Agenda item

The Chair welcomed everyone to the meeting and announced that as Chair he was proposing to amend the first recommendation for the proposed site allocations to read as following:

 

That the Strategic Planning Committee recommend that the proposed site allocations in this committee report may proceed to consultation.

 

The following presentations were presented to Members.

 

Coral Curtis, Grass Roots Planning

GH/ED/83 – Land at Chard Road, Axminster

·         Site boundary is 8.46 hectares (21 acres) of agricultural land;

·         Existing access to football club from A358;

·         River Axe on northern boundary and railway line on western boundary;

·         Hedgerows dividing the site;

·         Pedestrian footpath within site boundaries provides easy access to town centre and train station;

·         Main constraints include:

Ø  The site slopes downwards north and west into the River Axe;

Ø  Access from the A358 with additional points for connectivity from the site into the existing footpath;

Ø  Two existing Pill Boxes on the site;

Ø  Weycroft Hall Grade I and Weycroft Manor Grade II Listed Buildings located off site;

·         Proposal for 150 dwellings including affordable in a highly accessible and sustainable location;

·         Pedestrian links to existing footpaths;

·         Proposed access from the A358/Chard Road will provide new access to football club and new floodlights and ball stop fencing proposed for the club;

·         Biodiversity net gain of 35% habitat units and 10% hedgerow units.

 

Questions raised by Members included:

o   Clarification sought about why the proposal was for 150 dwellings when the emerging Plan states 100 homes and employment land.  In response Ms Curtis advised it was on the assumption it would be a residential led scheme but sought advice from Members about whether there was a need for employment land.

o   Clarification sought about whether the permissive path leading from Weycroft to Millwey Rise would be retained.  In response it was confirmed the path on the eastern side would be retained.

o   Clarification sought on the length of time to establish a wetlands mitigation site adjacent to the proposed site.  Ms Curtis advised it would be delivered at the same time as the development and the mitigation would incorporate a reed bed matting system which would take effect immediately.

o   Clarification sought on what percentage of affordable housing would be delivered and whether there would be a travel plan.  Ms Curtis advised the percentage would be determined by the Local Plan viability assessment.

o   Clarification sought about whether there would be sufficient funds for other infrastructure after installing the wetlands mitigation.  Ms Curtis advised that calculations show that the infrastructure requirements can be delivered.

o   Clarification sought about whether there were plans to turn the permissive path down to Weycroft Bridge into a pavement.  Ms Curtis advised this could be taken into consideration.

 

 

Sarah R Smith, Rapleys & Charlotte Sythes, The Crown Estate (TCE)

GH/ED/80 – Land east of Axminster

·         Proposal for up to 300 dwellings served off a shared access from Lyme Road extending over Sector Lane to deliver 75 homes on Persimmon land and 225 on TCE land to south of Mill Brook;

·         Green infrastructure, publically accessible open space and new pedestrian/cycle links;

·         Opportunity to provide significant biodiversity net gain and carbon offsetting land;

·         A route for a link road can be safeguarded within TCE land should the Council secure funding to deliver a north/south link road in the future;

·         Opportunity to provide on-site mitigation for the phosphate nutrient issue through wetland planting scheme.

 

Questions raised by Members included:

o   Clarification sought on the density per acre figure for the area where the two attenuation points had been moved.  In response Ms Smith advised they were looking to achieve somewhere between 30 to 35 homes per hectare.

o   Clarification sought on whether the mitigation measures proposed would ensure development on the eastern side of the site. Ms Smith advised that current work done by a renowned phosphate mitigation consultant shows that the design for the relief road can be maintained whilst still having sufficient land to deal with the proposed mitigations.

o   Clarification sought on what are the proposed plans for the mitigations and how long will this take. Ms Sythes could not specify how long it would take but assured Members it would be brought forward in advance of any development.

o   Clarification sought on the flood risk that will affect the rest of Axminster. Ms Sythes advised that they would be proposing a mixture of integrated wetlands.

o   Clarification sought about whether there would be sufficient funds for other infrastructure after installing the wetlands mitigation. Ms Smith advised that through looking at different viability assessments they were comfortable they could deliver a policy compliant scheme which included affordable housing.

o   Clarification sought on the phosphate statistics and increase in density calculations from the original plan. Ms Smith advised that the original density was approximately 25 to 30 houses per hectare which is a marginal increase and if the site was to go forward for development then additional information would be provided.

 

Simon Collier, Collier Planning & Graham Hutton, Baker Estates

Gitti_06 – Hayne Farm, Hayne Lane, Honiton

·         The site comprises of a complex of redundant farm buildings and concrete hard standing;

·         Adjoins land which is currently under development by Baker Estates;

·         Within walking distance of the services, facilities and employment opportunities;

·         Proposal for up to 37 dwellings including affordable housing and open space;

·         Vehicular access can be gained from the adjoining development;

·         Infrastructure is already being provided on the adjacent site which is under construction.

 

Questions raised by Members included:

o   Clarification sought on whether there would be contamination issues with the moving of the farm buildings.  In response Mr Hutton advised that all risked would be managed and acknowledged the site investigation report did identified asbestos which would be dealt with in the proper manner but no other contaminants had been identified that would pose a risk to residents.

o   Clarification sought whether it was outside the AONB and if it is would it affect the appearance of the AONB.  Mr Hutton advised it did sit outside the AONB with no impact on the appearance.

o   Clarification sought about why the access route went onto a busy road.  Mr Hutton advised that the access route went through the existing development and not onto Hayne Lane.

 

Jon Williams, DCC

Otry_09 (including GH/ED/28) – Land at Thorne Farm, Ottery St Mary

·         The site can deliver up to 150 residential units and substantial open space and wildlife area;

·         The site needs to provide a primary school and expansion space for Kings School;

·         The Neighbourhood Plan identifies an area of 2.99 hectares to be preserved for community use and education;

·         The proposed draft working Local Plan encapsulates an area of 10.3 hectares including 20 residential units, community and education uses;

·         Proposal to deliver 3.4 hectares of space for education and community use;

·         DCC wish to absolutely preserve a site for a future primary school of between 210 and 420 places;

·         In excess of 600 primary school aged children in Ottery St Mary and only 420 school places;

·         Future of Tipton St John Primary School still in jeopardy;

·         Limiting the amount of development to circa 20 houses severely impacts on funding that can be brought forward to fund a primary school;

·         Allocation to neighbouring land on the south side of the site could produce up to 200 houses;

·         The site is accessible with direct access to the A30;

·         Incorporates new footpath/cycleway connections to town centre without crossing major roads;

·         Provides additional open space and wildlife site;

 

Questions raised by Members included:

o   Strategy 24 and Policy 25 of the Local Plan defines housing on that site.  In response Mr Williams advised that the provision of a primary school could only be funded by the houses as there is currently no DFE funding available.

o   Clarification sought on how many houses were proposed on the site.  Mr Williams advised that the Local Plan currently suggest 20 houses but it would be useful to have up to 150 houses in order to provide the school.

o   Clarification sought on a contribution to the expansion of health facilities.  Mr Williams advised DCC were happy to have discussions with the NHS in terms of a contribution.

o   Clarification sought on how DCC would address the landscape impact that the Planning Committee had previously refused planning permission on.  It was advised that DCC would consider screening with tree planting.

o   Clarification sought on DFE funding. In response Mr Williams advised there had been a long history of trying to get DFE funding without success for 10 years.

o   Clarification sought on the flood risk.  Mr Williams confirmed that Tipton School was in flood zone 3 and had flooded five times and that the Environmental Agency had contacted them to advise that the risk of flash flooding would cause serious harm or death to children.

 

Jon Williams, DCC

Honi_06 – Former Millwater School, Honiton

·         Current building is in poor condition and cannot be re-used;

·         DoE have provided consent for the majority of the site to be released from education use;

·         Part of the site will be transferred to Littletown Primary School to be used as play area but is also suitable for future school expansion;

·         The current access would be re-used and improved.

 

Questions raised by Members’ included:

o   Clarification sought on whether DCC have had discussions with the council’s Housing Task Force about a joint partnership development.  Mr Williams advised that DCC were happy to have discussions but as permission had only come through from the Department of Education in the last few weeks nothing had been done with this site.

o   Clarification sought on how materials will be recycled following demolition. Mr Williams said there would be some possibilities of recycling including wood but in terms of plastics and roofing there would be limited ability.

 

Jozie Bannister, Tetratech & Jake Sprague, Taylor Wimpey

Honi_10 – Land at Ottery Moor Lane, Honiton

·         All noise impacts can be mitigated to acceptable levels by:

Ø  orientation of dwellings to ensure amenity space shielded

Ø  internal layout

Ø  double glazing

Ø  mechanical ventilation

·         Access through Mountbatten Mews;

·         Ahead only junction to avoid Ottery Moor Lane;

·         Strong active travel connections;

·         No impact on road network and travel plan prepared;

·         Proposal for 21 houses including 8 x 3-bed 7 x 4-bed and 6 affordable homes with a mix of 2-bed and 3-bed);

·         Provision of a public open space;

·         10% biodiversity net gain with retention of existing trees and hedgerows;

·         No amenity impact on existing residents.

 

Questions from Members included:

o   Concerns raised about the noise levels and clarification sought on the maximum number of decibels that is allowed for people to enjoy the outside spaces. Ms Bannister acknowledged the proximity of the A30 and advised that through noise consultants they had designed the houses with gardens behind to minimise road noise and were happy acceptable noise levels would be achieved through the layout.

 

Richard Grant, Origin3 & Zoe Knott, Gleeson Land

Honi_01 – Land at Heathfield, East of Hayne Lane, Honiton

·         Two access options from Sidmouth Road and Honeysuckle Drive;

·         In easy reach of the train station and the town centre with Tesco located approximately 500 metres away;

·         The main constraint is that it is within the AONB and previous planning permission had been refused on that basis;

·         Opportunity to enhance screening of existing residential areas through new tree planting on the northern boundary;

·         Important natural features should be retained within the new landscape framework;

·         Opportunities for strengthening native planting along the southern boundary to create a transition zone with countryside to the south;

·         Retained hedgerows to maintain field structure;

·         The site is available and deliverable;

·         Gleeson are committed to undertaking a landscape led approach to developing a scheme which will have no significant impact on the AONB and for this reason potential layouts or number of homes have not been proposed.  These will be set by the landscape analysis to be undertaken if the site proceeds to a draft allocation.

 

Questions raised by Members included:

o   Clarification sought as to why this development should go ahead when previous permissions had been refused.  Mr Grant advised that it was fair to say that the previous applications did not try to address the AONB landscape constraints.  If this allocation was successful Gleeson would be very much committed to produce a scheme which responds to this.

 

Amy Roberts, Bell Cornwell

Exmo_17 (including Exmo_09 and Exmo_15) – Land south of Salterton Road, Exmouth

·         The site is located on the eastern side of Exmouth with a long road frontage directly onto Salterton Road with good public transport links;

·         Liverton Business Park is opposite the site to the north;

·         In close proximity is Tesco Superstore and Lidl and other retail accessible by existing pedestrian routes;

·         Site boundary is 30.85 hectares with a potential residential development area of 14.55 hectares and potential employment development area of 1.76 hectares;

·         Within the AONB but can be managed;

·         Potential to accommodate 400 to 450 dwellings comfortably with substantial areas of landscaping infrastructure green space of approximately 15 hectares;

·         Delivery of biodiversity net gain;

·         Opportunity to alleviate Sandy Bay Caravan Park traffic by providing a new direct link up to Salterton Road;

·         Possibility for a new access off Castle Lane;

·         Potential pedestrian and cycle routes.

 

Questions raised by Members included:

o   Reassurance that a traffic consultant had been sought to address all the additional traffic and the biggest pinch point by McDonalds.  In response Ms Roberts advised that at this stage the analysis done was high level and acknowledged more detailed advice was needed from other consultants and Clinton Devon Estates would be working alongside Transport Consultants.

o   Clarification sought on how many houses will be affordable.  In response Ms Roberts advised that Clinton Devon Estates were happy to discuss this with EDDC in a very pragmatic way.

o   Reassurance was sought about whether the infrastructure would be suitable for the number of houses proposed.  It was advised that once it was understood the development worked technically all other detail would be worked out in due course.

o   Clarification sought about the traffic issue and whether Clinton Devon Estates would be willing to meet with Exmouth Town Council, East Devon District Council and Devon County Council to maximise the potential for cycle connectivity.  Ms Roberts confirmed that Clinton Devon Estates acknowledged this was an important issue and would be willing to engage.

o   Would the developer consider providing a park and ride scheme? In response Ms Roberts advised she would raise this with Clinton Devon Estates.

 

David Seaton, PCL Planning

Exmo_20 – Land at St Johns, Exmouth

·         Proposal for delivery of circa 75 dwellings in an initial phase of development with a latter phase to deliver a further phase of a similar size;

·         The proposed development will have no, or negligible impact on the AONB;

·         The site is well related to the existing Liverton Business Park, visually well contained and has no negative impact upon the setting of St Johns Church;

·         The site is suitable for a discreet residential development, well linked to nearby employment uses;

·         Close proximity to schools, recreation space and local facilities;

·         The improved pedestrian and cycle linkage between Bystock and St Johns to the Salterton Road employment area would be beneficial for existing as well as new residents;

·         Access from the southern boundary of the site can be achieved via the existing residential estate roads of Southern Wood and Meadowview Road;

·         No significant trees will be impacted with the creation of the proposed access route;

·         A secondary emergency access could be achieved via the existing access track to St Johns Road with potential for secondary pedestrian and cycle access.

 

Questions raised by Members included:

o   Clarification sought on the number of affordable houses. Mr Seaton advised it would be in line with the council’s policy on affordable housing.

o   Clarification sought on whether the developers would be open to the development being done in a different way.  In response Mr Seaton advised they would be delighted to further discussions to bring forward a mix of houses that everybody wants to see.

 

David Seaton, PCL Planning

Lymp_14 – Coles Field, Hulham Road, Exmouth

·         The Coles site is well defined with existing field boundaries containing the areas proposed for development;

·         Proposal for 59 dwellings;

·         It can be accessed from the existing Goodmore’s Farm site so no new road junctions onto the primary road network need to be created;

·         Four existing oak trees can be retained as part of the development;

·         There are no infrastructure or other constraints;

·         It can deliver a policy compliant level of affordable housing provision;

·         10% biodiversity net gain.

 

The following question was raised by a Non-Committee Member:

o   Clarification sought on why this land had been put forward as previously it had been deemed unsuitable due to impact on the natural environment and wildlife.  Mr Seaton referred to the Goodmore’s Farm being consented but was not aware that the Coles Field was part of that scheme at the time.  He advised that initial assessments relating to that site have been completed and all the trees will be retained and are prominently positioned within the development.  It was advised there was no heritage impact stemming from the development on any listed buildings or the setting.

 

David Seaton, PCL Planning

Land west of Hulham Road (South east of Point in View)

·         The site lies to the west of Hulham Road (to the north of Woodlands Drive and to the south of Summer Lane);

·         The site is well suited for residential development and will complement the existing dwellings to the east of Hulham Road;

·         The existing field access provides good visibility in both northerly and southerly directions;

·         Widening of this existing access would provide a suitable access to the site;

·         The site is well insulated from its neighbouring fields with hedgerows at the shared boundaries;

 

Questions raised by Members included:

o   Clarification sought on whether the footpath running directly across the southern edge would be provided with screening.  It was confirmed screening would be provided.

o   Clarification sought on whether the developers would be willing to go above the minimum level of affordable housing.  In response Mr Seaton advised he could not answer the question at this stage until the exact policy compliant figures were known.

 

Jamie Grant, Persimmon Homes

GH/ED/79 & Sidm_01

·         The site measures 17.5 acres and is situated within the north west of Sidmouth, just off the A3052;

·         The potential for approximately 150 houses;

·         Existing hedgerows will be retained and incorporated into the design where possible with a 2m management strip of grassland outside of the curtilage of property owners;

·         Loss of arable land will need to be compensated for by planting of species rich grassland which should be achieved in Public Open Space and hedgerow management strips on site;

·         A buffer zone could potentially be part of the flood alleviation scheme and will include a Devon hedgebank, trees or mature scrub running north west to south east at 10m away from the boundary;

·         A drainage feature should be replanted with mixed scrub wherever possible;

·         Freehold ownership;

·         Open market, first homes and affordable homes;

·         Opportunity to enhance biodiversity;

·         Provision of a comprehensive drainage strategy which could alleviate existing flooding issue.

 

Questions raised by Members included:

o   Clarification sought on the size of the proposed dwellings and whether Persimmon Homes would be prepared to exceed the minimum 25% of affordable homes.  In response to the sizes of the mixed units Mr Grant advised that Persimmon Homes would focus on the smaller units and was confident about meeting local needs.  In terms of the number of affordable homes Mr Grant advised it would depend on viability and whether there would be areas of concern but for a starting point the number of houses would be policy compliant;

o   Clarification sought about whether it would be possible to have air source heat pumps powered by solar panels.  It was advised that ground source provision was being considered.

o   A concern was raised about the flooding in the area and clarification was sought on the drainage ditches and where would the discharge go to.  In response Mr Grant advised that it was the velocity that was the issue so providing the bunds and mechanisms would slow the rate of the water into the brook and not divert them as suggested.