Review of Spatial
 W014                           Strategy to 2021: Town Centres and Retailing       Apr/2004      WEPO                                SWRA Library
                                West of England Sub Region Review of Spatial
 W015                           Strategy to 2021: Economy                          Apr/2004      WEPO                                SWRA Library
                                West of England Sub Region Review of Spatial
                                Strategy to 2021: Housing, monitoring recent
 W016                           trends.                                            Apr/2004      WEPO                                SWRA Library
                                West of England Sub Region Review of Spatial
 W017                           Strategy to 2021: People and Society               Apr/2004      WEPO                                SWRA Library
                                West of England Sub Region Review of Spatial
 W018                           Strategy to 2021: Rural Areas                      Apr/2004      WEPO                                SWRA Library
                                West of England Sub Region Review of Spatial
 W019                           Strategy to 2021: Urban Areas                      Apr/2004      WEPO                                SWRA Library
                                West of England Sub Region Review of Spatial
 W020                           Strategy to 2021: Environment                      Apr/2004      WEPO                                SWRA Library
 W023                           “Your Area, Your Vision” Workshop Report           May/2004                                          SWRA Library
                                “Your Area, Your Vision” Workshop Group
 W033                           Visions Analysed”                                  Jul/2004                                          SWRA Library
 W045                           Public Response to 'Vision 2026' Consultation      Apr/2005      WEPO                                SWRA Library




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                                South Bristol Strategic Transport Infrastructure
 W068                           Working Paper                                       Mar/2005      Hyder Consulting                                  SWRA Library
                                Strategic Accessibility Study for Potential Urban
 W091                           Extension Sites in Bristol                          May/2005      Baker Associates                                  SWRA Library
 W101                           Weston Area Development Framework                   Jun/2005      Gillespies                                        SWRA Library
 W108                           First Detailed Proposals                            Aug/2005      WEPO                                              SWRA Library
 W144                           Greater Bristol Strategic Transport Study           Jun/2006      Atkins                                            Internet
                                Sustainability Appraisal of Sub Regional Spatial
                                Strategy Development Options - Appendix B to
 W231                           ?? (Date??)                                                                                                         SWRA Library
                                B&NES Workspace Supply and Demand
 W239                           Analysis 2003-2004 (Date ??)
 W241                           West of England Sub-Regional Housing Study          May/2004      DTZ                                               SWRA Library
                                Weston Area Action Plan Overarching Report:
 Wa001                          Baseline Evidence Review                            Jun/2006      Arup
                                Weston Area Action Plan: Issues and Options
 Wa002                          Report                                              Aug/2006      Arup
                                Indicators of Quality of Life in Bristol Report
 Wa003                          (2005)                                                            Bristol City Council                              Internet
 Wa004                          Sub-Regional Study of Waste                         Jan/2003      Entec                                             Internet
                                Rail Strategy for the Bristol, Bath and Weston-
 Wa005                          super-Mare Area 2000-2011                           Jun/2000                                                        Internet

                                The Bristol-Avonmouth-Severn Bridge and Filton
 Wa006                          Rail Study: Short Summary of Conclusions            Nov/2003      Faber Maunsell                                    Internet
 Wa007                          Joint Strategic Bus and Coach Framework             Jan/2004      4 Councils                                        Internet
 Wa008                          Urban Housing Capacity Studies                      Aug/2001                                                        Internet
                                B&NES, Bristol, North Somerset and South
                                Gloucestershire Joint Replacement Structure
 Wa009                          Plan                                                Sep/2002      4 Councils                                        Internet
                                The Costs and Funding of Infrastructure in the
 Wa010                          West of England – Stage 1                           Apr/2006      Roger Tym & Partners                              Internet
                                North Somerset Landscape Character
 Wa011                          Assessment SPD                                      Sep/2005      Land Use Consultants                              Internet




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                                South Gloucestershire Landscape Character
 Wa012                          Assessment SPD                                    Aug/2005      South Gloucestershire Council                     Internet
 Wa013                          North Somerset Retail and Leisure Study           Apr/2006      Donaldson's                                       Internet
                                Bristol Urban Housing Capacity Study (2002
 Wa014                          update)                                                         Bristol City Council                              Internet
                                B&NES Urban Extension Environmental
 Wa015                          Capacity Appraisal (2005)                                       B&NES Council                                     Emailed
                                B&NES Assessment of Urban Extension
                                Capacities: Review of Broad Areas of Search for
 Wa016                          Urban Extensions (2005)                                         B&NES Council                                     emailed
                                B&NES Estimated Housing Capacity: Rural
 Wa017                          Areas (2006)                                                    B&NES Council                                     emailed
                                B&NES Landscape and World Heritage Study
 Wa018                          (2006)                                                          B&NES Council                                     emailed
                                B&NES Urban Capacity 2006-2026: Results and
 Wa019                          Conclusions (2006)                                              B&NES Council                                     emailed
                                B&NES Methodologies for Urban Capacity and
 Wa020                          Extension Studies (2006)                                        B&NES Council                                     emailed
                                B&NES Strategic Sustainability Assessment of
 Wa021                          Potential Urban Extensions                        Sep/2006      B&NES Council                                     emailed
                                New Growth Points Funding 2007/08 Bidding
                                Form - Filway Broadway Redevelopment -
 Wa022                          Bristol                                           Sep/2006      West of England Partnership                       SWRA Library
 Wa023                          Urban Housing Capacity Studies - Appendices       Aug/2001                                                        Internet
                                New Growth Points Bid - Bath Western
 Wa024                          Riverside - Supplementary Information             Sep/2006      West of England Partnership                       SWRA Library
                                New Growth Point Bid: Weston-super-Mare -
 Wa025                          Supplementary Information                         Sep/2006      West of England Partnership                       SWRA Library
                                South Gloucestershire Strategic Green Belt
 Wa026                          Assessment (draft report)                         Mar/2006      South Gloucestershire Council                     Internet
                                Public Responses to consultation on Directions
 Wa027                          for Change (04/05)                                Apr/2005                                                        Internet
                                Public Responses to Vision 2026 Consultation
 Wa028                          (04/05)                                           Apr/2005                                                        Internet
                                Vision for the West of England 2026 (public
 Wa029                          consultation leaflet)                             Nov/2004      WEPO                                              Internet



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                                Directions for Change (public consultation
 Wa030                          leaflet)                                       Nov/2004                                                        Internet
 Wa031                          Greater Bristol Strategic Transport Study      Jun/2006      Atkins                                            Internet
                                Summary Appraisal of Locations - ZA03
 Wa032                          Almondsbury Area Annotated Map                                                                                 SWRA Library
                                Summary Appraisal of Locations - ZA04 Yate
 Wa033                          Area Annotated Map                                                                                             SWRA Library
                                Summary Appraisal of Locations - ZA06
 Wa034                          Winterbourne Area Annotated Map                                                                                SWRA Library
                                Summary Appraisal of Locations - ZA07
 Wa035                          Pucklechurch Area Annotated Map                                                                                SWRA Library
                                Summary Appraisal of Locations - ZA08
 Wa036                          Portishead Area Annotated Map                                                                                  SWRA Library
                                Summary Appraisal of Locations - ZA10 Dundry
 Wa037                          Area Annotated Map                                                                                             SWRA Library
                                Summary Appraisal of Locations - ZA12 Bath
 Wa038                          North Area Annotated Map                                                                                       SWRA Library
                                Summary Appraisal of Locations - ZA13 Bath
 Wa039                          South Area Annotated Map                                                                                       SWRA Library
                                Summary Appraisal of Locations - ZA15
 Wa040                          Weston-super-Mare North Area Annotated Map                                                                     SWRA Library
                                Summary Appraisal of Locations - ZA16
 Wa041                          Weston-super-Mare Annotated Map                                                                                SWRA Library
 Wa043                          New Growth Points Designation Letter           Jun/2006      West of England Partnership                       SWRA Library
                                New Growth Points - Submission by West of
 Wa044                          England Partnership                                          West of England Partnership                       SWRA Library
                                Weston-super-Mare Strategic Flood Risk
 Wa046                          Assessment - Final Report                      Apr/2006      Royal Haskoning
                                Methodology for Strategic Sustainability
                                Assessment of remainder of Bath Periphery
 Wa047                          (Land within Cotswold AONB)                                  Bath and North East Somserset                     SWRA Library
                                Green Infrastructure in the West of England:
                                Mapping Environmental Assets and
 Wa048                          Opportunities                                  May/2006      Avon Wildlife Trust                               SWRA Library

 Wa049                          The Forest Plan                                Jan/2002      Forest of Avon                                    Internet




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                                Initial Sustainability Appraisal (Technical
                                Evidence) – Land at Area of Search C,
 Wa050                          Shortwood, Bristol                            Dec/2006      Pegasus Environmental                              SWRA Library
                                Bath World Heritage Site Management Plan
 Wa051                          2003-2009                                     2003          Bath and North East Somerset                       Internet

 Wa052                          Bath City Wide Character Appraisal            Aug/2005      Bath and North East Somerset                       Internet




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       D10 Further Information


                    JSA                            Website

                    Cheltenham &                   www.gloucestershire.gov.uk/environment/vision2026
                    Gloucester


                    Cornwall Towns                 www.cornwall.gov.uk


                    Exeter and Eastern             www.devon.gov.uk/index/environment/planning
                    Devon


                    Plymouth, South East           www.plymouth.gov.uk/homepage/environmentandplanni
                    Cornwall and South             ng/planning/planningpolicy/regionalplanning
                    West Devon


                    South East Dorset              www.dorsetforyou.com (follow headings ‘living’,
                                                   ‘building/planning’, ‘planning’ and ‘spatial planning’)


                    Swindon                        http://193.113.179.211/environment-forward-subregional


                    Taunton                        http://www.somerset.gov.uk/somerset/features/taunton/


                    Torbay                         www.torbay.gov.uk/index/environment-
                                                   planning/strategicplanning/sub-regional-study


                    West of England                www.westofengland.org/site/Home_1.asp




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Appendix E
Establishing a
Framework of Factors
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       E1         Establishing a Framework of “Factors”
                  1.1         Introduction

                  This appendix details the study of the extant planning framework undertaken by Arup to
                  establish a set of factors relevant to the provision of sustainable urban extensions in the
                  region. The intention was to ascertain which aspects of the sustainability agenda identified
                  through the evidence review might have an impact on the choice of location for such an
                  extension. It is likely that not all aspects identified as regional priorities will have a direct
                  impact on the physical suitability of a location to provide an urban extension, although
                  obviously there will be considerable interplay between many aspects of the regional
                  sustainability agenda.
                  The purpose was to examine the plans and programmes that provide a framework for
                  sustainability in the SW and to consider which of the major environmental factors they
                  identify might have significance for any subsequent urban extension. For example,
                  consideration of a location close to the coast will raise issues relating to the climate change
                  agenda, but might also be pragmatically dealt with through a broad discussion of the
                  likelihood of flooding being a major risk factor for any new development.
                  Finally, it set outs a list of primary factors identified through the review process as common
                  to, or significant for, the region, which provided the baseline against which the sustainability
                  of the potential extensions were considered (see section 3.3 of the Study Approach and
                  Summary of Key Findings document).

                  1.2         Background to the process

                  The purpose of Sustainability Appraisal (SA), now mandatory under the Planning and
                  Compulsory Purchase Act 2004, is to promote sustainable development through the
                  integration of social, environmental and economic considerations into the preparation of
                  revisions of Regional Spatial Strategies (RSS) and for new or revised Development Plan
                  Documents (DPD) and Supplementary Planning Documents (SPD).
                  When preparing RSS revisions or new and revised DPDs and SPDs, Regional Planning
                  Bodies and Local Planning Authorities must also conduct an environmental assessment in
                  accordance with the requirements of European Directive 2001/42/EC “… on the assessment
                  of the effects of certain plans and programmes on the environment” (the Strategic
                  Environmental Assessment or ‘SEA Directive’), transposed by the Environmental
                  Assessment of Plans and Programmes Regulations 2004.
                  Whilst the requirement to carry out a Sustainability Appraisal and a Strategic Environmental
                  Assessment are distinct, it is possible to satisfy both through a single appraisal
                  process. Guidance has been produced to ensure that Sustainability Appraisals meet the
                  requirements of the SEA Directive, and to assist authorities in carrying out such appraisals.
                  The national sustainable development strategy Securing the Future (2005), coordinated by
                  DEFRA on behalf of Government, sets out the overall context for UK progress on
                  sustainability. Securing the Future includes a new sustainable development ‘purpose’, five
                  guiding sustainable development principles:
                  •     Living within environmental limits
                  •     Ensuring a strong, healthy and just society
                  •     Achieving a sustainable economy
                  •     Using sound science responsibly
                  •     Promoting good governance.




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                  and four priorities:
                  •     Sustainable consumption & production
                  •     Climate Change and Energy
                  •     Natural Resources Protection & Environmental Enhancement
                  •     Sustainable Communities
                  The intention of this appendix is to consider and sieve out the defining factors facilitating the
                  development of a sustainable urban extension for the SW. The definition of an urban
                  extension as found at the Planning Portal is as follows: -

                  Urban Extension
                  Involves the planned expansion of a city or town and can contribute to creating more
                  sustainable patterns of development when located in the right place, with well-planned
                  infrastructure including access to a range of facilities, and when developed at appropriate
                  densities.

                  1.3         Assessment Methodology

                  The intention in this report is to use both regional and sub-regional documents published as
                  part of the development planning process to establish a list of “local” factors that will
                  subsequently inform the discussion of suitable locations for urban extensions. It is
                  anticipated that certain issues will emerge as regional priorities through consideration of the
                  various documents. Identifying and quantifying them will ensure both relevance and
                  consistency are subsequently maintained.
                  The following review will essentially concentrate on the region and the Joint Study Areas
                  (JSA). It will set out a brief examination of each relevant document and will underline the
                  main issues addressed in the documents.
                  The documents discussed below work as part of the regional planning framework within
                  which all other SA and associated planning documents will operate. The intention is to
                  identify a set of factors that will be used to appraise the areas of search identified in the draft
                  RSS in terms of their sustainability.

                  1.4         SW Sustainability Checklist for Developers

                  The BRE, together with the WWF and Future Foundations for the SW recently published a
                  draft set of guidelines for developers in the form of a sustainability checklist for the region. It
                  was the subject of public consultation until August 2006. The checklist is designed as a tool
                  to help developers, local authorities and others to deliver sustainable communities, and was
                  supported through the draft RSS. It is consistent with the EcoHomes approach and with the
                  emerging DCLG Code for Sustainable Homes.
                  “It looks at a range of sustainability issues, split into eight topics (Climate Change, Business,
                  Placemaking, Community, Transport, Ecology, Resources, Buildings) and, by means of a
                  series of questions, indicates the level of performance that the development has reached for
                  each issue. A high level report sheet shows the score that the development achieves out of
                  the maximum possible for each of the eight sections. It also indicates issues which are
                  deemed not applicable or where the minimum standard has not been achieved.”
                  The checklist is intended to help inform the physical planning process, and thus
                  concentrates in the main on issues around locational topic areas.
                  “Can it be used in choosing sites to bring forward in options for the Development
                  Plan Document?




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                  The Checklist was not designed for this purpose, but feedback from local authorities
                  indicates that it has been useful in designing a sequential test for the sustainability of sites.”
                  (SW Sustainability Checklist for Development FAQ)
                  The set of topics considered through the checklist approach could be used as a starting
                  point for this report, in helping to establish the environment in which a pragmatic
                  consideration of the deliverability of a sustainable urban extension could be established.
                  Thus the initial consideration, or “sieve”, of policies will concentrate on providing a
                  framework that is in some way measurable or quantifiable, rather than addressing “soft”
                  issues such as quality of life. This exercise should concentrate on finding the “right” location;
                  further fine sifting can be undertaken as the process develops.


                  1.5         “Just Connect” – South West Integrated Regional Strategy 2004 –
                              2026 (published 2004)

                  The Integrated Regional Strategy (IRS) was launched by the Regional Assembly. It
                  describes in some detail the nature of the region and the challenges it faces. It anticipates
                  an additional 500,000 people living in the region by 2016, coupled with a lack of suitably
                  affordable housing and a dispersed population. This will have an inevitable impact on
                  services and facilities. Accommodating such a growth in population will put the environment,
                  both built and natural, under increasing pressure, and will also see concomitant pressure on
                  transport infrastructure. The purpose of the document is to provide an integrated approach
                  to the problems and challenges of dealing with sustainable growth and development, by
                  highlighting and drawing together in an overarching strategy the key aims and objectives of
                  the region.
                  The IRS is mutually supportive of the Regional Sustainable Development Framework
                  (RSDF). One of its “crunch objectives” is to ensure that growth and development is
                  sustainable, through offering support to and promoting sustainable communities, economic
                  prosperity and environmental quality.
                  Its headline aims are:
                  •     to harness the benefits of population growth and manage the implications of population
                        change
                  •     to enhance distinctive environments and the quality and diversity of our cultural life
                  •     to enhance economic prosperity and quality of employment opportunity
                  •     to address deprivation and disadvantage to reduce significant intra-regional inequalities
                  •     to make sure that people are treated fairly and can participate fully in society




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                  1.6         Regional Sustainable Development Framework – “A Sustainable
                              Future for the South West”, 2001

                  “The South West must remain a region with a beautiful and diverse environment. By working
                  together, applying the principles of sustainability we can achieve lasting economic prosperity
                  and social justice, whilst protecting that environment. This approach will secure a higher
                  quality of life now and for future generations.”
                  The existing South West Regional Sustainable Development Framework (SWRSDF), “A
                  Sustainable Future for the South West” was produced in December 2000 by Sustainability
                  South West, on behalf of the Government Office for the South West and endorsed by the
                  South West Regional Assembly. The adopted version was published in 2001; it is currently
                  in the process of being reviewed and updated through a web-based exercise.
                  The SWRSDF is a key sustainability reference point for the South West of England. It is
                  intended to act as a regional awareness raising and decision-making tool. SWRSDF
                  translates the national sustainable development strategy for a range of key audiences in the
                  region’s public, private and voluntary sectors (as well as providing more general guidance).
                  The document contains the South West’s sustainability Mission and Principles which are the
                  basis of all its guidance. SWRSDF supports action on sustainability with 10 action
                  frameworks setting out the priority sustainability issues for the South West and initial
                  recommendations for progress.
                  A SWRSDF action framework is being developed against each of the region's sustainability
                  operating principles to:
                  •     highlight priority sustainability issues for the region
                  •     address the gaps in current activity to secure sustainable solutions
                  •     make initial recommendations for action
                  •     suggest indicators of progress
                  •     invite commitments from partners
                  This sets an agenda that aims to ensure that sustainability principles influence decision-
                  makers in government and the voluntary and community sectors. The framework is intended
                  to foster connections, encourage better co-ordination of regional and local strategies and
                  partnerships, and create the means to improve the quality of life in the region. The RSDF
                  reflects both national policies and specific regional issues and concerns, drawing on a wide
                  range of expertise and key regional stakeholders. The ‘high level’ objectives used in the
                  SSA are adapted from the principles and objectives set out in the RSDF. The RSDF thus
                  helps to underpin the whole appraisal and has therefore been pivotal in the formation of the
                  draft RSS.
                  This document highlighted the richness and diversity of the South West environment and its
                  importance to the region’s economy and people’s sense of well-being. It proposes a Vision
                  and Aims for the region’s environmental assets, and identifies a range of pressures on and
                  opportunities for these assets. This led to the selection of six key issues that need to be
                  tackled, with proposed objectives and actions for addressing each issue. Four of these
                  issues relate to topics where there is the greatest opportunity to deliver environmental
                  benefits, but where existing pressures and trends could also cause the greatest damage.
                  These are:
                  •     Food, farming and forestry;
                  •     Tourism and leisure;




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                  •    Spatial planning;
                  •    Transport.
                  To address these issues, action must be taken by the key players within these sectors. Two
                  of these issues are much more crosscutting in their nature. These are:
                  •    Climate change;
                  •    Wise use of natural resources
                  The RSDF contains 15 crosscutting themes. The themes are:-
                  •    Health and Well-being
                  •    Economic Development
                  •    Climate Change
                  •    Development and Planning
                  •    Regional Inequality and Access
                  •    Sustainable Communities
                  •    Biodiversity and Landscapes
                  •    Learning and Skills
                  •    Transport
                  •    Natural Resources and waste
                  •    Business and Work
                  •    Culture and Heritage
                  •    Food and Farming
                  •    Tourism
                  •    Coast and Maritime Environment
                  In terms of the likely impacts on and of sustainable urban extensions, the following issues
                  have been highlighted.


                  1.6.1       Theme 2 – Economic Development
                  As part of an overall approach to sustainable development, the role of economic growth and
                  management is considered to be an integral part of a successful methodology. The
                  environmental quality of the SW obviously stands as a major attractor of inward investment
                  and the RSDF seeks to manage that potential through linking it clearly to environmental and
                  social improvements. The economic development theme also addresses the need for more
                  effective public transport systems, communication infrastructure and a sustainable approach
                  to planning, which will all help mitigate the impacts of economic development.
                  In terms of a sustainable urban extension, the theme sets out clearly as one of its objectives
                  the need to ensure that a necessary infrastructure is in place to support a more sustainable
                  economy, which might be achieved through the following:
                  “… 1. Ensure people can live closer to their employment
                  2. Improve urban, inter-urban and rural public transport services
                  3. Encourage greater use of ICT to reduce the need to travel …”




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                  This will obviously impact on the choice of a sustainable setting, whether when considering
                  sites adjacent to existing urban areas or more free-standing locations.
                  1.6.2       Theme 3 – Climate Change
                  The issue of climate change is one that has obvious significance for the SW, given the
                  extent of its coastline and the recent events in Boscastle. This issue is reflected in a number
                  of regional – level documents and strategies, and will have an influence on other aspects of
                  the consideration of sustainable locations for new development, such as in the choice of
                  materials, the approach to fuel / energy resources for the development and the accessibility
                  or otherwise of the area.
                  In the RSDF, objectives include reducing the risk to society and the environment from
                  climate change and sea level rise through setting land use planning policies in regional
                  planning guidance and other sub-regional and local plans to avoid new development in flood
                  and coastal erosion risk areas. It also encourages the migration of existing housing and
                  employment uses away from such areas.
                  Planning policies will be used to encourage the development and use of renewable energy
                  sources and CHP on appropriate sites – it is very possible that an appropriately located
                  urban extension would be able to benefit from such an approach, for example through the
                  use of mini-turbines in more remote / windy areas.
                  1.6.3       Theme 4 – Development & Planning
                  The role of planning in creating a sustainable environment is well-rehearsed. The
                  crosscutting theme relating to development and planning sets out very clearly the
                  relationship between the two and can usefully be quoted in some detail to illustrate this; -
                  “… Development should reinforce the identity of the area where it is located, and not
                  damage the setting of historic sites and settlements… Development provision should also
                  be minimised within areas whose natural, cultural or historic environment is most vulnerable
                  – for example, undeveloped coast, areas of distinctive landscape character and quality,
                  areas of importance to habitat diversity and wildlife and settlements of particular historic or
                  architectural importance.”
                  The section goes on to explore the opportunities for improving sustainability, including
                  recognising the increasing levels of housing need within the region, and an realisation that
                  “… There needs to be … a better understanding of the choices and implications of urban
                  infill, urban extension, green field development and new settlements…”
                  The discussion goes on to consider the need to understand the real accessibility needs of
                  the region, given its dispersed form. There are a number of objectives set out in this section
                  that would inevitably have an impact on the choice of location for an urban extension. It is
                  not intended to rehearse them all, but they include promoting the appropriate use of natural
                  resources including land throughout the region, promoting the development of safe and
                  sustainable communities, maintaining landscapes and heritage, providing affordable
                  housing and minimising flood risk. These objectives, it is suggested, could be met in a
                  variety of different ways, including guiding development to areas with adequate resources
                  and using suitable engineering solutions to ensure its safety and protection once built,
                  focussing development on accessible locations where people can both live and work and
                  reducing development provision where not doing so would cause environmental damage.
                  1.6.4       Theme 7 – Biodiversity and Landscape
                  The SW is an area of extensive biological and cultural diversity, and any significant urban
                  extension will need to take account of this enormous resource. The statistics are
                  remarkable; two National Parks and several Areas of Outstanding Natural Beauty cover
                  some 30% of the region, which itself represents 15% of the landmass of England (statistics
                  not in the RSDF demonstrate that the SW contains 46 National Nature Reserves, 1/5 of all



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                  SSSIs in the country, 3 World Heritage Sites, 36% of all SAMs in England, 24% of all listed
                  buildings and 17% of all conservation areas [source: SWRA Phase 1 Scoping Report for
                  RSS]). Objectives here include protecting and enhancing habitats and species, promoting
                  biodiversity and protecting and enhancing urban and rural landscapes.
                  1.6.5       Theme 9 – Transport
                  The intention here is to identify and highlight the issues surrounding the need for a
                  sustainable approach to transport. The section suggest the following in response to a
                  question on what the opportunities are for improving sustainability in the SW in terms of
                  transport:
                  “In rural areas, to improve quality of access for those presently excluded because they do
                  not have full time access to a car, to increase access to goods and services without
                  dependence on the car and to widen travel choice.”
                  The report recognises the significant scope for improvements to public transport provision,
                  and highlights the fact that the emphasis should be on reducing the need to travel – this will
                  be achieved in part through careful consideration of the location of new development, and
                  ensuring it not only does not contribute to congestion but also offers support to existing
                  public transport networks. This will be achieved in part through creating a better quality of
                  life in locations that are already more sustainable, such as town and city centres, and thus
                  through attracting people to live in them rather than in new development in less sustainable
                  locations. Objectives include reducing the need to travel through ensuring better integration
                  of employment and residential uses and improving service delivery in rural areas
                  There are a number of other themes that will impact on the choice of location and this is
                  intended simply to highlight the ones with a direct and specifically physical dimension when
                  choices of location are being considered.
                  1.6.6       RSDF – Progress Report 2002
                  A progress report was produced in 2002, based on an examination of the effectiveness of
                  the 15 themes of the RSDF, and following a wide-ranging consultation exercises. The
                  themes had associated framework indicators attached to them and the review sought to
                  establish, where possible, how the delivery of the RSDF had resulted in the delivery of those
                  objectives and targets. It shows that of the themes identified above, only the indicator
                  relating to Theme 4 had been achieved (% new development on brown field land), whereas
                  that for Theme 2 was neutral (neither moving away from or towards a sustainable future), for
                  Theme 3 the outcome could not be judged as there was insufficient data (% energy
                  produced from renewable sources by 2010) and for Theme 9, the indicator (traffic volumes)
                  showed the situation was moving away from a sustainable future.

                  1.7         The Regional Spatial Strategy for the South West

                  The Regional Assembly was designated the South West’s Regional Planning Body (RPB)
                  on 28 September 2004. This role has two key statutory functions: the Assembly as RPB is
                  required to:
                  •     review and revise the existing Regional Planning Guidance. This was first published in
                        2001 as RPG10, and is now called the Regional Spatial Strategy.
                  •     develop a new Regional Spatial Strategy for 2006 – 2026. This will set a regional
                        framework for development.
                  RPG10 provided a regional spatial strategy within which local authority development plans
                  and Local Transport Plans in the South West were prepared. It set out a broad development
                  strategy for the period to 2016 and beyond and provided the spatial framework for other
                  strategies and programmes. The Planning and Compulsory Purchase Act required RPG10




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                  to be further developed into a Regional Spatial Strategy, which has now been submitted to
                  the Secretary of State for approval (2006).
                  1.7.1       Objectives
                  The draft RSS has at its heart four policies promoting sustainable development: -
                  SD1 - The Ecological Footprint
                            (measures to stabilise and then reduce the region’s ecological footprint)
                  SD2 - Climate Change
                           (measures to reduce the region’s contribution to climate change and how the region
                              will adapt to changes in climate)
                  SD3 - The Environment and Natural Resources
                            (measures to protect and enhance the region’s environment and natural resources)
                  SD4 - Sustainable Communities
                            (measures to plan for and manage growth in the region positively to support
                              sustainable communities)
                  Among the key objectives of the guidance are the following:
                  “To deliver more sustainable communities and a more sustainable region there will be:
                  • significant change at 21 Strategically Significant Cities and Towns (SSCTs) in order to
                  support their economic and service role and regeneration
                  • smaller scale change outside of those places to achieve more self contained, balanced
                  communities and a better local environment
                  …
                  In recognition of the diversity of the region, this core Draft RSS has been given different
                  emphases:
                  • realising the economic and other potential, particularly of the SSCTs, to add to general
                  regional prosperity and address local regeneration, particularly in the north and centre of the
                  region
                  • stimulating economic activity and development to help achieve regeneration and reduce
                  disparities, particularly in the western part of the peninsula and the Forest of Dean
                  • managing growth within identified environmental limits, particularly in the south eastern
                  part of the region where development pressures are high, and future outward expansion and
                  development of the South East Dorset conurbation is heavily constrained by environmental
                  designations.”


                  The RSS is divided into sections.
                  In Section 4, the draft RSS identifies the need to consider the use of urban extensions as
                  part of the approach to sub-regional planning set out in the RSS, in part through
                  consideration of nine sub-regional studies (referred to as Joint Study Areas or JSA). There
                  is not sufficient brownfield land available to house the predicted amount of development,
                  and a phased and managed approach to urban extension will instead be pursued. Such
                  extensions will need to take account of the sustainability agenda, be designed so as not to
                  undermine the delivery of brownfield re-use targets and in some cases be undertaken
                  subsequent to the realignment of the green belt boundary for the particular area. Briefly, the
                  identified urban extensions emphasise the following areas: -




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                  Green belt – some of the proposed areas of search for urban extensions will necessitate the
                  redrawing of extant green belt boundaries to accommodate proposed growth
                  There is a clear need throughout the chapter to ensure the proposed extensions, especially
                  those involving green field / green belt locations, do not undermine the delivery of
                  sustainable brown field development
                  Urban extensions should contribute towards the provision of integrated communications and
                  infrastructure networks
                  They should contribute to a full range of housing, employment and social needs
                  Areas of landscape or habitat value should be avoided
                  In Section 5, relating to transport, one of the main concerns seems to be the strategic links
                  between the SW and the rest of the country. Policy TR3 relates to a second strategic route
                  into the region from London, using the A303 / A358 to help maintain both the inter-regional
                  network and the competitiveness of the region generally. This may have a bearing on the
                  most suitable location for any given urban extension as such an extension should not be
                  allowed to sterilise any identified route. Similarly, Policy TR13 suggests that sites for rail
                  freight interchanges will be identified and safeguarded in local plan documents in East
                  Devon and Plymouth, which again may have implications for any proposed urban
                  extensions in the vicinity.
                  Section 6, the housing chapter, identifies and quantifies the need for a plentiful and
                  affordable supply of housing across the region, which will clearly be one of the main drivers
                  for the urban extensions. It also identifies the need for new housing development to start to
                  address some of the issues relating to accessibility being experienced in some of the
                  remoter rural settlements. Urban extensions will also be expected to address the issues
                  raised in Policy GI1, Green Infrastructure, whereby when the proposed distribution of
                  development is being planned, green infrastructure (parks, woodland, open spaces, nature
                  reserves, historic sites, connecting features such as rivers, canals and similar) will be
                  expected as part of them; urban extensions should provide either additions to the network or
                  should preserve and enhance the quality of areas currently forming part of the network that
                  may be affected by development.
                  Section 7 relates to the environment and cultural life, and Policy ENV3 sets out the need to
                  protect landscapes of particular value. The policy addresses the importance of protecting
                  land beyond the boundaries of areas like National Parks or Areas of Outstanding Natural
                  Beauty from development that might have an injurious effect on their amenity. Policy ENV4
                  and its supporting text relate to the need to protect and enhance natural environments, and
                  paragraph 7.2.12 states clearly:
                  “A priority is to ensure that where development does occur, particularly where the urban
                  ‘footprint’ increases, proposals to create new habitats are included in the master plans…
                  Provision for the maintenance, restoration and enhancement of habitats and species should
                  be a significant component in the provision of ‘green infrastructure’ as proposed in Policy
                  GI1”
                  The chapter goes on to discuss the need to consider coastal and flooding issues when
                  planning new development. Policy F1 in particular requires new development to be located
                  in places with little or no risk of flooding.
                  In addition, the issue of water supply and the best use of natural resources is also
                  discussed. The issues around water consumption are considered to have potentially critical
                  impacts in the drier eastern part of the region, and in particular with regard to the long-term
                  growth of Swindon. Impacts may be felt beyond regional boundaries, as Swindon draws its
                  water from Thames’ Water’s South West Oxford zone. Policy RE6 addresses the issue of
                  water resources, and makes clear that local planning authorities should ensure through their



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                  local plan process that planned development does not exceed the capacity of the existing
                  water supply, and development should be co-ordinated with essential improvements to the
                  supply system.
                  Section 8 relates to economic prosperity. In terms of economic development, the draft RSS
                  looks in part to the SW Regional Economic Strategy and also provides a framework for
                  economic development in towns and villages throughout the region. It encourages the
                  development of mixed-use communities where possible and appropriate. While the policies
                  in this section do not specifically reference the development of urban extensions, they do
                  set out a strategic approach to provision of employment opportunities across the area that
                  will have a potential bearing on the delivery of successful and sustainable growth.

                  1.8         The Joint Study Area

                  The RSS addresses a number of towns and cities of regional significance in looking at the
                  impacts and potential of further development. In addition, it established nine Joint Study
                  Areas (JSA) where more detailed sub-regional studies were undertaken. The Assembly
                  commissioned a number of these sub-regional studies to inform the developing RSS. This
                  work sought to ensure that any 'strategic policy deficits', which might arise as Structure
                  Plans were removed from the development plan system, were addressed in the RSS. The
                  Joint Studies, led by the strategic authorities and working in partnership with local
                  authorities and other key stakeholders, were set up to test different growth assumptions and
                  strategic development strategies The sub-regional studies cover: -
                  •     West of England (including Bristol, Bath and Weston-Super-Mare)
                  •     Swindon
                  •     Gloucester & Cheltenham
                  •     Exeter
                  •     Taunton & Bridgewater
                  •     South East Dorset
                  •     Plymouth, South East Cornwall & South West Devon
                  •     Torbay & South East Devon
                  •     Cornish Towns & Isles of Scilly
                  Of the nine areas, all have been identified as possible locations for urban extensions. The
                  broad areas under consideration are identified on Map 4.1 of the RSS.
                  The SWRA produced a series of discussion papers to inform the drafting of the RSS. As
                  part of this process, the JSA were considered and evidence collected and collated from the
                  relevant authorities to contribute to the final SSA. Some of the issues that were highlighted
                  for the JSA included the following, provided by the JSA authorities themselves: -
                  •     West of England – pockets of economic deprivation remain, increased traffic growth,
                        issues around the expansion of Bristol Airport, the historic setting of Bath affected by
                        growth pressures, environmental limits to growth (landscape, nature conservation, water
                        resources, flood risk)
                  •     Swindon – buoyant economy, create a better balance between homes and jobs, restrict
                        housing in dormitory settlements
                  •     Gloucester & Cheltenham – Gloucester seeks substantial regeneration of its central
                        area - commuting to Bristol and West Midlands an issue to be addressed through
                        providing more economic opportunities in the area, improvements to rail infrastructure




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                  •     Exeter – influence of the airport, limited potential for growth in some surrounding
                        settlements while other have more potential provided public transport improvements are
                        made, issues around topography, flood risk and coast and estuaries will guide
                        development, potential water supply deficits in longer term dependent on levels of
                        growth identified by EA – address through water efficiency measures
                  •     Taunton & Bridgewater – significant in-commuting an issue for the main towns, seek
                        to make other settlements in sub-region more self-contained to address this, promote
                        regeneration and realise economic potential of Taunton
                  •     South East Dorset – significant retirement migration part of significant overall growth in
                        recent years, strong links to south east, environmental constraints, improve public
                        transport network, retail provision in Bournemouth
                  •     Plymouth, South East Cornwall & South West Devon – reduce deprivation in city,
                        improve transport links to London, reduce commuting flows from towns in hinterland,
                        provide strategic employment sites and invest in key sectors, promote role of university,
                        major increase in housing figures
                  •     Torbay & South East Devon – problems with image, low skills base linked to
                        deprivation, urban regeneration to counter “pull” of Exeter and aiming for high quality
                        employment activity, discourage out-commuting, increase housing delivery
                  •     Cornish towns & Isles of Scilly – stimulate indigenous business development and
                        jobs, reduce the need to travel, improve public spaces, cultural offers, retail and
                        economic opportunities
                  These issues and concerns have been addressed in both the RSS and SSA, but again are
                  useful pointers to areas of sub-regional focus. Certain of the issues are emerging as
                  regional themes – in particular, those around public transport, economic / employment
                  accessibility and adequate service provision within settlements.

                  1.9         RSS Strategic Sustainability Appraisal

                  The draft RSS was subject to a comprehensive Strategic Sustainability Appraisal (SSA)
                  prior to its submission to the Secretary of State for consideration. A final SSA report was
                  published in March 2006.
                  The document appraised the policies within the draft RSS and in accordance with up-to-date
                  baseline information where available. The draft RSS was amended in accordance with
                  some of the emerging recommendations of the SSA, during the preparation of final versions
                  of both documents. It will be useful, however, to consider some of the main issues
                  highlighted by the SSA and to compare them with the issues emerging from this report as
                  factors in the further consideration of urban extensions. It should be recognised at the same
                  time that SSA is not a decision-making tool but instead serves to draw attention to key
                  issues for the deliverability of sustainable development.
                  The SSA acknowledges at paragraph 8.22 that the strategy for directing and managing
                  growth set out in the RSS is in line with the headline objectives of the SSA, including its aim
                  of aligning jobs, homes and services more closely to reduce the need to travel. However,
                  there is an interesting counterpoint to this at paragraph 9.13, where the SSA recognises that
                  there will be some disparity between where the RSS wants people moving into the region to
                  live and where they themselves might want to go. It goes on to suggest that over half of all
                  new development planned for the Strategically Significant Cities and Towns (SSCT) will be
                  delivered through a combination of increased housing density and new sites, many of which
                  will be previously undeveloped. The SSA also identifies the fact that there will of necessity
                  have to be a re-examination of current green belt boundaries with a view to accommodating
                  some of this new development.



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                  The SSA doesn’t always accord with the RSS, as is to be expected For example, it
                  demonstrates concerns over the proposed “second strategic route” set out in Policy TR3,
                  and suggests that an alterative approach might be to concentrate on a higher degree of self-
                  sufficiency in more peripheral parts of the region, which
                  “… could offer a different type of economic activity and lifestyle that may be attractive to
                  many, would increase resilience to external [economic] shocks, and reduce the demand for
                  travel.” Paragraph 9.23
                  Section 4 of the RSS and SSA discusses sub-regional strategy and housing distribution,
                  which will be discussed elsewhere. In essence, nine sub-regional studies were undertaken
                  (JSA as mentioned above), with each study being subjected to a Sustainability Appraisal,
                  which subsequent information was used by the SSA process as the basis for its own
                  response. The JSA have been identified as possible locations for strategic or sub-regionally
                  / locally significant urban extensions, and the SSA considers this as part of its response to
                  the chapter. Its main concerns reflect those set out elsewhere in this review, and include: -
                  •    the loss of green field sites,
                  •    the need to redraw green belt boundaries,
                  •    threats to existing habitats and green spaces,
                  •    impacts on high grade agricultural land and landscape features, and
                  •    resultant visual intrusion into and from AONBs.
                  There are also more localised issues that the SSA identifies and directs the RSS to address,
                  such as offering further consideration to the proposed urban extensions in Cheltenham, the
                  Plymouth sub-region and the Torbay and SE Devon area given the issues around flood risk,
                  and investigating in more detail the impacts of the proposed urban extension on the
                  landscape character, setting and historic integrity of Truro. This is particularly apposite as
                  settlements such as Taunton, Truro, Dorchester and Swindon are expected to grow by
                  approximately half as many houses again as at present during the life of the RSS.
                  Paragraph 10.49 contextualises this as far as the work-life balance is concerned;
                  “In order to be sustainable, residents need to take up the opportunity of working in the same
                  settlement in which they live, or move to live in the settlement in which they work.”
                  The SSA does accept that the draft RSS has generally planned to introduce less
                  development into locations made more sensitive by virtue of their landscape, biodiversity
                  and historic nature, but does point out that some 50% of all new dwellings will be delivered
                  on green field sites (approximately 230,000 units). This equates to a provision of around
                  4,600ha of green field land for housing development, and a roughly equivalent amount for
                  associated development. The SSA also identifies the fact that in areas where development
                  is planned, significant constraints will inevitably exist, and it is the sensitivity of the
                  environment close to existing settlements, rather than the overall land resource, that will be
                  most important for consideration in terms of the potential impacts of new development.
                  Almost inevitably, given the pattern of land use and designation throughout the region, new
                  urban extensions will necessarily be located at least adjacent to sensitive designations –
                  there are, according to Figure 10.2 of the SSA, some 13,713km2 of “designated” land and
                  10,675km2 of “undesignated” land, so the pressures in parts of the region (especially the
                  north and east) created by urban extensions or other development will be particularly
                  intense.
                  In considering Section 5 of the RSS relating to transport, the SSA again queries whether
                  the second strategic route is necessary, as it presupposes that the apparent peripherality of
                  the SW is a problem that needs solving. It suggests that the second strategic route should




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                  not be considered for inclusion into the RSS until national rail network links are upgraded
                  and the case for further road network infrastructure is proven in sustainability terms.
                  Section 6 appears to be generally well-received in the SSA, and the conclusion of the
                  commentary agrees in the main with the thrust of the policies therein.
                  Section 7 relates to the environment. The SSA reflects several concerns. It sees Policy F1
                  on flooding having the potential to displace people from their communities; any such
                  displacements should ensure that communities are relocated to sustainable locations
                  offering a similar quality of life. It also sees the possibility of a conflict between policies in the
                  RSS and the matter of precedence; where policies relating to the protection of habitats
                  come into conflict with those promoting development, the SSA argues that there should be
                  some clarification offered on what takes precedence.
                  With regard to flooding, the SSA stress that the predicted frequency of severe tidal flooding
                  is particularly high on the Cornish and North Devon coasts, and in the coastal areas
                  between Christchurch and Weymouth. Any development in such areas should take account
                  of long-term predictions in order to reduce their vulnerability. The SSA goes on to suggest
                  that regional flood risk assessment results should be included in the sub-regional policies in
                  Section 4 of the RSS.
                  Section 8 relating to economic prosperity states at paragraph 14.9,
                  “Environmental impacts of employment development … are not addressed specifically in the
                  policies.”
                  Instead, these are generally dealt with by the policies in the preceding section. The SSA
                  suggests several improvements in paragraph 14.16, including the need to place a greater
                  emphasis on delivering economic activity that is integrated with other land uses, including
                  mixed uses, and providing guidance on how potential impacts of climate change such as
                  flooding and sea level changes should be taken into account in determining the
                  appropriateness of waterside employment uses.
                  In conclusion, the SSA sets out in paragraph 17.7 some potential sustainability issues
                  associated with the proposed levels of development in some of the region’s main areas:
                  •    Increase in traffic and congestion
                  •    Development of airports
                  •    Protecting important heritage, landscape and nature conservation interests (this will be
                       a particular constraint in South East Dorset)
                  •    Managing flood risk
                  •    Water resources and waste water treatment and disposal
                  The SSA suggests that the density of housing at the SSCTs, including urban extensions,
                  should be at least 50 dwellings per ha, but notwithstanding this the increase in the built-up
                  land area in the region will be in the order of 5%. This is cited as a reason why densities
                  should be even higher within urban areas, in areas close to and well-served by public
                  transport and in the proposed urban extensions (Table 17.1, p.220 – 221).




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                  1.10        National Perspectives on Sustainable Development

                  1.10.1      Eco Homes/ BREEAM Assessment
                  The Building Research Establishment tools appraising sustainability consider a
                  development across a range of factors deemed to constitute the basis of a sustainable
                  development. The appraisal tool distinguishes between building and locational
                  characteristics that contribute to sustainability (See Annex A). Some of this thinking has
                  been invested in the SW Checklist within which BRE is a partner.
                  1.10.2      Sustainable Urban Extensions – Planned Through Design
                  English Partnerships, the national development agency, together with the Prince’s Trust
                  pioneered an approach to best practice for urban extension design. It published a document
                  called “Sustainable Urban Extensions – Planned through Design”, published in 2000. The
                  document outlines an approach to plan-making involving significant community buy-in and
                  consultation, and an introductory brief describes it thus:
                  “The Prince’s Foundation and English Partnerships, supported by DETR and CPRE,
                  decided to explore the capabilities of Enquiry By Design by planning hypothetical urban
                  extensions for major greenfield sites adjoining Basildon and Northampton which are owned
                  by English Partnerships. Both sites had been identified as potentially suitable for major
                  housing development but were at different stages in the planning process.
                  At both locations, these exercises revealed that substantial improvements in site layouts,
                  sustainable mixed uses, viability of public transport and ‘sense of place’ could be achieved
                  through this new approach to urban planning and design. The number of new homes
                  accommodated by a given area of greenfield land could be as much as doubled compared
                  to conventional housing development, whilst introducing linked amenities and some
                  workplaces. The quality and function of open space could be enhanced with regard to the
                  overall sustainable design context as opposed to being the product of a standard
                  mathematical formula”
                  1.10.3      Lawley, Telford – English Partnerships
                  Following their involvement in the above initiative, English Partnerships, together with
                  Telford & Wrekin Borough Council, are currently working to deliver a major sustainable
                  urban extension at Lawley in Telford. The scheme will provide in excess of 3,000 new
                  homes on a developable area of 70ha of land formerly in use as an opencast mine. The
                  following is an extract from the planning statement for the outline planning permission,
                  which has been approved in principle by the council and has been sent to the Government
                  Office for the West Midlands for final approval.
                  “The Lawley Strategic Project is being planned as one of the largest and most exciting
                  sustainable urban extensions in England today and a first for the West Midlands. It will be a
                  national example of best practice in sustainable growth and a model for the design of other
                  urban extensions across the country. In its delivery of over 3,000 new homes it will fulfil 20%
                  of the growth needed to meet Telford’s requirements for housing to 2018. The proposals
                  also include non-residential uses comprising commercial employment uses, retail elements,
                  leisure and community uses. At the inception of the project the project boundary extended to
                  cover 240ha of land. This area has been subject of an intensive design process to bring
                  forward a sustainable new community that introduces a new urban form into the Telford
                  New Town.
                  Through building an understanding of the site’s context, a development area of
                  approximately 100ha was identified as the planning application area.”
                  Further information is available on the dedicated website for Lawley.




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                  1.11        Selection of “factors” for assessing broad directions of growth

                  Given the foregoing review, it is clear that certain issues arise in various forms and across a
                  number of different documents and initiatives throughout the regional and sub-regional
                  planning framework. The continued reiteration, both directly and indirectly, of those issues
                  pertaining to climate change and flooding, the location and amount of new housing,
                  environmental concerns and pressures, employment and economy and accessibility to
                  goods, services and opportunity, is very clear. It is therefore proposed to establish the
                  following broad factors as criteria against which a more detailed assessment of locational
                  sustainability can be tested: -
                  • Flood risks identified over the medium and longer terms as a result of climate change,
                  proximity to major sources of flooding or as a result of inadequate infrastructure or
                  increased run-off
                  •    Issues around water supplies in certain parts of the region
                  • The amount and quality of land being identified, especially where that land is in current
                  productive use (e.g. agricultural) or where it has been identified for other uses in an extant
                  local plan, and the levels of housing in particular being proposed for it
                  • The proximity or otherwise of facilities and services (schools, doctors, shops etc) that
                  would either have capacity for, or be boosted by, significant new urban development; where
                  those facilities and services do not exist locally, or are failing, the criterion could include a
                  consideration of whether and how the new development would accommodate them in a
                  manner that was easily accessible to both existing and new communities in the vicinity
                  • Accessibility to and via public transport networks and proposed improvements to (or
                  provision of) such networks
                  • Accessibility to new and existing areas of employment opportunity, such as allocated
                  strategic or local employment sites shown on local plans, major local employers and key
                  areas of economic growth such as universities
                  •    The presence of national / international biological or geological designations
                  •   The presence of national / international sites of historic importance, including scheduled
                      ancient monuments and listed buildings
                  •    The presence of national landscape designations
                  • The presence of regional / sub-regional designations covering areas of strategic
                  landscape, biological / geological and historic importance
                  This list specifically avoids more societal factors at this stage, as the priority is to try to
                  establish physically and environmentally sustainable locations; while for example people’s
                  happiness with their environment is an important consideration, it is not easily measurable
                  and thus could not be justified as a means of “sifting out” an urban extension that otherwise
                  would be extremely sustainable.
                  The factors of Green Belt and Green Infrastructure were added in response to the brief from
                  SWRA.




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Appendix F
Maps from Strategic
Green Belt Review
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       Maps from Strategic Green Belt Review

                  Maps to show the ‘sensitivity to change’ of the Green Belt in
                        •    Cheltenham and Gloucester;
                        •    South East Dorset and
                        •    The West of England.


                  Source for all maps: Strategic Green Belt Review, Final Report, Appendix 11 (Colin
                  Buchanan & Partners, February 2006).




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