Friday 1st December 2023
An update from David Lausen
Proposed Housing Schemes - Staplegrove West and East Developments
On Monday 27th November, we joined a videoconferencing catch up meeting with councillors from Somerset Council and Taunton Town Council. For a change we will start with news on Staplegrove East, as we were given a presentation by Stantec. Stantec is a global engineering consulting group based in Canada and it has become the leading company designing - and taking through planning - wetlands schemes in Somerset and around the country. Stantec has an office in Taunton and locally based engineers are working on the project. Wetlands are part of Nutrient Neutrality Mitigation schemes to allow housing developments to be permitted to prevent excess additional pollution. (Stantec was also responsible for the design of the wetlands, which are going to be created off Langford Lane and Nailsbourne as mitigation for the Staplegrove West development, which has been approved by the Council).
East
The proposed site for the wetlands is a field off Corkscrew Lane that is presently used to grow miscanthus - between the allotments and Wyndham Road on the east and Twoton Crossfit Gym and Taunton Vale Sports Club on the west. Stantec told us that it expects to put in for planning permission in the spring. At the moment the scheme involves the construction of five relatively shallow wetland cells, which are interconnected so that outflows could flow into each other. Water will be diverted from Mill Lease stream, which flows through the field into the wetland and back into the stream further along the field. There will be a system to control water flows within the wetland area. Stantec told us that it does not want the wetlands to look like a massive red bed so there would be a variety of plantings to avoid a monoculture. When the plans are submitted , Stantec will provide a landscape "vision". Stantec stated that the wetlands would lessen the risk of flooding. As the Environment Agency designates the Mill Lease stream as a "Main River", it will monitor the wetland very closely to make sure that it doesn't cause flooding. The area of the field between Wyndham Road and the Mill Lease stream, which is presently grassed over, will not be part of the wetlands scheme, but the landowner will be required to maintain it by mowing a few times a year (as at present).The damaged culvert, which does at times of heavy rain cause flooding, will be repaired as part of the project.
There was lively discussion with questions asked about -
* Maintenance - who would be responsible and who would pay?; and how can algal blooms be avoided?;
* Arisings - the site will need to be lowered and there will be HGV travel implications;
* What about miscanthus rhizomes, which can be rather tricky to get rid of;
* Health and safety - the site is presently very popular with dog walkers (Stantec stated that the site would not be fenced off); etc. etc.
Stantec stated that, "it is still early days...but the detailed proposal, expected in the spring, will address these concerns."
We asked if there would be a public consultation event before the Planning Application was submitted but were told that this would not be the case. We were reminded that there was no public consultation about the Langford Lane and Nailsbourne wetlands before planning was submitted but were told there was no public consultation event held about the Langford Lane and Nailsbourne wetlands before planning was submitted. (But a similar online briefing had taken place with Parish Councillors and the then Somerset West and Taunton Councillors). The Planning Case Officer is aware of our circulation and sees it as a positive way to disseminate information.We will let you know when a Planning Application is submitted and then you will have the opportunity to see the details on the Somerset Council website and comment if you wish.
Stantec will be submitting its proposal on behalf of the promoter, PM Asset Management (a virtual one-man band operation), which is getting its funding from the landowners. East does not have a developer and with a difficult housing market, it is unlikely that a developer / developers will be keen to jump in any time soon.
West
The planning authority - now Somerset County Council - is now in advanced discussions with Bloor Homes about Section 73. [Section 73 of the Town and Country Planning Act allows applications to be made for permission to develop without complying with conditions previously imposed by the Outline Planning Permission and Masterplan]
The most important change, which we believe will be popular with the majority, is that Bloor is not intending to go ahead with the need for a "temporary""drop-down" road off Corkscrew Lane. This means that there shouldn't be the considerable problems that would have caused by HGVs accessing Corkscrew Lane for construction work. (Another reason might be that mortgage lenders are wary of lending when properties can only be accessed from a temporary road!). Instead, Bloor is reverting to the original plan to commence the development by building a "Spine road" starting from Staplegrove Road [between Silk Mills roundabout and Welcome (Co-Op / Post Office) stores]. As the timing of the East development is very uncertain, a "Spine road" might only initially be built up to Whitmore Lane, which would create a very long cul-de-sac. Only cyclists and walkers would be able to access Whitmore Lane from the "Spine" road. Could it also lead to more traffic along Rectory Road? (Note - there has never been and still isn't a vehicular connection proposed to Rectory Road - only walking and cycling). Somerset Council is keen to promote cycling and walking, so it might ask for a different / other cycle and footpath route(s) to be constructed from the development.
As can be expected, Bloor is keen to maximise the number of houses it can build as the site is developed and to increase the "trigger" point for delivery of a "Spine" road on its land(Bloor wants to increase it to 575 homes from 250) and to delay the delivery of a primary school and other infrastructure. (In the Outline Planning Permission the Primary School is in the Staplegrove East area, but all the developers will have to share the costs). Bloor is also proposing to move the area originally designated for employment land eastwards and, when the electricity pylons are put underground, to build on some of this area. Bloor had initially wanted more houses on the "bonfire field" but instead is now going for allotments.
One issue that may be of concern is the relocation of the area for "Employment Land". Originally this would have been at the western end of the development, not far from the road junction with Staplegrove Road. Now it is proposed to site it in a field west of Rectory Road and to the north and west of Hillhead Cottages. Vehicle access will only be from the "Spine"road and not Rectory Road.
Full details of the changes, which Bloor Homes is proposing, can be seen on the Somerset Council Planning website - just go to the Somerset West and Taunton (West) site and the reference is 38/23/0347. You can comment if you wish.
Happy Christmas and all best wishes for 2024!
Thurs 14th Sept 2023
An update from David Lausen
We thought that an update on the latest position on the Staplegrove Housing development would be helpful because, despite what some people might think, it hasn't gone away!
Following the creation of Somerset Council and the disappearance of Somerset and West District Council (previously Taunton Deane), a regular set of meetings is now taking place between Simon Fox, (Planning Officer, Somerset Council), Councillor Dixie Darch (Somerset Council), Councillor Ed Firmin (Taunton Town Council, Staplegrove Ward), Councillor Marcia Hill (Taunton Town Council, Rowbarton Ward), David Lausen (Residents of Staplegrove Action Group) and Simon Briggs (Whitmore Area Residents' Group).
At our latest meeting Simon Fox updated us on the main issues:
David Lausen (ROSAG) and Simon Briggs (WARG)
Weds 12th April 2023
An update from David Lausen
A fortnight ago, we (local parish councils, RoSAG and WARG) had a "Zoom" meeting with Somerset West and Taunton regarding the proposed Staplegrove developments. From April 1st, SW&T no longer exists (it is now part of Somerset County Council) and our parish council is being 'subsumed' into a new Taunton Town Council. We don't know what 'consultations' there will be in the future but hopefully - once the May elections have taken place - local consultations will continue.
However, Simon Fox, SW&T has given us recent correspondence between SW&T and Carney Sweeney (acting for Bloor Homes, who has bought the Staplegrove West site) regarding an EIA Scoping Opinion. Essentially, a scoping opinion asks the planning authority what environmental matters will need to be considered if a proposed planning application is submitted.The eventual application may not follow precisely the issues raised, as it is only the developer's views at a point in time.
In February, Carney Sweeney proposed six changes to vary the original outline planning approved in 2019. Possibly the most significant changes are the first two -
* To start building the Spine Road from Silk Mills / A358 junction and removing the condition that the first phase of the development should be built via access from Corkscrew Lane. If the Spine Road were built first, most of us would be very relieved. However, Bloor is also asking for, "Removal of the spine road 5 year completion requirement from occupation." Some of us have expressed concerns that this might in reality lead to a "huge cul-de-sac", and have asked for clarification and the need to look at cycle and walking exit routes as well. It would appear that Bloor want to take out the "temporary" drop-down road off Corkscrew Lane, which can only be a good thing (although Bloor might want some form of pedestrian and cycle access at this point).
Other points of interest -
* Employment Land - Bloor would like to move this to a more central location near Rectory Road. We doubt whether nearby residents will be too keen. There are also doubts about who might use the Employment Land. There has been little take up for light industrial at the Monkton Heathfield and Comeytrowe developments - and they are much better positioned? A care home might be a possibility, but it is quite possible that Bloor might use the lack of demand for business use to add even more houses at a later stage. It is also not clear if Bloor might want access to the Employment Land via Rectory Road rather than the Spine Road.
* (Proposed) Allotments - Bloor would like to move this from near Whitmore Lane to the West side near the access to Silk Mills / A358 junction. The proposed site near Whitmore Lane is also near the Green Wedge. Could houses built very near the Green Wedge attract a premium price?
* More houses on the Northern Boundary - Bloor would like "more built form" on the boundary because - when the pylons are built underground - there can be more construction in this area. This would change the view of Rag Hill, particularly from Langford Lane. Views of Rag Hill do need to be protected.
* School - Bloor would like to drop the "trigger" whereby a school would be built prior to 250 units being. Somerset County Education might not be happy about this, and there are questions about who is going to pay for it. If the school isn't built in time, where will the children from the new development go, as most of the schools are near, or at, full capacity? The proposed school site is in Staplegrove East (see below).
A couple of months ago, SW&T brought in Create Streets to help with design ideas and evaluate whatever Bloor might suggest. Create Streets has left a good impression with its work with ArtsTaunton. Recently, the new Taunton Town Delivery Board has appointed a new chair(Jim Claydon, a retired town planner). Hopefully, the TTDB will look for high standards and good design and not just be numbers driven. We have to live in hope!
Lastly, it appears that Staplegrove East is still on the back burner. We were told that the promotor has found a location for a Wetlands Offset Scheme (the schemes are to offset the discharge of sewage into rivers from houses yet to be built - obscene/ crazy?). The location is top secret, as a lot of monitoring has still to be undertaken!
Weds 25th January 2023
An update from David Lausen
Last week, Staplegrove Parish Council, Simon Briggs (WARG) and myself (RoSAG) met three senior members of Bloor Homes staff. Today, Dixie Darch (our councillor on Somerset County Council) and myself had a telephone conversation with Simon Fox (Major Projects Officer (Planning) at Somerset West and Taunton Council).
Staplegrove West
Ptarmigan - the original land promotors for Staplegrove West - are no longer involved, as Bloor Homes has now bought the land. Bloor also told us that they had also bought the land for the Wetlands Offset Scheme (and EnTrade, a sub of Wessex Water and promotor of offset schemes, was not involved). We discussed a number of issues and concerns, which could be summarised as follows -
* "Spine Road First" - Led by Ian Talbot (Chairman, Staplegrove PC) and Simon Moon (V-C, SPC) and supported by the rest of us, we told Bloor that the biggest concern was the proposed temporary Drop Down Road off Corkscrew Lane. Bloor responded by 'we hear what you say and it does make sense' but did not give any commitment. Bloor stated that it was working with SWT to draw down the necessary money from the Housing Infrastructure Fund (managed by Homes England) and a bid needed to be submitted by the end of March.
* Spine Road to start from Silk Mills Roundabout - Led by Michael Clark (SPC), the PC felt that the western end of the Spine Road should join up with the roundabout , rather than a new junction between the roundabout and Staplegrove Post Office. Bloor pointed out that the new junction had already got planning approval but stated that they would look again at Michael's proposal. Simon Fox (SWT) believes that there will not be any change. The Highways authority's design is not ideal and he is endeavouring to improve what has been agreed.
* Sustainability and new building regulations - A number of us asked about rainwater collection systems, electric vehicle charging points, photovoltaics and solar panels. Bloor stated that these were all required by regulations that were coming in in 2025, and the homes would all include these products. I asked about greywater recycling but did not get a clear answer.
* Design - We asked about design, but Bloor would not be drawn. Bloor stated that the mix of houses here would be unlikely to be similar to their recent developments at Longforth Farm (Wellington) and Wilstock village (between North Petherton and Bridgwater), as Staplegrove houses would be more expensive. Simon Fox stated that SWT was starting a piece of work tomorrow to look at Bloor developments elsewhere to get a feel of what might be most appropriate for Staplegrove.
* Affordable Homes - We asked about the provision of affordable homes, and Bloor stated, "when we build affordable homes we do not want them to be obviously visually different from the rest".
* Green Wedge - Simon Briggs (WARG) asked whether the Green Wedge might be extended so that it matched the "vision" that Taunton Deane had ten years ago. Bloor stated that they would be reviewing this. Simon Fox believes that no change is likely, and the narrowing of the Green Wedge from the original "vision" is compensated by it being extended northwards.
Bloor Homes
Accounts for Bloor Homes and accounts for the Bloor Group have recently been lodged at Companies House. Bloor is a private company, which is controlled by John Bloor. There are three main businesses - House Building, Triumph Motorcycles and Pickerings Hire (portable buildings) - and in the year to 30/6/2022 the group showed trading profits of £440 million on a turnover of £2.2 billion. Bloor Homes accounts for 75% of trading profits. The model of landbanking "consented" land has been very successful. In the year to 30/6/2022 Bloor Homes made a trading profit of £329 million on a turnover of £1.4 billion - a margin of 24%. Bloor makes no secret of, "house price inflation, leading to higher average selling prices per plot." As at 30/6/2022, the Balance Sheet shows £1.1 billion of land for development.
At the meeting Bloor's staff told us about John Bloor. Although he is now 79, "he is still a workaholic ... he gets into the office earlier than everyone else ... reads the FT and is always asking questions to drive the businesses". It is interesting to note that a filing at Companies House gives Guernsey as John Bloor's residence. Guernsey is a tax haven with a maximum income tax of 20%, no VAT, no Capital Gains Tax and no Inheritance Tax. In the year to 30/6/2022. John Bloor received a salary of £1.4 million and dividends of £15 million. According to Private Eye, "John Bloor is one of the Conservative party's biggest donors, having given it £2.7 million since 2015". The Bloor group also gives money to the Conservative party and the Taxpayers Alliance.
Staplegrove East
Today, Simon Fox stated, "Things have moved forward in the last two months. We are talking to the promotor, PM Asset Management about the need to "refresh" the outline planning approval and the requirement for a phosphate offset solution."
Last Autumn, I was in email correspondence with Tim Linnington, National Trust Project and Stakeholder Manager. He assured me that the National Trust was standing by its original commitments (made in July 2015) and, "we are continuing to be actively involved in the planning process so that we can ensure the development will meet our planning principles."
Recently there has been a seachange in the UK housing market with activity contracting dramatically. The outlook for new house building is pretty dire and is likely to get even worse when the ridiculously wasteful Help-to-Buy ends in March. A paradigm shift in the housing market is long overdue, and I do not envisage that Bloor (and any other developer) will be busting a gut to start building here anytime soon.
Kind regards,
David"
An update from David Lausen
Proposed Housing Schemes - Staplegrove West and East Developments
On Monday 27th November, we joined a videoconferencing catch up meeting with councillors from Somerset Council and Taunton Town Council. For a change we will start with news on Staplegrove East, as we were given a presentation by Stantec. Stantec is a global engineering consulting group based in Canada and it has become the leading company designing - and taking through planning - wetlands schemes in Somerset and around the country. Stantec has an office in Taunton and locally based engineers are working on the project. Wetlands are part of Nutrient Neutrality Mitigation schemes to allow housing developments to be permitted to prevent excess additional pollution. (Stantec was also responsible for the design of the wetlands, which are going to be created off Langford Lane and Nailsbourne as mitigation for the Staplegrove West development, which has been approved by the Council).
East
The proposed site for the wetlands is a field off Corkscrew Lane that is presently used to grow miscanthus - between the allotments and Wyndham Road on the east and Twoton Crossfit Gym and Taunton Vale Sports Club on the west. Stantec told us that it expects to put in for planning permission in the spring. At the moment the scheme involves the construction of five relatively shallow wetland cells, which are interconnected so that outflows could flow into each other. Water will be diverted from Mill Lease stream, which flows through the field into the wetland and back into the stream further along the field. There will be a system to control water flows within the wetland area. Stantec told us that it does not want the wetlands to look like a massive red bed so there would be a variety of plantings to avoid a monoculture. When the plans are submitted , Stantec will provide a landscape "vision". Stantec stated that the wetlands would lessen the risk of flooding. As the Environment Agency designates the Mill Lease stream as a "Main River", it will monitor the wetland very closely to make sure that it doesn't cause flooding. The area of the field between Wyndham Road and the Mill Lease stream, which is presently grassed over, will not be part of the wetlands scheme, but the landowner will be required to maintain it by mowing a few times a year (as at present).The damaged culvert, which does at times of heavy rain cause flooding, will be repaired as part of the project.
There was lively discussion with questions asked about -
* Maintenance - who would be responsible and who would pay?; and how can algal blooms be avoided?;
* Arisings - the site will need to be lowered and there will be HGV travel implications;
* What about miscanthus rhizomes, which can be rather tricky to get rid of;
* Health and safety - the site is presently very popular with dog walkers (Stantec stated that the site would not be fenced off); etc. etc.
Stantec stated that, "it is still early days...but the detailed proposal, expected in the spring, will address these concerns."
We asked if there would be a public consultation event before the Planning Application was submitted but were told that this would not be the case. We were reminded that there was no public consultation about the Langford Lane and Nailsbourne wetlands before planning was submitted but were told there was no public consultation event held about the Langford Lane and Nailsbourne wetlands before planning was submitted. (But a similar online briefing had taken place with Parish Councillors and the then Somerset West and Taunton Councillors). The Planning Case Officer is aware of our circulation and sees it as a positive way to disseminate information.We will let you know when a Planning Application is submitted and then you will have the opportunity to see the details on the Somerset Council website and comment if you wish.
Stantec will be submitting its proposal on behalf of the promoter, PM Asset Management (a virtual one-man band operation), which is getting its funding from the landowners. East does not have a developer and with a difficult housing market, it is unlikely that a developer / developers will be keen to jump in any time soon.
West
The planning authority - now Somerset County Council - is now in advanced discussions with Bloor Homes about Section 73. [Section 73 of the Town and Country Planning Act allows applications to be made for permission to develop without complying with conditions previously imposed by the Outline Planning Permission and Masterplan]
The most important change, which we believe will be popular with the majority, is that Bloor is not intending to go ahead with the need for a "temporary""drop-down" road off Corkscrew Lane. This means that there shouldn't be the considerable problems that would have caused by HGVs accessing Corkscrew Lane for construction work. (Another reason might be that mortgage lenders are wary of lending when properties can only be accessed from a temporary road!). Instead, Bloor is reverting to the original plan to commence the development by building a "Spine road" starting from Staplegrove Road [between Silk Mills roundabout and Welcome (Co-Op / Post Office) stores]. As the timing of the East development is very uncertain, a "Spine road" might only initially be built up to Whitmore Lane, which would create a very long cul-de-sac. Only cyclists and walkers would be able to access Whitmore Lane from the "Spine" road. Could it also lead to more traffic along Rectory Road? (Note - there has never been and still isn't a vehicular connection proposed to Rectory Road - only walking and cycling). Somerset Council is keen to promote cycling and walking, so it might ask for a different / other cycle and footpath route(s) to be constructed from the development.
As can be expected, Bloor is keen to maximise the number of houses it can build as the site is developed and to increase the "trigger" point for delivery of a "Spine" road on its land(Bloor wants to increase it to 575 homes from 250) and to delay the delivery of a primary school and other infrastructure. (In the Outline Planning Permission the Primary School is in the Staplegrove East area, but all the developers will have to share the costs). Bloor is also proposing to move the area originally designated for employment land eastwards and, when the electricity pylons are put underground, to build on some of this area. Bloor had initially wanted more houses on the "bonfire field" but instead is now going for allotments.
One issue that may be of concern is the relocation of the area for "Employment Land". Originally this would have been at the western end of the development, not far from the road junction with Staplegrove Road. Now it is proposed to site it in a field west of Rectory Road and to the north and west of Hillhead Cottages. Vehicle access will only be from the "Spine"road and not Rectory Road.
Full details of the changes, which Bloor Homes is proposing, can be seen on the Somerset Council Planning website - just go to the Somerset West and Taunton (West) site and the reference is 38/23/0347. You can comment if you wish.
Happy Christmas and all best wishes for 2024!
Thurs 14th Sept 2023
An update from David Lausen
We thought that an update on the latest position on the Staplegrove Housing development would be helpful because, despite what some people might think, it hasn't gone away!
Following the creation of Somerset Council and the disappearance of Somerset and West District Council (previously Taunton Deane), a regular set of meetings is now taking place between Simon Fox, (Planning Officer, Somerset Council), Councillor Dixie Darch (Somerset Council), Councillor Ed Firmin (Taunton Town Council, Staplegrove Ward), Councillor Marcia Hill (Taunton Town Council, Rowbarton Ward), David Lausen (Residents of Staplegrove Action Group) and Simon Briggs (Whitmore Area Residents' Group).
At our latest meeting Simon Fox updated us on the main issues:
- The £14 million Housing Infrastructure Fund money which is being provided by central government needs to be spent, or at least committed, by the end of March 2024. The final submission is now being made with support from Bloor Homes who have bought the land for the Staplegrove West development. Part of that will be used to buy an option on land in the Staplegrove East development for a new Primary School. More funding will be used to pay for the cost of joining the new Spine Road to Staplegrove Road. But most of the money will be used to pay for the undergrounding of the power lines which currently cross the Staplegrove East site.
- An Application has been made to the Secretary of State to underground the power lines. (More details are on the Somerset Council Planning web site, reference 38/23/0256). The existing power lines will go down into the ground just to the north of the Dairy House on Whitmore Lane and then emerge near Staplegrove Road. There will be a new pylon at each of those points which will be of a similar size to the existing ones. All of the old pylons between those 2 points will be removed. Access to do this work will be from the proposed junction of the Spine Road with Staplegrove Road. It is understood that this work won't start until summer 2025. Somerset Council are making recommendations to the Secretary of State about how the power lines should be undergrounded as there may be some impact on trees and hedges which will need protecting.
- It is understood that Bloor Homes is likely to make a Section 73 Application to Somerset Council to change some of the Planning Conditions for the original Planning Permission for the Staplegrove West site. They had previously discussed these with Somerset Council and most of them are not ones that we would think would cause any problems. We have been led to believe that it will include proposals to move the provisional locations for the employment land and the allotments and also, probably very welcome, a proposal to drop the idea of creating a "temporary" drop down road on to Corkscrew Lane by the old Village World site.
- As far as the Staplegrove East development is concerned, work is still continuing. Technically the Outline Planning Application has not yet been approved. That is because although the Planning Committee approved it in 2019, that approval was subject to further discussions with Planners and a legal agreement being approved. So far that has not happened. We understand that the promotor have been asked to update its figures and proposals on traffic management. Somerset Council are also asking the promotor to review the designs of the junctions between Kingston Road (Taunton Road) and the eastern end of the new Spine Road and also the Corkscrew Lane/Hope Corner Lane junction to make them less visually obtrusive and more pedestrian/cycle friendly. The developers are also working on proposals for a wetland area to reduce/prevent phosphate pollution. (You may have seen Government proposals to overturn the legislation on this, the first time for 30 years that an environmental protection has been removed, but this not yet been approved by Parliament so the current legislation still applies). Somerset Council has asked the promotor to carry out some local consultation when its wetland proposal has been finalised.
- We have been in correspondence with the National Trust (the main landowners for Staplegrove East) and the NT has told us that it is not expecting anything happening soon. As the National Trust has assured us that it "will ensure that the development will be an exemplar", We reiterated our concern about the proposed felling of trees for the two junctions on Kingston Road and we stated that we didn't want to see any further slippage in the number of affordable housing (which is presently at 15%)
David Lausen (ROSAG) and Simon Briggs (WARG)
Weds 12th April 2023
An update from David Lausen
A fortnight ago, we (local parish councils, RoSAG and WARG) had a "Zoom" meeting with Somerset West and Taunton regarding the proposed Staplegrove developments. From April 1st, SW&T no longer exists (it is now part of Somerset County Council) and our parish council is being 'subsumed' into a new Taunton Town Council. We don't know what 'consultations' there will be in the future but hopefully - once the May elections have taken place - local consultations will continue.
However, Simon Fox, SW&T has given us recent correspondence between SW&T and Carney Sweeney (acting for Bloor Homes, who has bought the Staplegrove West site) regarding an EIA Scoping Opinion. Essentially, a scoping opinion asks the planning authority what environmental matters will need to be considered if a proposed planning application is submitted.The eventual application may not follow precisely the issues raised, as it is only the developer's views at a point in time.
In February, Carney Sweeney proposed six changes to vary the original outline planning approved in 2019. Possibly the most significant changes are the first two -
* To start building the Spine Road from Silk Mills / A358 junction and removing the condition that the first phase of the development should be built via access from Corkscrew Lane. If the Spine Road were built first, most of us would be very relieved. However, Bloor is also asking for, "Removal of the spine road 5 year completion requirement from occupation." Some of us have expressed concerns that this might in reality lead to a "huge cul-de-sac", and have asked for clarification and the need to look at cycle and walking exit routes as well. It would appear that Bloor want to take out the "temporary" drop-down road off Corkscrew Lane, which can only be a good thing (although Bloor might want some form of pedestrian and cycle access at this point).
Other points of interest -
* Employment Land - Bloor would like to move this to a more central location near Rectory Road. We doubt whether nearby residents will be too keen. There are also doubts about who might use the Employment Land. There has been little take up for light industrial at the Monkton Heathfield and Comeytrowe developments - and they are much better positioned? A care home might be a possibility, but it is quite possible that Bloor might use the lack of demand for business use to add even more houses at a later stage. It is also not clear if Bloor might want access to the Employment Land via Rectory Road rather than the Spine Road.
* (Proposed) Allotments - Bloor would like to move this from near Whitmore Lane to the West side near the access to Silk Mills / A358 junction. The proposed site near Whitmore Lane is also near the Green Wedge. Could houses built very near the Green Wedge attract a premium price?
* More houses on the Northern Boundary - Bloor would like "more built form" on the boundary because - when the pylons are built underground - there can be more construction in this area. This would change the view of Rag Hill, particularly from Langford Lane. Views of Rag Hill do need to be protected.
* School - Bloor would like to drop the "trigger" whereby a school would be built prior to 250 units being. Somerset County Education might not be happy about this, and there are questions about who is going to pay for it. If the school isn't built in time, where will the children from the new development go, as most of the schools are near, or at, full capacity? The proposed school site is in Staplegrove East (see below).
A couple of months ago, SW&T brought in Create Streets to help with design ideas and evaluate whatever Bloor might suggest. Create Streets has left a good impression with its work with ArtsTaunton. Recently, the new Taunton Town Delivery Board has appointed a new chair(Jim Claydon, a retired town planner). Hopefully, the TTDB will look for high standards and good design and not just be numbers driven. We have to live in hope!
Lastly, it appears that Staplegrove East is still on the back burner. We were told that the promotor has found a location for a Wetlands Offset Scheme (the schemes are to offset the discharge of sewage into rivers from houses yet to be built - obscene/ crazy?). The location is top secret, as a lot of monitoring has still to be undertaken!
Weds 25th January 2023
An update from David Lausen
Last week, Staplegrove Parish Council, Simon Briggs (WARG) and myself (RoSAG) met three senior members of Bloor Homes staff. Today, Dixie Darch (our councillor on Somerset County Council) and myself had a telephone conversation with Simon Fox (Major Projects Officer (Planning) at Somerset West and Taunton Council).
Staplegrove West
Ptarmigan - the original land promotors for Staplegrove West - are no longer involved, as Bloor Homes has now bought the land. Bloor also told us that they had also bought the land for the Wetlands Offset Scheme (and EnTrade, a sub of Wessex Water and promotor of offset schemes, was not involved). We discussed a number of issues and concerns, which could be summarised as follows -
* "Spine Road First" - Led by Ian Talbot (Chairman, Staplegrove PC) and Simon Moon (V-C, SPC) and supported by the rest of us, we told Bloor that the biggest concern was the proposed temporary Drop Down Road off Corkscrew Lane. Bloor responded by 'we hear what you say and it does make sense' but did not give any commitment. Bloor stated that it was working with SWT to draw down the necessary money from the Housing Infrastructure Fund (managed by Homes England) and a bid needed to be submitted by the end of March.
* Spine Road to start from Silk Mills Roundabout - Led by Michael Clark (SPC), the PC felt that the western end of the Spine Road should join up with the roundabout , rather than a new junction between the roundabout and Staplegrove Post Office. Bloor pointed out that the new junction had already got planning approval but stated that they would look again at Michael's proposal. Simon Fox (SWT) believes that there will not be any change. The Highways authority's design is not ideal and he is endeavouring to improve what has been agreed.
* Sustainability and new building regulations - A number of us asked about rainwater collection systems, electric vehicle charging points, photovoltaics and solar panels. Bloor stated that these were all required by regulations that were coming in in 2025, and the homes would all include these products. I asked about greywater recycling but did not get a clear answer.
* Design - We asked about design, but Bloor would not be drawn. Bloor stated that the mix of houses here would be unlikely to be similar to their recent developments at Longforth Farm (Wellington) and Wilstock village (between North Petherton and Bridgwater), as Staplegrove houses would be more expensive. Simon Fox stated that SWT was starting a piece of work tomorrow to look at Bloor developments elsewhere to get a feel of what might be most appropriate for Staplegrove.
* Affordable Homes - We asked about the provision of affordable homes, and Bloor stated, "when we build affordable homes we do not want them to be obviously visually different from the rest".
* Green Wedge - Simon Briggs (WARG) asked whether the Green Wedge might be extended so that it matched the "vision" that Taunton Deane had ten years ago. Bloor stated that they would be reviewing this. Simon Fox believes that no change is likely, and the narrowing of the Green Wedge from the original "vision" is compensated by it being extended northwards.
Bloor Homes
Accounts for Bloor Homes and accounts for the Bloor Group have recently been lodged at Companies House. Bloor is a private company, which is controlled by John Bloor. There are three main businesses - House Building, Triumph Motorcycles and Pickerings Hire (portable buildings) - and in the year to 30/6/2022 the group showed trading profits of £440 million on a turnover of £2.2 billion. Bloor Homes accounts for 75% of trading profits. The model of landbanking "consented" land has been very successful. In the year to 30/6/2022 Bloor Homes made a trading profit of £329 million on a turnover of £1.4 billion - a margin of 24%. Bloor makes no secret of, "house price inflation, leading to higher average selling prices per plot." As at 30/6/2022, the Balance Sheet shows £1.1 billion of land for development.
At the meeting Bloor's staff told us about John Bloor. Although he is now 79, "he is still a workaholic ... he gets into the office earlier than everyone else ... reads the FT and is always asking questions to drive the businesses". It is interesting to note that a filing at Companies House gives Guernsey as John Bloor's residence. Guernsey is a tax haven with a maximum income tax of 20%, no VAT, no Capital Gains Tax and no Inheritance Tax. In the year to 30/6/2022. John Bloor received a salary of £1.4 million and dividends of £15 million. According to Private Eye, "John Bloor is one of the Conservative party's biggest donors, having given it £2.7 million since 2015". The Bloor group also gives money to the Conservative party and the Taxpayers Alliance.
Staplegrove East
Today, Simon Fox stated, "Things have moved forward in the last two months. We are talking to the promotor, PM Asset Management about the need to "refresh" the outline planning approval and the requirement for a phosphate offset solution."
Last Autumn, I was in email correspondence with Tim Linnington, National Trust Project and Stakeholder Manager. He assured me that the National Trust was standing by its original commitments (made in July 2015) and, "we are continuing to be actively involved in the planning process so that we can ensure the development will meet our planning principles."
Recently there has been a seachange in the UK housing market with activity contracting dramatically. The outlook for new house building is pretty dire and is likely to get even worse when the ridiculously wasteful Help-to-Buy ends in March. A paradigm shift in the housing market is long overdue, and I do not envisage that Bloor (and any other developer) will be busting a gut to start building here anytime soon.
Kind regards,
David"