Agenda item

This report provides an update on progress of the East Devon Local Plan.

The Assistant Director – Planning Strategy and Development Services presented a progress update on the East Devon Local Plan.  Members were advised that, although approval for submission to examination had originally been anticipated at this meeting, this could not be achieved to a number of outstanding supporting documents.  In light of the transitional arrangements within the current plan-making system, it was therefore proposed that submission of the Plan be deferred until later in the year.  Members were further informed that work is continuing with the Council’s consultants to resolve the outstanding issues relating to evidence and assessment documentation.

The Committee noted that the report included feedback from the second stage of the Regulation 19 consultation. Paragraph 3 provided summaries of the key findings, which largely reflected comments received at earlier stages of the consultation.

The Committee also noted a number of minor amendments required to the feedback report, including the correction of typographical errors, an amendment to the AI declaration on page 11 to reflect the correct consultation period of February to April 2026, and a correction to the appendix header, which incorrectly referred to Stage 1 Consultation rather than Stage 2.  These updates will be made prior to publication on the Council’s website. 

In response to a comment made by a public speaker, the Assistant Director – Planning Strategy and Development Services clarified, for the public record, that while AI had been used to assist in summarising consultation responses, all responses had been read and considered by officers in full.

On-going evidence and assessment work included:

Ø  Transport work around West End and Marlcombe

Ø  Marlcombe viability testing

Ø  Playing pitch and outdoor sports strategy

Ø  Air quality impact at the Pebblebed Heaths

Ø  River Axe nutrient mitigation strategy

Ø  Water Cycle Study

Ø  Habitat Regulations Assessment

Questions and points raised included:

·         It was suggested that the Plan would be likely to exclude local people due to the unaffordability of housing in East Devon.

·         Non-Committee Member Councillor Roy Collins questioned the democratic progress relating to site allocation Honi_18 expressing concern that the public and town council had not been given an adequate opportunity to fully engage in consultation and consideration of the allocation.

·         A Member requested that consideration be given to returning to a monthly meeting cycle suggesting that more frequent meetings with more manageable agendas would improve oversight and help members better track progress.

·         Could officers advise when the viability work will be available in relation to the road network at Marlcombe?  In response it was advised that further work is ongoing in relation to Marlcombe and is currently in draft stage, with officers reviewing the consultants work and when finalised will be published on the Council’s website.  It was confirmed that the main parties involved are the Council, Devon County Council and National Highways with each organisation supported by its own consultant teams.

·         A Member responded to earlier comments regarding incomers and housing, noting that properties purchased by newcomers had been willingly sold by existing residents and that land purchased for housing had likewise been sold by landowners.  While acknowledging strong local opposition to new housing across many communities, the Member emphasised that the Committee had spent several years working to produce a Local Plan that met national planning requirements and expressed confidence that officers would not bring forward a plan that was not legally compliant.  It was requested that where public speakers raise accusations that the Plan is flawed, Members be provided with a clear written summary setting out the issue raised, the Council’s response and the associated legal position.  This, it was suggested, would provide Members with greater assurance that all statutory requirements had been met as the Plan progresses through each stage.  In response the Assistant Director – Planning Strategy and Development Services sought the Committee’s views on whether a frequently asked questions (FAQ) report should be brought to the next meeting.

·         It was noted that there has been a significant amount of misinformation in the press and social media regarding housing numbers for East Devon and clarification was requested for the Committee.  It was explained that the housing requirement calculated under the standard method changes annually.  Members were advised that overall housing number is influenced by changes to the affordability ratio, level of headroom and the need to mitigate risks at examination.  It was noted that greater headroom is now being included than originally anticipated to help address potential future increases in housing need.  The Assistant Director – Planning Strategy and Development Services offered to bring forward a further report setting out the housing number calculation, rationale and implications in greater clarity should Members wish.

·         Clarification was requested as to whether the Council is required to assist in meeting housing shortfalls in other local authority areas.

·         Clarification was sought as to whether the Council is required to continue progressing the Local Plan in light of the proposed unitary reorganisation.  It was advised that as the Council did not have a five-year housing land supply and an up-to-date Local Plan there was an acute need to continue regardless of the proposed unitary reorganisation.

·         Concerns were raised regarding changes to the classification of individual settlements.  It was suggested that many of these concerns may arise from developers being dissatisfied with limitations on increasing housing numbers in certain service villages.  Clarification was sought on the reasons for changes to the village classification at each stage of the Plan’s development.

·         Reference was made to the uncertainty over whether the Council should adhere to national housing targets.  Concern was expressed that many new homes would remain unaffordable, with a high proportion expected to be priced above £400,000, and that this did not align with evidence of local housing need.

·         Concern was expressed regarding comments from the Environment Agency, which indicated that deficiencies in the Water Cycle Study could affect the soundness of the Plan.  Clarification was sought on whether officers were confident that these issues could be resolved.  In response the Assistant Director – Planning Strategy and Development Services acknowledged the concerns and advised that a meeting with the Environment Agency had been arranged to fully understand and seek to resolve the issues raised.

·         Reference was made to the representations from NHS Devon Integrated Care Board, which stated that primary care infrastructure requirements were not adequately reflected in the Infrastructure Delivery Plan.  Clarification was requested as to whether this work could be progressed and completed with the available timeframe.  In response the Assistant Director – Planning Strategy and Development Services advised that he was trying to set up a meeting with healthcare providers to address these concerns.

·         Reference was made to the policy wording for accessible and adaptable housing for older people and concern was expressed as to whether it was sufficiently robust to withstand challenges from developers citing commercial viability as a reason for not delivering such provision.

·         It was noted that the affordability ratio had been reduced from 9.88 in the previous year to 9.52.  Clarification was sought on this impact.  The Assistant Director – Planning Strategy and Development Services confirmed that it would have a relatively small impact and highlighted such changes could be reversed in future years, making it risky to rely on short-term reductions when determining site allocations.

·         Reference was made to the significant increase in vehicle movements associated with Exmo_20, particularly traffic passing through the Pebblebed Heaths.  Concern was expressed as to whether the allocation remained acceptable if air quality standards could not be met.  In response the Assistant Director – Planning Strategy and Development Services advised that a large number of allocations within the Plan have implications for air quality and that officers are therefore considering the cumulative impacts of the overall strategy.  Work is ongoing to explore potential mitigation measures, and it was confirmed that, following a forthcoming meeting with the consultant team, a further update report would be brought to Committee as the matter progresses.

Councillor Geoff Jung proposed the two recommendations, together with an additional recommendation that officers bring forward a frequently asked questions (FAQ) report to the next meeting.  It was proposed that the FAQ cover wider issues frequently raised, including legal compliance with the Habitat Regulations Assessment, housing numbers, the Water Cycle Study and investments by South West Water.  The proposal was seconded by Councillor Paula Fernley.

RESOLVED:

1.    That the contents of the report to specifically include the intent to bring a further report to this Committee, later in 2026, recommending the submission of the Plan for Examination be noted.

2.    That the consultation feedback report on the second stage of Regulation 19 consultation be noted.

3.    That a frequently asked questions (FAQ) report be brought to the next meeting covering wider issues frequently raised, including legal compliance with the Habitat Regulations Assessment, housing numbers, the Water Cycle Study and investments by South West Water.