Agenda item

The report before Committee outlined the process to review the coastal preservation area policy boundaries to ensure they were up to date before their inclusion in the new Local Plan.

The Assistant Director – Planning Strategy and Development Management introduced Chris Hariades, the Landscape Architect who was happy to answer any questions.

The Assistant Director – Planning Strategy and Development Management provided a brief overview of their purpose which was to protect the undeveloped coast visible from cliff top, beach, sea or estuary or form part of the view from significant lengths of an access road, public footpath or bridleway leading to the coast.  He referred to paragraphs 2.9 to 2.10 that detailed five distinct sections defined in the assessment.

Members noted that there were a few changes proposed at this stage which were:

Ø  To correct anomalies in the previous boundaries.

Ø  To include areas that were now considered important to protect.

Ø  To omit areas where recent development had taken place and no longer appropriate to be included.

Members also noted that there were 10 potential allocations within the draft Local Plan that were within the proposed Coastal Preservation Areas and would subsequently be removed in the event that they were to be allocated but at this stage it was proposed for them to remain in the consultation until a decision had been made about their allocations.  The Assistant Director – Planning Strategy and Development Management highlighted that this equated to 882 homes which would need to be found elsewhere in potentially more sensitive locations to help meet housing need.

Discussion covered:

·       The Portfolio Holder for Coast commented that over the last few years it would seem we used the Green Wedge designation more to determine if a planning application was acceptable in coastal locations than Coastal Protection Areas and suggested a more strengthened version than the one proposed as follows:

Coastal Preservation Areas

Coastal Preservation Areas Land around the coast and estuaries of East Devon, as identified on the Policies Map, is designated as a Coastal Preservation Area.  The Coastal Preservation Area is defined on the basis of visual openness and views to and from the sea.

Development or any change of use will not be allowed if it would damage the undeveloped/open status of the designated area or where visually connected to any adjoining areas.

Only appropriate proposals which would increase biodiversity or habitat mitigation or provide improved public footpath or multi use trail within these areas will be supported.

This rewording would permit woodland creation, SANGS areas, country parks and multi-use or footpath trails that would benefit the coastal areas for nature and for increased public access.  However, prior to any final decision the council may need to review Teignbridge Council’s Policy EN2 – Undeveloped Coast.  As we face them and benefit their coast on the opposite bank of the Exe it may be appropriate to mirror

their policies in this regard and prior to the next consultation compare the two strategies and possibly combine the two district strategies.

·       How do National Landscapes compare with Coastal Preservations Areas.

·       Reference made to page 326 and clarification was sought about the land not included in the Coastal Preservation Area.  The Landscape Architect advised the area was above the normal tidal limit and not within the Coastal Preservation Area.

Councillor Jess Bailey left the meeting during discussions.

RESOLVED:

1.          That the assessment supporting the Coastal Preservation Area policy of the Local Plan, set out in Appendix 1 of this report be endorsed.

2.          That the draft Coastal Preservation Areas, drawn in accordance with the methodology set out in the appendix be subject to public consultation.