Consultation on this proposal has now closed.

Thank you to all those who kindly provided comments, we will be reviewing all of the comments received and together with the findings of the technical assessments, will consider whether further amendments and/or clarifications are required.

The information below remains available to view.

Chapman Lily Planning has been appointed by Aster Group to prepare and submit a planning application for new homes on land to the south of Cemetery Lane in Street.  The proposed development will be informed by:

• Site opportunities and constraints
• A review of relevant Development Plan policies; namely those set out in the Mendip Local Plan adopted in 2014 
• The findings of technical assessments, covering issues such as ecology, trees and drainage
• Feedback from stakeholders and the local community
• Other relevant considerations

The proposals for land south of Cemetery Lane are still at an early stage but we are looking to submit a planning application to Mendip District Council in late January 2021.  We would therefore welcome your feedback on our emerging proposals by 22nd January 2021 so that it can shape the form and content of the application.

Aster Group and the Project Team

Aster is a Registered Provider focused on offering customers a choice of new homes and tenures, including shared ownership, affordable and social rent and open market homes for sale.  Aster are an experienced developer delivering everything from small scale community-led developments through to large scale Joint Venture projects with national and regional housebuilders.  In 2018/19, Aster built 1,156 new homes and their ambitious development programme will see them deliver over 10,500 homes during the next seven years.  

Aster Group have engaged Chapman Lily Planning to assist with this consultation, as well as the preparation and submission of a planning application.

The site is located on the north-western edge of Street, one of Mendip’s main market settlements.  

The triangular-shaped site measures circa 0.87ha and enjoys frontage along both Portland Road and Cemetery Lane.  Mature hedges interspersed with mature trees delineate the northern and eastern boundaries beyond which lie Cemetery Road, and electricity substation and the cemetery. 

The southern boundary is predominantly defined by the fence line of the rear gardens of houses fronting Portland Road.  Access is currently gained via a field gate at the southwestern tip of the site.   The character of the site is heavily influenced by its edge of settlement location with the land to the north of Cemetery Lane lying at a lower level and distinctly agricultural.

It is evident that: 

• The site enjoys excellent connectivity and access to shops and services:
• on foot (notably Sainsbury and Lidl), 
• cycle (noting that there are off road cycle ways connecting Portland Road to Woods Batch, and Cranhill Road via an underpass to the A39 and the town centre beyond) 
• bus (noting that a bus service runs along Portland Road).
• The site is unencumbered by heritage constraints.  
• The ecological habitats and amenity value of the trees will need careful consideration.  
• There is scope to extend the positive landscape features to provide a buffer and enhance the setting.
• The layout and orientation of homes will need to safeguard privacy and avoid overlooking, particularly in relation to established properties fronting Portland Road (indicated by blue arrows on the inset plan). 
• There is good visibility along Cemetery Lane and scope to make improvements to allow for the formation of a new access.
• The existing planting provides a high degree of enclosure, to all but the southern boundary. 
• The falling topography to the north-west might provide an opportunity for glimpsed views. 
• A thin strip across the existing gated field entrance is at low risk of surface water flooding, but there are other opportunities for alternative access further along Cemetery Lane.    
• There would appear to be an old field gate at the south-eastern corner of the site that affords access to the adjoining park.  There is an opportunity to enhance pedestrian permeability. 

Planning Policies

Policy CP1 titles ‘Mendip Spatial Strategy’ explains: 

‘The majority of development will be directed towards the five principal settlements of Frome, Glastonbury, Shepton Mallet, Street and Wells to reinforce their roles as market towns serving their wider rural catchments.  Specific proposals for each place are set out in Core Policies 6-10. …’  

It goes on to state: 

‘In identifying land for development the Local Plan’s emphasis is on maximising the re-use of appropriate previously developed sites and other land within existing settlement limits as defined on the Policies Map’. 

It is noteworthy that the site lies outside but adjacent to the settlement boundary.  A review of the Mendip Local Plan is underway, with the Part II Sites and Policies Plan at a very advanced stage having gone through rigorous public consultation and testing.  The main Examination hearing sessions have concluded as has consultation on proposed modifications, albeit the Inspector has indicated that further focussed hearing sessions might be necessary.  The emerging plan, as modified, seeks to allocate the site under Policy ST2 titled ’Development Requirements and Design Principles’.  It states:

1. A minimum of 32 dwellings making provision for affordable housing in line with relevant policies. [MM45] (MM1) 
2. The site should be designed sensitively to ensure no harm to its setting. 
3. Have particular regard to site layout, building height and soft landscaping to minimise the visual impact of the development. 
4. New development should reflect the local materials and style. 
5. The site should be designed to safeguard the amenity of neighbouring residential properties. 
6. The scheme should ensure a satisfactory relationship to the cemetery. 
7. Opportunities should be taken to maintain or enhance biodiversity and habitats with particular regard to the nearby wildlife site and the species present in the locality.   

Core Policy 2 titled ‘Supporting the Provision of New Housing’ makes provision for 1,300 homes in Street, equivalent to 14% of the Districts overall needs.  Core Policy 8 titled ‘Street Parish Strategy’ established a more nuanced approach to the distribution of development in Street.  

Technical Assessments

The following technical assessments are underway:

• Topographic survey.
• Phase 1 extended habitats survey and phase 2 species specific surveys. 
• Ground condition survey. 
• Utilities survey. 
• Arboricultural survey.
• Flood risk and drainage assessment.

Other Relevant Considerations

Regrettably, due to the imposition of an increased annual housing target by Government, the Council is currently unable to demonstrate a 5-year Housing Land Supply. The latest position statement dated December 2019 estimates that the Council can only demonstrate a 3.8-year housing land supply.  As such the tilted balance in favour of sustainable development is engaged.

There is an estimated 11 year capacity for burials in the adjoining cemetery and it is understood that this will be part of the Council’s Bereavement Strategy to be issued in Spring 2021.

Our Emerging Proposals

Aster is looking to bring forward a development of around thirty-three dwellings. 

Mendip District Council have committed to work with Aster Homes to maximise the affordable housing delivery on this site. By working with an affordable housing provider from the outset there is scope to secure grant funding to maximise the affordable housing being provided over and above the Council’s policy targets. It is considered that this approach will best meet the objectives of both parties to deliver the much needed 100% affordable housing schemes.  

An indicative layout plan has been prepared, albeit this is likely to change as more information becomes available. 

The proposed homes will be one, two and three bed.  They will take the form of two-storey detached, semi-detached and terrace houses, each with its own garden and dedicated parking, as well as apartments. 

Next Steps

We will continue to update this webpage as the project moves forward, but now is the time to have your say and help shape the form and content of the planning application.

Should you have any questions or queries please do not hesitate to contact us via the comments page.

There will of course be a formal opportunity to make your views known to the Council once the application is registered – sometime in the new year.  It is envisaged that the application will be accompanied by:

• A suite of plans and drawings.
• A planning, design and access statement.
• A crime prevention statement.
• A resource efficiency statement. 
• A statement of community engagement.
• An affordable housing statement. 
• Draft Heads of Terms pursuant to a S106 agreement and complete the instruction forms. 
• Arboricultural survey, impact assessment and method statement.
• Flood risk and drainage assessment (owing to the size of the site).
• Transport Statement.
• Ecological Statement and biodiversity enhancement strategy.