2.1. Introduction

Previous Plans for the Town

2.1.1 A non Statutory Plan was prepared during the 1970’s and was then reviewed as the Blandford Town Plan Revision in the late 1980’s. The various stages reached during the preparation programme were as follows;

2.1.2 This Plan Inset is based primarily on the previously adopted Town Plan Revision.

Overall Aims for Blandford

General Statement of Planning Policy

2.1.3 Blandford is the largest town in the district. It is located on the River Stour where the river runs through a gap in the Dorset Downs. To the south of the river is the smaller settlement of Blandford St. Mary, where the residential area clusters around the bridge and the Brewery.

2.1.4 The River Stour and its floodplain restricts growth to the west of the town. The surrounding area to the north-east and west falls within the Dorset Downs Area of Outstanding Natural Beauty and the Cranborne Chase and West Wiltshire Area of Outstanding Natural Beauty. To the south the land was designated as an Area of Great Landscape Value in the 1958 Development Plan.

2.1.5 Blandford is well placed for development as it is on the A350 and A354 giving links to the S.E. Dorset conurbation, Dorchester and Salisbury. Improvements to the A350 and C13 to Shaftesbury will ease access to the railway station at Gillingham. These locational advantages however need to be considered against the landscape constraints.

2.1.6 Despite these landscape constraints, Blandford has a continuing role to play as a town for controlled housing and economic development and it has therefore been selected under the Local Plan Strategy as a town for major growth on the main integrated transport network. Developments defined as "major" may be permitted within the defined Settlement Boundary.

2.1.7 In order to allow for the expansion of the town, additional provision of community infrastructure is required.

Developers may be asked to contribute financially towards this provision, to enable development to proceed in accordance with advice currently contained in Circular 1/97 Planning Obligations. Additional information is given in Chapter 4 of the Local Plan and in a Planning Advice Note. Costs of improvements which are required to meet the needs of the present population should be borne by the existing managing authorities.

2.1.8 To the east of Blandford is the Army Camp. In the spring of 1993 it was formally announced that Blandford Camp would be enlarged to allow for the amalgamation of Catterick Camp Training School with Blandford Signals Training School. Construction at the camp is underway. This extension of the camp may exert development pressure on the town and the development will be closely monitored to ensure co-ordination with overall development of the Town Plan area.

2.2. The Environment

Environmental Capacity of the Town

2.2.1 Looking ahead towards the end of the Plan period the Local Authority has begun looking at the environmental constraints to the eventual spread of development of Blandford. These constraints are closely linked to the aim of promoting sustainable development and are sometimes described as being the "environmental capacity" of the development of a settlement. Each settlement may have a defined physical limit beyond which major environmental harm may be caused. This is not to say that these constraints should be seen as an absolute for long term planning. However they should be seen as a monitoring device so that if there is a requirement to expand a settlement significantly in the future, it may be done in a way which will minimise environmental impact, reduce the reliance on the motor car and bring social and economic benefits, particularly to town centre community and retail facilities.

2.2.2 The latter issue is an important consideration to be assessed when defining possible limits to the spread of development of Blandford. At present the layout of town centre retailing and community facilities is constrained by a development pattern based on a historic medieval structure. This is a substantial barrier to finding sufficient space for expansion of town centre facilities which are commensurate with the needs of a large increase in population. It is felt that Blandford town centre should be analysed carefully to consider what scope there may be for continued major expansion. The indications are at present that continued major expansion may not be a realistic option beyond 2011, given the assessment factors below;

• The capacity of the highway network through the town to accommodate any further growth in traffic.
• The availability of sufficient land in or close to town centres which will allow for expansion of retailing and community facilities to serve an increase in population.
• The availability of employment land within walking distance of residential areas.

• A distance beyond which people are not likely to walk or cycle into the town centre (assessed to be approximately 1.6km (1 mile), equivalent to a 20/30 minute walk). Thus the use of the motor car is likely to be increased when housing developments are situated beyond this distance.

• The ability of the local road network to prove attractive for the operation of a regular frequency bus link to the town centre.
• The topographical constraints which exist (e.g. Areas of Outstanding Natural Beauty, small gaps with outlying settlements, hill slopes, by-passes etc) which tend to signify a natural limit to development.

2.2.3 The growth of Blandford is naturally restricted by the River Stour. The Areas of Outstanding Natural Beauty also impose restrictions on its spread. The bypass to the east and north of the town has been seen as another limit to the growth of the town. In terms of the size of the town it is approximately one mile from the bypass to the town centre. Some land not identified for development but within the bypass, has policies to protect it, for example land north of the Milldown which is in the Area of Outstanding Natural Beauty.

The Conservation Area

2.2.4 In the mid 1960’s the Council for British Archaeology listed 51 towns in England, Scotland and Wales which were of such national architectural and historical interest that they proposed planning control for them should be vested in a Government Ministry. One of these towns was Blandford. Although the proposal was never enacted, the Civic Amenities Act (1967) allowed Local Authorities to designate Areas of Architectural or Historic Interest (Conservation Areas). Blandford was automatically one of the first candidates for designation and an area was designated in 1972.

2.2.5 In order to assess the potential for conservation, the then Local Planning Authority, Dorset County Council, authorised the preparation of a special study by Donald W. Insall and Associates. The Insall Report (1970) "Blandford Forum; Conserve and Enhance" has been instrumental in subsequently setting the scene for conservation action in the town.

2.2.6 Since the expansion of the Conservation Area in 1990, into areas which went beyond the study area of the Insall Report, it is now desirable to divide the overall Area into "sub-areas". These sub-areas define specific zones which have a coherent pattern to them, such as the later (post railway) Victorian suburbs and the more spacious tree-lined area of the Milldown Road. Each sub-area needs specific treatment not only to control development but also to encourage enhancement schemes.

Sub-areas within the Conservation Area

2.2.7 References are made in the following section to the Insall Report by the note (Insall p-) relating to the relevant page number.

(i) The Georgian Town Centre

2.2.8 "Blandford, whose town core was rebuilt in one period 1731 - 1760, is the most complete and cohesive surviving example of a Georgian country town in England" (Insall p46). This sub-area covers all the area affected by the 1731 fire which was subsequently rebuilt in addition to some peripheral areas which survived the fire. Within the area are eight Grade I Listed Buildings and six Grade II* buildings.

2.2.9 The principal building materials are handmade plain clay tiles with stone or slate verges; brickwork, with headers for patterning and colour, for domestic properties and stone for the public buildings; ashlar or rusticated quoins; white painted sash windows. The buildings are designed in architectural styles typical for the period, carefully proportioned and decorated to achieve a particular effect. Many of the principal buildings are attributed to local architects and builders the Bastard Brothers.

2.2.10 The local Civic Society, published a Shopfront Policy Guide in the late 1980’s. This illustrates the guiding principles in the design of a new shopfront or alteration of an existing shopfront to respect the traditional character of the Georgian Town Centre.

(ii) The Market Place and Church Environs

2.2.11 "The Market Place was designed by the Bastard Brothers after the 1731 fire, as Blandford’s ‘piece-de resistance’. At the west end of the Market Place is the finest group of street facades in Blandford. The Market Place is a brilliant master piece in which every element has its part" (Insall p20) The Market Place and surrounding area contains the greatest concentration of Grade I and Grade II* buildings in the town. The Insall report defined this sub-area as "An Area of National Importance" (Insall p11) because of its outstanding architectural and historic qualities.

2.2.12 A Conservation Area Partnership with English Heritage and the Heritage Lottery Fund has been established to allow for the proper preservation and enhancement of the town centre.

2.2.13 The Church, with its cupola and tower, occupies a conspicuous place in the Blandford townscape and was deliberately planned by the Bastard brothers to provide a focal point at the eastern end of the Market Place. All new development throughout the town should respect the prominence of the tower within Blandford’s skyline.

(iii) Land South of East Street

2.2.14 The District Council published and approved a design and development brief for this area in 1992. (Central Area/Riverside; Design/Development Brief). This Brief gives guidance on design and uses for new development in the area.

2.2.15 The above guidance is endorsed by this Local Plan Inset.

(iv) Victorian and Edwardian suburbs

2.2.16 This sub-area, characterised by a strong grid pattern of streets, is predominantly to the north and north east of the town centre. It was developed in the main after the coming of the railway in the 1860’s. The original development saw a tight-knit pattern emerging with dwellings and business premises built either on or close to the edge of the highway. Later development in Edwardian times followed more spacious standards with dwellings set back from the highway within garden areas.

2.2.17 A greater variety of building styles and materials is apparent here but there is still a constant theme of scale and use of materials. Breaking this scale, but still in keeping, are some deliberately planned areas such as Nordon House, the nearby "estate" cottages, the Barnes Homes and some well designed Local Authority housing in King’s Road. The use of slate as a roofing material now predominates and although brick is commonly used there are some interesting examples of light brick band courses and decorative tiling. In such a tight-knit area, it is important to retain as many garden spaces and avenue trees as possible.

(v) The Milldown Road

2.2.18 Containing predominantly low density housing in large plots, two schools with playing fields, the Hospital and the Town Recreation Ground, this sub-area is important in relation to the northern setting of Blandford providing a tree-lined approach to the town. Most development dates from post 1919 and while not outstanding in architectural terms, is distinguished enough in pleasant sylvan surroundings. The spaciousness of the local environmental character should be respected in future development proposals.

(vi) Blandford St. Mary and Lower Bryanston

2.2.19 "Blandford St. Mary Georgian buildings comprise an area of very high townscape value. Blandford St. Mary was once called "Blandford Parva". The bridge unites Blandford Forum with Blandford St. Mary, an integral part of a larger Blandford Forum". (Insall p46). Blandford St. Mary and Lower Bryanston were affected by the 1731 fire and many of the properties were rebuilt in the same distinctive Blandford/Bastard Georgian style. The village, now bypassed, is relatively quiet and retains a small-scale atmosphere of buildings around a village green. Any new development should respect this character.

(vii) The Brewery and "Stour Park"

2.2.20 This sub-area was one of the additions to the Conservation Area in 1990. The main objective behind the addition was to ensure that the important setting of Blandford was not adversely affected by further unsympathetic development not only on the Brewery site but also within the proposed Stour Park Business Area. (Site C), E/2/5. At the same time, protection was afforded to the remaining C18th/19th buildings between the Bournemouth Road and the Brewery.

2.2.21 It should be stressed that the District Council does not wish to thwart the commercial aspirations of either the Brewery company or of any future company operating from the Stour Park Business area and it is hoped that high standards of building design can be promoted whilst at the same time allowing valuable employment generating development. There is also the possibility that the Brewery company could promote the "heritage" site of their brewing business, by attracting tourists to visit the older buildings dating from the turn of the century. Any new development in this area should respect the open character of the Stour Meadows and also not harm important views of Blandford Church and town centre.

(viii) The River Stour Meadows¹

2.2.22 "The intensely urban quality of the town centre is marvellously enhanced by the rural beauty of Bryanston Park, the River Stour and Bryanston Woods. The river is one of Blandford’s greatest but most underplayed assets . . . this is a delightful area full of opportunities for improvement and public enjoyment". (Insall p35)

2.2.23 The District Council has created footpaths/cycleways giving access across and alongside the River Stour. There may also be the possibility of allowing limited public access for low key recreational use to areas such as the Crown Meadows.

(ix) The Cliff (Bryanston Woods)

2.2.24 "Sweeping pastures stretch up from the river beyond (Blandford bridge) from whose far bank rise steeply and gloriously Bryanston Woods. Bryanston Woods are a national heritage which must never be destroyed". (Insall p 17 and 67). These Woods on the steep bank known as The Cliff form a perfect backdrop to the setting of the town, when viewed from the east. Development should not mask important views of this wooded ridge.

2.2.25 As a part of the Conservation Area Partnership a traffic management scheme has been agreed which will enhance the aesthetic qualities of the town centre and improve access and safety for pedestrians.

2.3. Housing

Dwelling Unit Allocation

2.3.1 Policy 2.3 allocates about 1,050 dwellings to the town to be built between 1994 and 2011. This amounts to a construction rate of 62 dwellings per annum. It is now over 7 years since the start of the Plan period and a considerable amount of development has taken place or is committed through the grant of planning permission. Table 2.1 below shows the breakdown of Blandford’s housing allocation at 31.03.01

2.3.2 Components of Blandford housing allocation at 31.03.00

*Figures adjusted to allow for likely take up.

2.3.3 Government policy encourages Local Planning Authorities to manage the release of housing land with the aim of securing the development of previously developed (brownfield) sites before the release of greenfield land. To this end, the Plan period has been divided into three phases of development and sites allocated accordingly.

2.3.4 Table 2.2 below gives a breakdown of the anticipated level of development in each phase and the expected proportion of brownfield development within Blandford. A relatively high proportion of brownfield development was achieved in the first phase due to a high take-up of previous commitments. The rate is expected to decline during phases 2 and 3 as the allocated sites come on stream, but the situation will be monitored carefully. If towards the end of Phase 2 it is shown that a higher than expected rate of brownfield development has occurred, the release of the last phase of greenfield land off Shaftesbury Lane may need to be reconsidered.

2.3.5 Targets for affordable housing are set out in Policy 2.4. These may be varied in the light of the results of any future Housing Needs Survey undertaken during the Plan period. Any variations will be published for consultation in the form of Supplementary Planning Guidance.

*This figure represents a 4.3% over-supply on the original planned total of 1050 and should not be seen as the base figure for dwelling supply in the town.

Sites allocated for Development

2.3.6 Policy 2.4 allocates the following sites (of 5 or more dwellings) for development in the Plan period up to 2011:

(i) Site D Off Langton Road (60 dwellings)

(ii) Site F Off Shaftesbury Lane (260 dwellings)

2.3.7 Another site (site B) at Blandford St Mary is already under construction and so is no longer allocated in this Plan.

2.3.8 Site D is a relatively small site which is programmed for development during Phase 2. Planning consent has recently been approved in principle for this development.

2.3.9 Part of Site F has recently received outline planning permission for development. The whole of the site is expected to be developed throughout Phases 2 and 3 of the Plan period (i.e. up to 2011). Approval of the later phase will be subject to it being shown that the development is not impeding the development of brownfield sites in the town.
Should brownfield development be maintained at a higher than expected rate during Phase 2, so leading to a situation where the overall dwelling allocation for Blandford may be significantly exceeded, the release of the last phase of Site F may need to be reconsidered.

Site D (H/2/2) Off Langton Road
(Area 3.4ha; Dwellings 60)

This site adjoins the bypass and rises to the north east. It was originally examined in Blandford Town Plan Revision 1988. The following requirements should be met through development of this site:

• Footway/cycleway links to the town will be required.
• Langton Road forms part of the North Dorset Cycleway and may be part of Route 25 of the National Cycle Network.
• The impact of the development on the junction of Langton Road/East Street will need to be assessed (See Policy BL16).
• In designing the layout, amenity areas and landscaping the proximity of the dwellings on Riverside Road and Stour Road, the bypass and the elevation of the site when viewed from the Stour Meadows need to be considered. (See also Policy 4.8)
• The allocation of 60 dwellings on this site reflects the restrictions due to topography, access and its location on the edge of the town and its location in the Area of Outstanding Natural Beauty (see Policy 1.32 Areas of Outstanding Natural Beauty).

• Provision of a proportion of the development as affordable homes (possibly specialised housing for elderly/single people due to proximity to town centre.) (See Policies 2.4 and 2.13), low cost market homes.

• Traffic calming on Langton Road will be required, in particular to allow for safe crossing of the road in the vicinity of the existing children’s play area.
• Contributions may be sought for the following facilities: Extension of Milldown Middle School and Sports Pitches north of the bypass under Policy 4.2 and Policy 4.5. See also the Council’s Planning Guidance Note.

Site F (H/2/3) Off Shaftesbury Lane and Salisbury Road
(Total Area 11.3ha Dwellings 330).

This site is on high ground adjoining the bypass and within the Area of Outstanding Natural Beauty (see Policy 1.32). The following requirements should be met through development of this site:

• Landscaping will be required adjoining the bypass to act as a visual screen and as a noise buffer in addition to other amenity and play areas (Policy 4.8)
• Access to the site will be off Salisbury Road and Shaftesbury Lane. Cycleways and footways will be required. (See Policy BL14 and Policy BL15)
• Land between H/2/3/ and E/2/6 will be retained as a buffer strip and used for landscaping, informal recreation and cycle paths/footpaths
• Provision of a proportion of the development as affordable homes (possibly specialised housing for elderly/single people due to proximity to town centre.) (See Policies 2.4 and 2.13) and low cost market homes.
• Contributions may be sought for the following facilities:

• Extension of Milldown Middle School and Sports Pitches north of the bypass under Policy 4.2 and Policy 4.5. Land is required for a Community building and contributions sought towards this cost under Policy 4.3.

Future Population

2.3.10 From the 1991 Census the resident population of the Plan Area is estimated to be 8,990. Average household size throughout the County has been declining for many years and is likely to continue to do so in the future. Projections produced by the County, (based on the proposals of the Structure Plan) indicate that average household size in North Dorset is likely to decline by 0.15 persons per household between 1991 and 2011. In 1991 the average household size in the Plan Area was 2.43. Making allowance for the decline in household size and assuming that the scale of development identified in Policy 2.3 is fully taken up, this could result in a Plan Area population of about 10,930 by 2011.

2.4. Employment and Shopping

Employment

2.4.1 Existing Employment Areas (Policies 3.1-3.3)

Sites Allocated for Development

2.4.2 Under Policy 3.2 the following site is allocated for development within the Plan period up to 2011

Situated on high land at the north-western approach to the town, this is a prime development site capable of accommodating a mixture of employment land uses. In view of its elevated position a high standard of design will be expected. Policy 1.32 "Areas of Outstanding Natural Beauty", Policy 1.9 "Standard Assessment Criteria" and Policy 1.38 "Landscaping of new Development" apply. Land between E/2/6 and H/2/3 is allocated for landscaping, informal recreation and footpaths/cyclepaths (see Policy BL4).

Shopping

2.4.3 There are no specific allocations for Blandford. See general policies.

2.5. Community Services and Recreation

Recreation and Sports

2.5.1 Land for playing pitches is allocated under Policy 4.5 "Provision of Outdoor Sports Pitches and other Recreational Open Space". In Blandford recreation land is allocated to the north of the bypass and is shown under Reference R/2/1.

2.5.2 It is proposed that land north of the Milldown remains outside the Settlement Boundary to safeguard its open character. It forms an important backdrop to the Milldown public open space. The Crown Meadows also remain outside of the settlement boundary. This is a valuable open area of land, next to the town, initially laid out as parkland by the Portman family of Bryanston House. Both areas of land have potential for opening up public access to allow greater use as informal countryside recreational areas in conjunction with the Milldown.

2.5.3 Land south of the River Stour was given to the District Council and is now used for informal public recreation. ("Stour Park")

Community Halls

2.5.4 There is a requirement for additional small halls and a larger community building. There is now a proposal to improve the Corn Exchange to fulfil this role. Land at Site F will be reserved for a community hall. (Policy 4.3).

Library

2.5.5 Dorset County Council have acquired land at West Street for a replacement library. (Policy 4.3).

Education

2.5.6 Land is reserved at Black Lane for a replacement school for Archbishop Wake First School. (Policy 4.2(I)). The area of land required for this is not yet determined. It is possible that some residential development may be acceptable on the remaining area, subject to all relevant policies of the plan.

Flood Alleviation Scheme

2.5.7 A flood alleviation scheme has been provided for the West Street, Market Place and East Street areas of the town and for part of Blandford St Mary. These areas are shown as "Area Defended by Flood Defence Scheme" on the Proposals Map. Policy 1.13 applies in such areas.

2.6. Transportation

2.6.1 The guiding policies on highways and transportation are found within the general policies contained in Chapter 5 of the Plan. These guiding policies relate to cyclists, pedestrians, traffic management, heavy goods vehicles, environment and landscape, public transport, parking facilities and servicing. It also includes the definition of the road hierarchy for North Dorset.

2.6.2 Chapter 5 contains details of the ‘Local Plan Road Improvement Programme’ and details the major highway schemes, which are proposed for the period up to 2011. This contains specific highway and transportation schemes for Blandford.

Road Hierarchy

2.6.3 The 2011 road hierarchy for Blandford and Blandford St. Mary as defined in Chapter 5, is shown in Figure 7.

Pedestrians and Cyclists

2.6.4 In order to improve the environment of the town centre, environmental enhancement and traffic management measures have been carried out. These measures have improved the environment for pedestrians and cyclists.  Further works to complete the scheme will be investigated and will be designed in a manner that is consistent with the Conservation Area Policies. A detailed scheme will be implemented through the traffic management regulations, and will involve a separate consultation.

Cyclists

2.6.5 The network of minor roads provides satisfactory local routes for cyclists through much of Blandford and Blandford St. Mary. However, problems can occur where pedestrians and cyclists are required to use or cross heavily trafficked roads. The problems and requirements of pedestrians and cyclists are being considered with the aim of improving facilities and identifying suitable pedestrian and cycle routes.

2.6.6 Measures to encourage cycling by making it safer and more attractive will be carried out. Such measures may include separation of cyclists from other road traffic, shared pedestrian/cycle routes, facilities to cross roads carrying a heavy traffic flow, restrictions on parking, and speed control facilities to slow motorists where separation is impossible.

2.6.7 These facilities will enable safer cycle access to Blandford’s existing and proposed industrial areas

2.6.8 A cycleway/walkway is proposed to enable cyclists and pedestrians to travel between Blandford and Pimperne in a safer and less intimidating environment. Many of the children in Pimperne attend schools in Blandford and this route would provide a much needed and well used facility.

2.6.9 Measures to allow for safer cycling and walking along Black Lane to increase safety outside St. Leonards Middle School and the proposed Archbishop Wake First School are required.

Recreational Cycle Ways

2.6.10 A trailway, the Stour Valley Way, open to walkers, cyclists and horse riders is proposed along the line of the disused Somerset/Dorset Railway between Blandford St. Mary and Corfe Mullen. Details of this proposal are contained in Chapter 5.

2.6.11 The following cycleway/walkway will connect to the Milldown recreational area and the proposed recreational cycleway/walkways across the Stour Meadows/Stour Park to join the Stour Valley Way.

Road Schemes

2.6.12 Two major road schemes are proposed for the area covered by this Chapter of the Plan in the period up to 2011.

These are:

(i) A350/C13 Blandford/Shaftesbury Road Improvement; and

(ii) A350 Charlton Marshall, Spetisbury and Sturminster Marshall By-pass.

Further information regarding these major schemes is contained in Chapter 5. Other road schemes associated with new development are discussed below.

2.6.13 Intending developers should discuss these requirements with the Highway Authority at an early stage. The submission of a traffic survey and traffic impact assessment will be required with the planning application.

2.6.14 Tin Pot Lane is a single track, unmade road which is presently used as the access road to the small area of industrial development at Clump Farm. Passing bays have been provided along Tin Pot Lane to facilitate the two way passage of vehicles, but the road remains sub-standard for its present use. Agreement has been reached with developers for the provision of a new access road, through the Town Council allotment gardens, to link Clump Farm to the present highway network at Blandford Heights. This will enable the access from Clump Farm to Tin Pot Lane to be closed and for Tin Pot Lane to revert to its former use as a lightly trafficked road serving the Milldown recreational area.

Car Parking

2.6.15 A new 300 space long-term car park has now been built on land to the rear of the Brewery, Blandford St. Mary. This is accessed from the adjacent Stour Park business development and connected to Blandford town centre by means of a footbridge across the River Stour, adjacent to the Ham weir. The car park will not only provide a facility for long-term business and tourism use, but will also serve the proposed Stour Park Amenity area of which it will be an integral part.

Footnote: