Explore the indicative detailed proposals in more detail by watching an animation video.

Animation Video

If you only have a few minutes to spare, click here to read the key points, view the key plans and respond to a quick survey.

Executive Summary / Quick Survey

Executive Summary

This page summarises the key points about the Masterplan in one place. It should take you 5-10 minutes to read and answer up to six survey questions.<div class="cp-accordion"><input type="checkbox" id="chck1"> <label class="cp-accordion-header" for="chck1" style="background-color: #009F9B; border-color: #000000;">Introduction&nbsp;&nbsp;</label><div class="cp-accordion-content" style="border-color: #000000;">Firepool is a major regeneration area within Taunton town centre, for which there have been development aspirations for many years.The site presents a unique opportunity close to the train station, key services and facilities, and fronting the River Tone. High quality development needs to respond to its context and the range of opportunities and constraints present. This Draft Masterplan looks to respond accordingly and take account of important changes in policy and context including the Council&rsquo;s Garden Town Vision and declaration of a Climate Emergency. &nbsp;<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667570203/projects/633da16e5811b2eb4d64653a/nus4b0w3nqrat42tfepf.png" class="fr-fic fr-dib">Somerset West and Taunton Council is both landowner / developer as well as Local Planning Authority in relation to the site. These roles are distinct and independent, however, the delivery of sustainable development on this key town centre site is of great importance in both roles.&nbsp;The Draft Masterplan has been produced by the developer team and agreed for consultation purposes by the Local Planning Authority. Whilst significant progress has been made, additional work is still required before the final version can be approved including ensuring it is informed by responses to public consultation.&nbsp;</div></div><div class="cp-accordion"><input type="checkbox" id="chck2"> <label class="cp-accordion-header" for="chck2" style="background-color: #009F9B; border-color: #000000;">&nbsp;Masterplan Proposals&nbsp;&nbsp;</label><div class="cp-accordion-content" style="border-color: #000000;">The Draft Masterplan proposes an ambitious mixed-use scheme designed to support revitalisation and regeneration of the town centre, informed by engagement with key stakeholders, evidenced studies and consideration by the Council&rsquo;s Quality Review Panel.The Draft Masterplan proposes a mixed-use residential-led development comprising of:&nbsp;<ul><li>Approximately 430 dwellings with a mix of apartments, town houses and student flats.</li><li>An ambitious commercial / leisure quarter potentially capable of accommodating multi-purpose venue, hotel, cinema, bowling alley, limited commercial/ retail floorspace, health hub and nursery.&nbsp;</li><li>Accommodation and integration of the already consented Innovation Centre and &ldquo;Block 3&rdquo; office and restaurant proposals.&nbsp;</li><li>A central boulevard linking from the station to the river with onward connections to the town centre incorporating sustainable urban drainage, tree planting and high quality public realm including an amphitheatre fronting the River Tone.&nbsp;</li><li>An improved and futureproofed walking and cycling connection along National Cycle Network route 3 on the north bank of the River Tone as well as other connections internal to the site.&nbsp;</li><li>Sustainability features including centralised cycle hub containing secure cycle storage, low traffic neighbourhood design and energy centre for potential heat network delivery.&nbsp;</li><li>Re-provision of the existing boat club.&nbsp;</li><li>Open space and play areas integrated into wider public realm and green infrastructure.&nbsp;</li></ul><img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667570389/projects/633da16e5811b2eb4d64653a/odjsshku5xb7acaqfpg7.png" class="fr-fic fr-dib"><img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667570409/projects/633da16e5811b2eb4d64653a/jvvn0jk5lqqckw1kvqlq.jpg" class="fr-fic fr-dib">A series of draft key design principles and draft parameter plans, informed by consideration of up to date context and circumstances, engagement with key stakeholders, and specific evidence studies, are identified. These will be fundamental aspects of the final Masterplan for future development proposals to consider and respond to.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667570641/projects/633da16e5811b2eb4d64653a/pohpc91tmucnzdby8uuc.png" class="fr-fic fr-dib">The Masterplan includes some more detailed design aspects intended to demonstrate how the key design principles and parameter plans could&nbsp;be implemented. However, these more detailed elements are indicative only.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667572785/projects/633da16e5811b2eb4d64653a/vq1l0n0ocdcn0yyvwma7.png" class="fr-fic fr-dib"> </div></div>

A virtual tour of the site has been produced and can be viewed by clicking on the video below:<iframe width="560" height="315" src="https://www.youtube.com/embed/pqECDsTYjZU" title="YouTube video player" frameborder="0" allowfullscreen=""></iframe><div class="cp-accordion"><input type="checkbox" id="chck3"> <label class="cp-accordion-header" for="chck3" style="background-color: #009F9B; border-color: #000000;">&nbsp;Purpose and Status&nbsp;&nbsp;</label><div class="cp-accordion-content" style="border-color: #000000;">The Firepool site is allocated for a mixed-use, office-led development by the Taunton Town Centre Area Action Plan (2008). A retail-led mixed-use scheme was granted planning permission in 2019. However, circumstances have changed significantly since both the original development plan policies were written and since the retail permission was granted.&nbsp;The Council as Local Planning Authority must determine planning applications in accordance with the development plan unless material considerations indicate otherwise. A new Masterplan is needed to provide an up to date and justified policy context. The final version of the Masterplan is intended to be adopted by the Local Planning Authority as a &lsquo;material consideration&rsquo;.&nbsp;The Masterplan needs to avoid being overly prescriptive so it can be reasonably flexible to further changing circumstances. As such it is the final key design principles and parameter plans, together with the justifications provided within the final Masterplan document which are explicitly likely to be adopted as material considerations.&nbsp;</div></div><div class="cp-accordion"><input type="checkbox" id="chck4"> <label class="cp-accordion-header" for="chck4" style="background-color: #009F9B; border-color: #000000;">&nbsp;Viability&nbsp;&nbsp;</label><div class="cp-accordion-content" style="border-color: #000000;">High level independent viability assessment shows that commercially viable development on Firepool is a significant challenge. This is why the Council is taking a proactive role in bringing the site forward itself. &nbsp;The Council can approach things differently to a commercial developer, and has wider interests in seeing the economic, social and environmental benefits to the town centre. High quality design and public realm, and coordinated delivery will be key to a successful scheme.&nbsp;However, it does mean that the scheme scheme is unlikely to deliver policy compliant levels of affordable housing or other policy contributions. Delivery of the Multi-Purpose Venue is likely to be reliant on securing significant additional public subsidy from elsewhere.</div></div><div class="cp-accordion"><input type="checkbox" id="chck5"> <label class="cp-accordion-header" for="chck5" style="background-color: #009F9B; border-color: #000000;">&nbsp;Phasing and Implementation Strategy&nbsp;&nbsp;</label><div class="cp-accordion-content" style="border-color: #000000;">SWT has sought to maximise funding opportunities that will help deliver the key infrastructure works that facilitate the development of the rest of the site. enable the rest of the site to come forward. The drainage and levels works will be completed first, providing the basis for the subsequent public realm works that will see the &ldquo;boulevard&rdquo; link from the station to the river completed, including the Amphitheatre.&nbsp;These works will start in 2022 and run through 2023. These works will complete the raising of the levels and provide the Boulevard elements of the Public Realm which is being fully funded by grant funding and not Council borrowing. This will also upgrade utilities to remove the key barriers to further regeneration. It is expected the leisure elements such as the Cinema and Hotel will come forward as early phases with the possibility of being closely followed by residential uses, subject to phosphates solutions.&nbsp;The Multi Performance Venue will be dependent on receipts from Firepool from commercial development and grant funding. Some flexibility around the venue may be required but the intention this adds to the leisure offer for the Town, subject to a viable business case. Leisure uses are intended to help fuse the retail and leisure experience in the Town Centre bringing new visitors into Taunton and encouraging those that already shop here to stay longer and enjoy a regenerated leisure led waterfront offer unique to Somerset.&nbsp;</div></div>We want to hear your thoughts!We are seeking the views of the public, local communities, technical stakeholders and the development industry on this draft Masterplan until Monday 2nd January 2023.&nbsp;To respond to the consultation, we encourage you to either complete the quick survey below or respond to the more detailed topic level surveys elsewhere within this consultation portal.Alternatively:You can email responses to <a href="mailto:Strategy@somersetwestandtaunton.gov.uk">Strategy@somersetwestandtaunton.gov.uk</a>Write to us at Planning Policy and Implementation Team, Somerset West and Taunton Council, Deane House, Belvedere Rd, Taunton, Somerset, TA1 1HE.You can also keep an eye on the Council&rsquo;s social media outlets, and respond directly through comments there: @swtcouncil.

Non-technical summary document

Understand more about how we got to this point and why a new Masterplan is needed.

TCAAP Firepool allocation

Background - Why is a new Masterplan needed?

LocationFirepool is a major regeneration area within Taunton town centre, for which there have been development aspirations for many years. Previously the site of the former livestock market and various surface car parks, the site is central to the regeneration plans for the town centre.The site is owned by the Council, and as such, the Council holds two distinct roles: as developer / landowner / asset holder; and as Local Planning Authority (LPA).<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667481152/projects/633da16e5811b2eb4d64653a/w0mpgmicznxmxv6uikn7.png" class="fr-fic fr-dib">Policy ContextThe Firepool site is allocated by the <a href="https://www.somersetwestandtaunton.gov.uk/media/1064/taunton-town-centre-area-action-plan.pdf" rel="noopener noreferrer" target="_blank">Taunton Town Centre Area Action Plan</a> (adopted 2008). Development at Firepool is a key site in delivering the vision identified within that plan.&nbsp;Policies Fp1 and Fp2 of the Town Centre Area Action Plan deal with the area broadly covered by this Masterplan (though there are some areas of the allocation which have already been built out and which are excluded here).Policy Fp1 sets out the development content for the site as an office-led mixed-use development comprising offices, retail and leisure, residential, multi-storey car park, hotel and other uses. Policy Fp2 sets out the transport measures which will be required to accompany the development.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667472502/projects/633da16e5811b2eb4d64653a/rr5mn0fuuojhryk7iejf.png" class="fr-fic fr-dib">2019 retail-led permissionIn 2019, the Council granted planning permission for a retail-led mixed-use scheme on the site. This decision recognised that demand for office development had reduced significantly, and that there was, at that time, market interest for a retail-led development. This permission is now considered to have lapsed.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1668429162/projects/633da16e5811b2eb4d64653a/pquk5tkqkjlebrxvlib9.png" class="fr-fic fr-dib" style="width: 300px;" alt="Plan showing the retail-led scheme previously consented under 38/17/0150">Changed circumstancesSince the office-led allocation in the Town Centre Area Action Plan was adopted, and since the retail-led scheme was approved, circumstances have changed further including:The Council has published the following up to date planning design guidance for development:<ul><li><a href="https://www.somersetwestandtaunton.gov.uk/media/3285/districtwide-design-guide-adopted-dec2021.pdf" rel="noopener noreferrer" target="_blank">Districtwide Design Guide Supplementary Planning D</a>ocument (2021)</li><li><a href="https://www.somersetwestandtaunton.gov.uk/planning-policy/taunton-garden-town-public-realm-design-guide-spd/" rel="noopener noreferrer" target="_blank">Taunton Garden Town Public Realm Design Guide </a><a href="https://www.somersetwestandtaunton.gov.uk/media/3285/districtwide-design-guide-adopted-dec2021.pdf" id="isPasted" rel="noopener noreferrer" target="_blank">Supplementary Planning D</a>ocument (2021)</li><li><a href="https://www.somersetwestandtaunton.gov.uk/taunton-garden-town/taunton-design-charter-and-checklist/" rel="noopener noreferrer" target="_blank">Taunton Garden Town Charter &amp; Checklist</a> (2019)</li><li><a href="https://www.somersetwestandtaunton.gov.uk/planning-policy/climate-positive-planning/" rel="noopener noreferrer" target="_blank">Climate Positive Planning</a> (2021)</li><li><a href="https://www.somersetwestandtaunton.gov.uk/planning-policy/net-zero-carbon-toolkit/" rel="noopener noreferrer" target="_blank">Net Zero Carbon Toolkit</a> (2022)</li><li><a href="https://tauntongardentown.commonplace.is/" rel="noopener noreferrer" target="_blank">Draft Connecting our Garden Communities Plan</a> (2022)</li></ul>The Council has published the following corporate policies:<ul><li><a href="https://www.somersetwestandtaunton.gov.uk/your-council/corporate-strategy/" rel="noopener noreferrer" target="_blank">Corporate Strategy</a> (2019)</li><li><a href="https://www.somersetwestandtaunton.gov.uk/climate-emergency/climate-change-strategy/" rel="noopener noreferrer" target="_blank">The Somerset Climate Emergency Strategy and SWT Carbon Neutrality and Climate Resilience Action Plan</a> (2020)</li><li><a href="https://www.somersetwestandtaunton.gov.uk/climate-emergency/ecological-emergency-vision-and-action-plan/" rel="noopener noreferrer" target="_blank">Ecological Emergency Vision and Action Plan</a> (2022)</li><li><a href="https://www.somersetwestandtaunton.gov.uk/media/1450/taunton-garden-town-vision.pdf" rel="noopener noreferrer" target="_blank">Vision for Taunton Garden Town</a> (2019)</li></ul>Government policy and legislation has moved on including in relation to the National Planning Policy Framework, National Design Guide, Net Zero Strategy, Local Transport Note 1/20, Environment Act etc.And other material considerations have changed including:<ul><li>markets for both town centre office and retail would appear to have changed quite significantly, with more people working from home and retail decline in the town centre a significant concern</li><li>the COVID pandemic, a cost of living crisis and energy crisis have hit</li><li>Natural England advised in August 2020 that, in light of the unfavourable condition of the Somerset Levels and Moors Ramsar Site, before determining a planning application that may give rise to additional phosphates within the catchment, competent authorities should require an Appropriate Assessment under the Habitat Regulations and where an adverse impact is identified require appropriate mitigation.</li><li>Somerset County Council have published the Taunton Local Cycling and Walking Infrastructure Plan (LCWIP, November 2021) and updated Estate Roads in Somerset Design Guide (December 2021)</li></ul>As a result of the above, there are a number of reasons why the adopted planning policy context for the Firepool site, and in particular the development content set out within policy Fp1, can be considered out of date. Furthermore, it is reasonable to expect a modern, responsive development on the Firepool site, to take account of the changed circumstances.Making planning decisions in relation to new development when so much has changed from the original adopted policy context is difficult as planning decisions should be taken in line with the development plan unless material considerations indicate otherwise. &nbsp;As such, a new Masterplan, adopted as a material consideration, and supported by the right evidence can provide an important up to date policy context to justify divergence from adopted planning policy where appropriate and necessary.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667473589/projects/633da16e5811b2eb4d64653a/i5l8xyn2zvdrjjgpgqyc.png" class="fr-fic fr-dib">

Have your say about the key design principles around which the Masterplan has been developed.

Key Design Principles

The Masterplan has been built around a set of key design principles developed from analysis of the site context, policy context and material considerations as well as engagement with key stakeholders. These key design principles are set out below.Garden Town<ul><li>Taunton should turn to face and address the river. The Firepool site presents an opportunity to do this through high quality placemaking.</li><li>Green corridors along the river edge and canal are an important link between the countryside and town centre: Firepool has an important role in the transition from rural to urban character.&nbsp;</li><li>Blue infrastructure should be used to link Taunton&rsquo;s regeneration sites and the surrounding areas. This could be achieved through options for moorings, house boats, jetties and a river taxi.&nbsp;</li><li>A tree lined route along the river&rsquo;s edge and Priory Bridge Road should be a priority.&nbsp;</li><li>The masterplan should create open space around Firepool Lock that benefits from views towards the Pump House and Children&rsquo;s Wood Local Nature Reserve.&nbsp;</li><li>Character areas within masterplan landscaping should be used to define site hierarchy.&nbsp;</li><li>Consideration of where sun and shade occur can help encourage use of external spaces.&nbsp;</li><li>The need for safety along the river corridor should be balanced with ecological needs for reduced light spill.</li><li>Sustainable Urban Drainage should be integrated into the public realm and green infrastructure throughout the site. Where any significant attenuation infrastructure is proposed, then this should be designed to permanently hold water so that it becomes a permanent and attractive feature.</li><li>The character, scale and naming of the major public realm interventions (i.e. Boulevard and plaza) should be made more appropriate to a &lsquo;town&rsquo; scale (e.g. Street, square, avenue).</li><li>A public art strategy (as well as green infrastructure) should be used to create active spaces where people linger rather than just thoroughfares.</li><li>Any on street parking should be broken up with landscape features.</li></ul><img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667836359/projects/633da16e5811b2eb4d64653a/zeb8m9twk1bvditwsug4.png" class="fr-fic fr-dib">Transport &amp; Movement<ul><li>Support a shift away from car dependency by understanding the wider Taunton travel network and ensuring that the masterplan layout responds by offering convenient connections into the wider network.</li><li>Identify how cyclists and pedestrians are likely to access the cricket ground and town centre (via Coal Orchard) in order to determine whether a new bridge parallel to Priory Bridge Road is justified.</li><li>Undertake analysis of access to public transport that serves the site to ensure movement through the site is fully considered. Safeguard the option for a future bus route along Canal Road by retaining a potential &lsquo;bus gate&rsquo; across the boulevard.</li><li>Given the scale and location, the site will be busy: cyclists and pedestrians should be segregated on key distributor routes to ensure everyone can move safely through and around the site.</li><li>Routes along the riverfront will need to be designed with surveillance and safety strategies.</li><li>Secure cycle storage, local to the user&rsquo;s homes, to be considered to avoid underutilised large open bike stores.</li><li>A strategy for car clubs and bike hire should be included.</li><li>Residential parking should be designed to discourage habitual car use.</li><li>Surface parking courts within residential areas should be avoided as they are less secure and result in areas of unbroken hard surface.</li><li>Consider whether the existing Canal Road junction can be narrowed to better serve pedestrian and cycle movement.</li><li>Consider the needs of disabled users who need to drive (and park) to visit the site.</li></ul><img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667836577/projects/633da16e5811b2eb4d64653a/i2ttbwt2zjeom4ef1ezf.png" class="fr-fic fr-dib">Site Use / Development Mix<ul><li>Establish who the target users of the Firepool area will be and aim to deliver a mixed use site &ndash; living, working and visiting &ndash; in order to create a community.</li><li>Balance a need to bring younger workers to the town, while catering for the established family market and potential &lsquo;downsizer&rsquo; market who might be attracted to the riverfront.</li><li>Look for ways to increase use of the riverside including amenity, recreation, education, ecology and social events. Locate highest value developments overlooking river.</li><li>Undertake an analysis of the proposed plot uses to establish which can be made car free and rely on sustainable travel modes.</li><li>Provide a mix of green space, biodiversity, allotments, children&rsquo;s play space on the site (where feasible within spatial constraints).</li><li>Establish likely Housing tenures and affordable homes targets.</li><li>The development mix should propose a mix of uses that are contemporary, sustainable, viable and futureproofed for the site.</li><li>Each development use should be located according to access, scale and to provide a mixed use development with complimentary uses side by side.</li></ul><img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667836709/projects/633da16e5811b2eb4d64653a/jrtt8pdhptbtxdh0v59c.png" class="fr-fic fr-dib">Built Form<ul><li>Spaces, the public realm and movement should be the driving for behind the scale and shape of development plots, while building form should be informed by environmental &amp; sustainability factors.</li><li>Storey heights should be appropriately informed and justified through an analysis of context and protection of heritage features.</li><li>Buildings should be broken down into Character Areas following landscape and heritage cues.</li><li>Houses should be arranged within development plots so as to avoid long runs of exposed back gardens which have security concerns and can be unnatractive. Back to back houses should be preferred but where not possible the propery should be designed to have dual frontage and appropriate integrated garden storage.</li><li>Building form should be developed that reduces single aspect homes and avoids north facing single aspect dwellings entirely.</li></ul><img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667836850/projects/633da16e5811b2eb4d64653a/shrnjm1zjgxajoyzqfar.png" class="fr-fic fr-dib">Sustainability<ul><li>A zero carbon vision for the site to be integral to all decisions. An energy hierarchy should be followed to ensure all techniques identified flow as part of that hierarchy.</li><li>Follow the principals of &ldquo;Towards Zero Carbon Buildings&rdquo; in the emerging Districtwide Design Guide.</li><li>Identify potential energy-related opportunities such as district heat network, hydro, water source heat pumps, roof-mounted solar, DC share.</li><li>Facilitate sustainable, active travel as default through internal site layout design and ensure suitable connections are made onto the current wider Taunton travel network.</li><li>Whole life embodied carbon should be considered when deciding on a site-wide material palette.</li><li>Building form should be designed around sun path to optimise solar gain and shading to suit building uses.</li><li>Opportunities to adopt Passivhaus standards, particularly in housing, should be implemented.</li><li>Explore opportunities for on-site biodiversity net gain.</li></ul><img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667836980/projects/633da16e5811b2eb4d64653a/i8fxe6kgqzoelbbu4ehu.png" class="fr-fic fr-dib">Heritage<ul><li>The area is historic and an understanding of key heritage buildings both designated and non-designated should inform the masterplan (analysis should include reference to the Historic Environment Record).</li><li>Conservation areas should be identified to assess any impacts on them due to development.</li><li>The masterplan should enhance views of the church towers. the scale of proposed buildings should not cause harm to the setting of churches and listed buildings. Historic England should be consulted on the impact.</li><li>The River Tone, Bridgwater and Taunton Canal, and Railways have all shaped the site (both physically and through historic uses). This history should inform site placemaking, character and naming by creating references to heritage.</li><li>Heritage narrative should be provided to determine if the works that comprise the masterplan are enough to trigger impacts to on-site or off-site assets (without evidence a full Strategic Environmental Assessment may be required).</li></ul><img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667837082/projects/633da16e5811b2eb4d64653a/z8jyps9vd3jjttd0crsy.png" class="fr-fic fr-dib">

Have your say about how the Masterplan design concept has developed.

Design Concept Evolution

Context appraisalThe Masterplan assesses the context of the site itself and the wider location within which it sits, understanding more about the area&#39;s constraints and opportunities across a range of issues including heritage, local character, townscape and visual impact, movement, access, community infrastructure, ecology and biodiversity, flood risk, utilities infrastructure and noise.&nbsp;The plan below highlights some of the key constraints identified in relation to the site itself.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1668602785/projects/633da16e5811b2eb4d64653a/l81vi9dcup4xsasmtafc.png" id="isPasted" class="fr-fic fr-dii" alt="plan" data-uw-rm-ima="ai">&nbsp;The plan below identifies the flood risk in the vicinity of the site. Note, planning permission was granted earlier (planning application 38/21/0440) this year for works to raise the main bulk of the site out of the flood plain - further information is available within the associated Flood Risk Assessment.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667485771/projects/633da16e5811b2eb4d64653a/s64ygx5avcy0e2izgveh.png" class="fr-fic fr-dib" alt="neighborhood" data-uw-rm-ima="ai">The plan below identifies opportunities provided by natural features.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667485785/projects/633da16e5811b2eb4d64653a/gawfrjnccsl1shfllz8x.png" class="fr-fic fr-dib" alt="plot" data-uw-rm-ima="ai">The plan below identifies opportunities provided by man-made features.&nbsp;<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667485790/projects/633da16e5811b2eb4d64653a/jg4zk22g44htbesvanvg.png" class="fr-fic fr-dib" alt="diagram, radar chart" data-uw-rm-ima="ai">This context appraisal is informed by a series of studies including:<ul><li>Heritage Assessment,&nbsp;</li><li>Townscape and Visual Impact Assessment,&nbsp;</li><li>Cycle Assessment,&nbsp;</li><li>Ecology Survey,&nbsp;</li><li>Flood Risk Assessment</li></ul>You can review these supporting evidence documents in the <a data-uw-rm-brl="false" data-uw-rm-ext-link="" href="https://firepool.commonplace.is/en-GB/proposals/document-library/step1" rel="noopener noreferrer" target="_blank">document library</a>.Design EvolutionThe Masterplan uses this context appraisal and the Key Design Principles to develop a design concept for the site. The gif below cycles through how the design concept evolved. For larger images or to view individual plans for longer see the summary or main draft plan documents in the <a aria-label="document library - opens in new tab" data-uw-rm-brl="false" data-uw-rm-ext-link="" href="https://firepool.commonplace.is/en-GB/proposals/document-library/step1" rel="noopener noreferrer" target="_blank" uw-rm-external-link-id="https://firepool.commonplace.is/en-gb/proposals/document-library/step1$documentlibrary">document library</a>.<div style="width:500px;max-width:100%;"><div style="height:0;padding-bottom:76.6%;position:relative;"><iframe width="500" height="383" style="position:absolute;top:0;left:0;width:100%;height:100%;" frameborder="0" src="https://imgflip.com/embed/71zyfz" title="imgflip" data-uw-rm-iframe="gn"></iframe></div><a data-uw-rm-brl="pending" href="https://imgflip.com/gif/71zyfz">via Imgflip</a></div>

Have your say about the developed draft Masterplan design, proposed mix of uses and parameter plans

Developed Masterplan ground floor

Developed Masterplan

Building on the key design principles, context appraisal and concept design evolution, a draft developed Masterplan has been produced. This identifies a mixed-use residential-led development comprising of:<ul id="isPasted"><li>Approximately 430 dwellings with a mix of apartments, town houses and student flats.</li><li>An ambitious commercial / leisure quarter potentially capable of accommodating multi-purpose venue, hotel, cinema, bowling alley, limited commercial/retail floorspace, health hub and nursery.</li><li>Accommodation and integration of the already consented Innovation Centre and &ldquo;Block 3&rdquo; office and restaurant proposals.</li><li>A central boulevard linking from the station to the river with onward connections to the town centre incorporating sustainable urban drainage, tree planting and high quality public realm including an amphitheatre fronting the River Tone.</li><li>An improved and futureproofed walking and cycling connection along National Cycle Network route 3 on the north bank of the River Tone as well as other connections internal to the site.</li><li>Sustainability features including centralised cycle hub containing secure cycle storage, low traffic neighbourhood design and energy centre for potential heat network delivery.</li><li>Re-provision of the existing boat club.</li><li>Open space and play areas integrated into wider public realm and green infrastructure.</li></ul> <img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667481342/projects/633da16e5811b2eb4d64653a/my9sujmklffgnmiqrcbd.png" class="fr-fic fr-dib" alt="Plan showing the developed masterplan"><img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667322518/projects/633da16e5811b2eb4d64653a/vq8nvzafsv60egg88le1.png" class="fr-fic fr-dib" alt="Plan showing the developed masterplan - ground floor uses plan"> <img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667322584/projects/633da16e5811b2eb4d64653a/sndhe510ezwazslccoyz.png" class="fr-fic fr-dib" alt="3D visualisation of the developed masterplan">Parameter PlansThe developed masterplan is supported by a series of parameter plans. These plans provide a framework within which more detailed design proposals are generated.Movement:<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1668175334/projects/633da16e5811b2eb4d64653a/fq1tmwxqpsaddxo28uhq.png" class="fr-fic fr-dib">Green Infrastructure:<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1668175351/projects/633da16e5811b2eb4d64653a/bsqlwzvxkssfwsbt3f5u.png" class="fr-fic fr-dib">Frontages:<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1668175365/projects/633da16e5811b2eb4d64653a/x8mnappjytb4vx0wkp2c.png" class="fr-fic fr-dib">Land Use:<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1668175378/projects/633da16e5811b2eb4d64653a/s6asf6fwuavn02tg700w.png" class="fr-fic fr-dib">Heights:<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1668175397/projects/633da16e5811b2eb4d64653a/gelwekqjo5k2bub2ice7.png" class="fr-fic fr-dib">

Have your say about the sustainability principles underpinning the Draft Masterplan

Design - Sustainability Principles

Sustainability is an imperative part of the scheme, especially as Taunton is aiming for carbon neutrality by 2030.&nbsp;<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667489496/projects/633da16e5811b2eb4d64653a/qpsyyf9lmxkrdjew1bmy.png" class="fr-fic fr-dib">The following initiatives are included within the development:<ul><li>Cycle hub with large amount of secure cycle parking, lockers and electric charging.&nbsp;</li><li>Well connected, attractive, safe cycle routes around and through the site.&nbsp;</li><li>Solar PVs to all suitable roof across development. Combination of pitched roofs and flat roofs.&nbsp;</li><li>High priority given to landscaping, green spaces and extensive planting.</li><li>Sustainable drainage strategy integrated into landscape design. The water feature provides a permanent but fluctuating water store and the &lsquo;rain gardens&rsquo; allow for surface water to be absorbed in the landscape.&nbsp;</li><li>High quality green amenity spaces for the public and residents to feel the benefits of outdoor space for play and recreation.&nbsp;</li><li>Well designed and considered recycling facilities throughout the development to encourage sustainable habits in the residents.&nbsp;</li><li>Mechanical ventilation heat recovery systems to all dwellings to ensure fresh air without heat loss.&nbsp;</li><li>Highly efficient insulation and good airtightness to all dwellings to retain heat and ensure energy efficiency.&nbsp;</li><li>Energy centre water source heat pump using river water to create and provide low carbon heat &amp; hot water to the development.&nbsp;</li><li>Consideration given to orientation of buildings to gain maximum benefit of solar gain .</li></ul>

Find out about upcoming consultation events associated with consultation on the Draft Masterplan.

Upcoming consultation events

As part of public consultation on the Draft Masterplan we are hosting a number of consultation events. These are a chance to find out more about the Draft Masterplan proposals and ask questions of both the developer and local planning authority teams. You can attend the following:<ul><li style="font-style: italic;">Monday 28th November 2022 @ 7:30pm&nbsp;- online public presentation and Q&amp;A session.</li><li>Tuesday 6th December 2022 @ 5pm - 9pm - in person drop-in session at the Council Offices, Deane House, Belvedere Rd, Taunton, TA 1HE.</li><li id="isPasted">Thursday 8th December 2022 @ 12noon - 5pm - in person drop-in session at the Council Offices, Deane House, Belvedere Rd, Taunton, TA 1HE.</li><li>Monday 12th December 2022 @ 5pm - online presentation and Q&amp;A session focused for local businesses. <a data-uw-rm-brl="false" data-uw-rm-ext-link="" href="https://us02web.zoom.us/j/89481902640" rel="noopener noreferrer" target="_blank">JOIN HERE</a> (on the day).&nbsp;</li></ul>You can view hard copies of the Draft Masterplan and supporting documents at:<ul><li>The Council Offices, Deane House, Belvedere Rd, Taunton, TA 1HE (8:30am to 5:00pm Monday to Friday and closed on bank holidays)</li><li>Taunton Library, Paul Street, Taunton, TA1 3XZ</li><li>Priorswood Library, Eastwick Road Taunton TA2 7HD</li></ul>Library opening times are available at: <a data-uw-rm-brl="false" href="https://www.somerset.gov.uk/libraries-leisure-and-communities/libraries/our-libraries/" id="isPasted">https://www.somerset.gov.uk/libraries-leisure-and-communities/libraries/our-libraries/</a>Permanent display boards are also being hosted at:<ul><li>Deane House</li><li>Coal Orchard</li><li>On-site at Firepool</li></ul>

Have your say about the landscape principles underpinning the Masterplan design.

Design - Landscape Principles

The Draft Masterplan provides a level of detail in relation to design proposals for landscaping and public realm. It identifies some design principles for each landscape character area as follows.&nbsp;Images are indicative of how these principles could be implemented.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667821888/projects/633da16e5811b2eb4d64653a/v5jwohagxuh8tpqp7jbg.png" class="fr-fic fr-dib" alt="Plan identifying the different landscape character areas">Northern BoulevardThis area is the arrival gateway from the north, it consists of hard landscaping with raised planters providing enclosure and integrated seating opportunities.&nbsp;Cafe and restaurant spill out space secluded from main routes. Stairs are broken up to create different routes with banding and colour.&nbsp;Paving is used to define circulation routes and spaces to dwell (around caf&eacute;s and the GWR food &amp; beverage venue).&nbsp;Cycling and walking are the primary modes of travel in this space.&nbsp;The northern boulevard includes the &lsquo;Northern Gateway&rsquo; and &lsquo;GWR square&rsquo; spaces.&nbsp;The Northern Boulevard public realm already benefits from planning permission granted as part of planning application 38/21/0436.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667822134/projects/633da16e5811b2eb4d64653a/j6fkzdgbigsimb6tztjb.png" class="fr-fic fr-dib">Southern BoulevardNorth-south route through the site featuring cycle and pedestrian routes, linear areas of landscaping to delineate spaces. Areas to stop and sit and enjoy the space around the commercial units. Tree planting, interspersed within the swale, will provide verticality, interest and shade.&nbsp;The &lsquo;Town Square&rsquo; is positioned centrally on The Boulevard where the east and west greenways meet, it provides a focus for the wider community.&nbsp;The square offers space for markets and other external activities to be held. Structured paving and uniform planting formalise the space and define the active spaces.&nbsp;Large areas of planting collect surface water into planted swales and rain gardens.The Southern Boulevard public realm already benefits from planning permission granted as part of planning application 38/22/0176.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667822525/projects/633da16e5811b2eb4d64653a/gkds0kbe2bfsdzeqwaof.png" class="fr-fic fr-dib"><img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667822732/projects/633da16e5811b2eb4d64653a/drxxy2djmesyeedgevyd.png" class="fr-fic fr-dib">GreenwayThe eastern greenway is residential in character whilst the western greenway is commercial.&nbsp;The eastern greenway is formed of a series of enclosed spaces that will be used by all residents which include allotments and spaces for children to meet and play.&nbsp;Parking spaces are located away from housing frontages requiring residents to walk to their cars and reconsider the need to drive.&nbsp;The &lsquo;Lock View&rsquo; space is positioned at the east end of the greenway taking advantage of Firepool lock and will be a place to stop and rest for pedestrians and cyclists.&nbsp;The &lsquo;Western Gateway&rsquo; is located at the west entrance to the site it is intended to draw people into the greenway and into the site.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667822912/projects/633da16e5811b2eb4d64653a/ftwaivoxrmlb2mowgpzf.png" class="fr-fic fr-dib"><img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667822923/projects/633da16e5811b2eb4d64653a/zffdcwyln62sgnfta9qj.png" class="fr-fic fr-dib">Water FeatureThis is a significant piece of sustainable drainage infrastructure to attenuate surface water runoff.It has an engineering scale &amp; character with deep excavation to allow culvert to discharge through and maintain a permanent water level.&nbsp;The embedded seating within the soft landscape creates a pleasant space to sit and relax.The Water Feature public realm already benefits from planning permission granted as part of planning application 38/22/0176.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667823265/projects/633da16e5811b2eb4d64653a/merwsyujusaah1i56zhq.png" class="fr-fic fr-dib">Rivers EdgeThis is a green edge with cycling and walking paths providing a safe and attractive route around the site as well as providing an important 3m buffer between the built environment and the natural landscape of the river, which is important for protection of ecology and bio-diversity.&nbsp;It incorporates extensive new planting and habitats and provides opportunities for people to engage with water.&nbsp;The &lsquo;Waterfront Place&rsquo; is the gateway to Firepool from the south, it is a hard landscaped space with amphitheatre steps and planting at the perimeter.&nbsp;It is designed to be highly robust and flexible so that large and varied events can be hosted.Part of the Rivers Edge area of public realm (between Priory Bridge Road and the old cattle market bridge on the north side of the river) already benefits from planning permission granted as part of planning application 38/22/0176.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667823764/projects/633da16e5811b2eb4d64653a/b79h9peqgccun5bj92mr.png" class="fr-fic fr-dib"><img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667823773/projects/633da16e5811b2eb4d64653a/isytygsyexgkdkqco8a7.png" class="fr-fic fr-dib">

Have your say about the building principles underpinning the Masterplan design

Design - Building Principles

The Draft Masterplan provides a level of detail in relation to design proposals for buildings. It identifies some design principles for each block as follows.&nbsp;Images are indicative of how these principles could be implemented.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667924145/projects/633da16e5811b2eb4d64653a/o5y54xont3idm3mp813q.png" class="fr-fic fr-dib">Block 1 ApartmentsThese residential buildings are medium scale to align with their context.&nbsp;They will be a mix of buff and red brick with small elements of zinc in the block closest to the Signature Building.&nbsp;The architectural style is classic with a strong rhythm in the fa&ccedil;ade. The fa&ccedil;ade proportions are inspired by the nearby Collar Factory, with the zinc roof reflecting the roof of the listed Pump House&nbsp;<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667824660/projects/633da16e5811b2eb4d64653a/zfrdvxxlq3our1hzjsj4.png" class="fr-fic fr-dib">Block 1 Signature BuildingThis prominent feature building is one of the highest on the site. It will have a grey brick ground floor with the rest of the building predominantly red brick.&nbsp;This along with use of zinc and brick framed balconies help to mirror the residential apartments in block 2 &amp; 4 across the river.&nbsp;It also aims to create a relationship with the Venue opposite and uses a similar playful geometry.&nbsp;<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667824804/projects/633da16e5811b2eb4d64653a/xrmu2kd0i5tsldgbrhf2.png" class="fr-fic fr-dib">Block 2 HousesThese terraces of family homes are the smallest scale in the development and are red brick with elements of zinc such as roofs and small areas of detailing.&nbsp;Roofs are asymmetrically pitched to allow for optimum sun light to dwellings and gardens, this also creates ideal slopes for solar panels.&nbsp;<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667824960/projects/633da16e5811b2eb4d64653a/qrd1vxpllficlp3ykixs.png" class="fr-fic fr-dib">Block 2 &amp; 4 ApartmentsThese apartment buildings are larger in scale stepping up in height as they move away from the houses and towards to boulevard. They are predominately red brick with increasing use of zinc.&nbsp;The style references industrial warehouses and this creates bold facades with brick framed balconies overlooking the river.&nbsp;<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667825088/projects/633da16e5811b2eb4d64653a/mtd1pb4qjg43inqhwvqt.png" class="fr-fic fr-dib">Block 3 Office and Student AccommodationSituated near the GWR building, this block includes an office building (already consented as part of planning application 38/21/0436) and adjacent student accommodation.&nbsp;The use of red brick and zinc references their context. In the accommodation building smaller windows improve privacy for residents and a rhythm of piers and recessed brick panels and windows provide interest to the fa&ccedil;ade.&nbsp;Zinc cladding mirrors the &lsquo;book-end&rsquo; of the office building.&nbsp;<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667825185/projects/633da16e5811b2eb4d64653a/gx1t3e5samrloobydgdd.png" class="fr-fic fr-dib">Block 5 Hotel and Health / Nursery HubThese buildings are medium to high scale as they are in the commercial part of the site relating more to the boulevard rather than the residential zone.&nbsp;They are buff and red brick, with recessed windows to create interest in the fa&ccedil;ades which don&rsquo;t require large areas of glazing due to their use and need for privacy.&nbsp;<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667825447/projects/633da16e5811b2eb4d64653a/xbw8fcmof4svpnub1bm1.png" class="fr-fic fr-dib"><img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667825459/projects/633da16e5811b2eb4d64653a/gidkcjaophgqtzbfug8a.png" class="fr-fic fr-dib">Block 5 Cinema / LeisureThis feature building is medium scale and quite different architecturally from the rest of the site due to its use.&nbsp;The fa&ccedil;ades will have distinct areas of glazed double height lobbies to indicate entrances and textured cladding &lsquo;floating box&rsquo; cinema spaces.&nbsp;It is intended to be visually striking and provide a focal point to the top of the boulevard.&nbsp;<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667825557/projects/633da16e5811b2eb4d64653a/imaonjbsa34dxxugbtf6.png" class="fr-fic fr-dib">Block 5 VenueThis river facing feature building will be buff brick with horizontal concrete banding at floor slabs.&nbsp;It will have a large amount of glazing to all the lobbies, circulation and social spaces that are situated at the front of the building.&nbsp;It will incorporate playful use of double height spaces and inviting feature staircases to draw people into the building.<img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1667825706/projects/633da16e5811b2eb4d64653a/y77xxrims3wskibhpaec.png" class="fr-fic fr-dib">

Click here to access the full Draft Masterplan document and supporting evidence documents

Document Library

Check out the short non-technical summary document

Check out the full Draft Masterplan document

Check out the supporting evidence documents:

Explore indicative images of what the site looks like now and could look like in the future.

Before and After

Lepus Consulting Ltd have produced a series of images (referred to as Verified View Montages) to support the Townscape and Visual Impact Assessment of the Draft Masterplan. These are designed to help visualise and understand how the proposals sit alongside existing development, and relate with the character, heritage, skyline and legibility of the town.You can use the image sliders below to see how parts of the site look now and indicatively how they potentially could&nbsp;look in the future.

View looking north across the site from Priory Bridge:

View looking south-west across the site from Firepool Lock:

View looking south-east towards the site, across Station Road from the Trenchard Way bridge over Station Road:

View looking south across the site, towards the town centre and church towers from the public realm outside the station:

View looking west across the site from Youngman Place:

View looking south-west along the river corridor towards the town centre from the old cattle market bridge within the site:

View looking west along the river corridor towards the site and town centre from the Trenchard Way bridge over the river:

Have your say about the Strategic Environmental Assessment and Habitat Regulations Assessment.

SEA and HRA

Strategic Environmental Assessment

A Draft Strategic Environmental Assessment (SEA) Environmental Report has been produced to support and is being consulted on alongside the Draft Masterplan in accordance with the Environmental Assessment of Plans and Programmes Regulations 2004 (SEA Regulations).The Draft SEA Environmental Report assesses the Masterplan proposals against a series of environmental objectives, identifies pre- and post-mitigation effects and a series of recommendations to potentially enhance the sustainability of the proposals.The Draft SEA Environmental Report can be accessed below:

Check out the following documents

Habitat Regulations Assessment

A Draft Habitat Regulations Assessment (HRA) Appropriate Assessment has been produced to support and is being consulted on alongside the Draft Masterplan in accordance with the Conservation of Habitats and Species Regulations 2017 (Habitat Regulations).The Draft HRA Appropriate Assessment assesses the Masterplan proposals and likely significant effects upon protected sites, (notably the Hestercombe House SAC and Somerset Levels and Moors Ramsar).This is supported by a Nutrient Neutrality Assessment and Mitigation Strategy which sets out the proposed strategy for mitigating phosphate impacts upon the Somerset Levels and Moors.The Draft HRA Appropriate Assessment and Nutrient Neutrality Assessment and Mitigation Strategy report can be accessed below:

Scheme architects AHR have produced an animation video to help bring the Draft Masterplan proposals to life. The video takes you through key parts of the site, to help visualise how the Draft Masterplan proposals could potentially be implemented. The detailed proposals are indicative only and would be subject to planning permission.<iframe width="560" height="315" src="https://www.youtube.com/embed/pqECDsTYjZU" title="YouTube video player" frameborder="0" allowfullscreen=""></iframe>

Animation Video

Animation Video

This engagement phase has finished

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