Agenda item

Cllr Peter Cain, representing Bishops Clyst Parish Council, advised the committee of their work in reviewing the Neighbourhood Plan for the parish, and have now completed a Regulation 14 consultation which regulates their proposals.

The Neighbourhood Plan identifies allocation of sites Sowt_03 and a part of Sowt_11 that is adjacent to Sowt_03, that would deliver 70 + houses available now, and includes design of an infrastructure plan that would benefit the local community now and in the future.  The Neighbourhood Plan allows expansion for the village in the future, as well as existing traffic congestion in the village, and would not impact on the existing drainage issues in the lower end of the village.  He advised that the current officer proposals would only increase traffic congestion and make worse the drainage issue.  Their Neighbourhood Plan also includes a cycleway around Clyst St Mary, allowing access to other areas easily, and deliverable in a shorter time than the officer recommendations would.

In response, the Assistant Director for Planning advised the committee that officers had met with the Parish Council, and that they were in a unique position in having allocations as part of their Neighbourhood Plan and their plan being at a very advanced stage.  It was important that the Local Plan did not undermine the Neighbourhood Plan.

Disagreement rested on the use of site Sowt_11 and how that links up with Sowt_03, with the reason for not allocation Sowt_11 being the adverse visual impact on the Bishops Court Road rural nature, where it is largely open countryside at that point.  Assessment had concluded that Sowt_09 was more centrally located and therefore on balance, a better context to add to the village.  He advised Members that there was a live planning application on Sowt_09, so there was the risk that this site could end up with consent, despite the Neighbourhood Plan being in place.

Given the advanced stage that the neighbourhood plan had progressed to and the allocations within it as well as the risk that the allocations proposed by officers would undermine the community benefits that the neighbourhood plan was seeking to achieve, the Assistant Director recommended that Members do not make any allocations at Clyst St Mary. Instead it was recommended that the Designated Neighbourhood Area Housing Requirement figure be amended by an additional 72 homes to reflect the allocations previously proposed by officers thereby giving the community the choice about where these homes are accommodated through the Neighbourhood Plan. 

Committee agreed to hear from all other registered speakers for the sites in this area before debate and recommendation on the sites.

Sowt_03 Land north of Sidmouth Road, Clyst St Mary
Proposed use: Housing

Number of dwellings: 37
Officer recommendation: Allocate

Oliver Keats, of Core Strategic Land Ltd, outlined the reasons for including this site for allocation, including sustainability and good access.  The site also had the backing of the Neighbourhood Plan. There had been positive pre-planning discussions, and there were no technical reasons to prevent development.

Sowt_09 Bishops Court Lane, Clyst St Mary
Proposed use: Housing
Number of dwellings: 35
Officer recommendation: Allocate

Stuart Houlet, representing the promoter 3West, advised that the site was available and technically deliverable, with support from South West Water and Devon County Council.  The site was currently subject to a live planning application for 37 houses.

Sowt_11 Land at Bishops Court Lane, Clyst St Mary
Proposed use: Housing
Number of dwellings: 161
Officer recommendation: Not to allocate

Iestyn John of Bell Cornwell spoke in support of allocation of a section of Sowt_11 next to Sowt_03 as referenced by the Parish Council. He felt that the site would work as one site and deliver a connection road which would alleviate the current rat run used through the village.  The site taken as a whole would also deliver a cycle route.  A single scheme across Sowt_03 and part of Sowt_11 would be preferable.

Ward Member Mike Howe spoke in relation to the site allocations, and reminded Members that the emerging Neighbourhood Plan is important and delivers more homes than the officer recommendation was looking to achieve. To vote against the Neighbourhood Plan would be detrimental to many parties. Following the Neighbourhood Plan could deliver good development with improvements to access and Clyst Valley Trail.

Sowt_01 Land at Bishops Court Lane, Clyst St Mary
Proposed use: Housing

Number of dwellings: 107

Officer recommendation: Not to allocate

Committee agreed to move on to the next site allocation.

Sowt_02 Land south of Bishops Court Road, Clyst St Mary
Proposed use: Housing
Number of dwellings: 64
Officer recommendation: Not to allocate

Committee agreed to move on to the next site allocation.

Sowt_03 Land north of Sidmouth Road, Clyst St Mary

Committee agreed to move on to the next site allocation.

Sowt_11 Land at Bishops Court Lane, Clyst St Mary

Committee agreed to move on to the next site allocation.

Sowt_09 Bishops Court Lane, Clyst St Mary

Committee agreed to move on to the next site allocation.

(Cllr Howe left the room for the debate and vote on this site due to his declaration)

The Chair proposed to amend the Designated Neighbourhood Area Housing Requirement for Clyst St Mary including an additional 72 homes.

Committee agreed to amend the Designated Neighbourhood Area Housing Requirement for Clyst St Mary including an additional 72 homes.