WHITEHILL (NA2) MASTERPLAN

Contents

 Preface

 Context

 European Protected species

 Land Use Parameters Plan

 Density Plan

 Legibility and Safety

 Engagement

 Infrastructure delivery

 Council participation and Meaningful Engagement

 Implementation and Delivery of the Masterplan

 Sign-off of the Masterplan

 Compliance Statement

This draft masterplan has been prepared to inform the public consultation exercise arranged for the 6th March 2014 and will be updated following the end of the consultation period.

Teignbridge District Council will confirm whether the masterplan is approved once it has been finalised by Linden Homes South West, taking account of the views of all relevant stakeholders set out above. Once approved, it will form a material consideration in the assessment of development proposals relating to that site.

To ensure that there is democratic accountability and credibility the Council’s Executive Committee has to approve the final masterplans before they can be used as a material consideration in determining planning applications. This will involve taking a report and a copy of the masterplan to the Committee with a recommendation to approve. It does not prevent applications being submitted before that agreement has been reached, but it could delay determination or result in requests for changes to a submitted scheme.

Preface

Teignbridge District Council aims to adopt its Local Plan in 2014. The Local Plan sets out where and how development will take place in Teignbridge between 2013 and 2028. As part of the Local Plan, various areas of land within the District are allocated for development including at Whitehill, Newton Abbot under Policy NA2. This Masterplan document specifically relates to land at Whitehill identified under Policy NA2 of the Local Plan.

The purpose of a masterplan is to provide guidance on proposals for development. They can help to raise the general standards of urban design and create quality places by ensuring that the range of issues associated with development areas (particularly large sites) is considered in advance, and comprehensive solutions are proposed and adhered to.

They are particularly useful in relation to large or strategic sites where there is a need to establish the overall context in which a development should be delivered. Masterplans can consider a range of topics including the design of buildings, the layout of development, the types of uses to be provided, the infrastructure requirements and the timescales for delivering the development.

This plan describes an overall development concept, including present and future land use, urban design and landscaping, built form, infrastructure, accessibility, service provision, development phasing and other key implementation issues. It is based upon an understanding of place and it is intended to provide a structured approach to creating a clear and consistent framework for development.

This masterplan has been prepared taking into account:

National Policy Local Plan Policy Masterplan Brief Existing Evidence Base Documents

This masterplan is being prepared as a Supplementary Planning Document. Supplementary Planning Documents (SPDs) have a high level of weight in the decision-making process as they must be prepared in accord- ance with national planning policies and have to go through a statutory consultation process.

Once the SPD has been adopted by the Council, it will be used as a material consideration in determining applications for development. Until this SPD is adopted, it will be used as emerging policy guidance to assist in making decisions for proposals for new development within the NA2 allocation.

Policy NA2 explains that more detailed guidance around the design and implementation of the allocation will be set out in a ‘comprehensive landscape and design led masterplan’.

The land identified within the allocation falls within a number of separate ownerships. This masterplan has been prepared Liby nden Homes South West Ltd as the prospective developer of the first phase of the site. Whilst considering the overall approach to development this document specifically focuses on the land within their control although identifies how the full allocation can be delivered.

1.0 Context

Newton Abbot 1.1 Newton Abbot is a market town lying within the administrative boundary of Teignbridge District, Devon. It lies on the River Teign, with a population of over 23,000.

1.2 Newton Abbot is described in various tourist literature as a 'lively, bustling market town'. The Town enjoys a strategic position on the main railway line to London, Penzance and The North and excellent trunk road and motorway connections, situated off the A380 Exeter to Torquay Road. Newton Abbot is often known as the Gateway to Moor and Sea becauseof its closeness to Dartmoor National Park and the coastal resorts of Torquay and Teignmouth.

1.3 The Town has much to be proud of: St Leonard's Tower; Decoy Country Park and numerous other town parks; Forde House; the Town Quay; six allotment areas; excellent primary and secondary schools; Museum and Railway mu- seum; a leisure centre; a new hospital recently constructed; and the Racecourse. Newton Abbot is also a Regional Shopping Centre.

1.4 With its long history with the Railway Industry Newton Abbot still enjoys being the main rail centre for South Devon and is easily reached by Inter City trains from various parts of the country.

Policy Context National Policy 1.5 The National Planning Policy Framework (NPPF) 2012 sets out the framework to guide new development in England. The framework provides relevant policies which must be considered in the context of this SPD and any subse- quent development of the NA2 allocation.

1.6 The key principles in relation to the development include:

 Planning for a range of housing types, tenures and sizes that reflects local demands and that contributes to achieving sustainable, inclusive and mixed communities.  Promote high quality design, recognising that it is ¡§a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people¡¨.  Facilitate social interaction and support the development of places which achieve, amongst other things, opportunities for meeting spaces, safe and accessible environments, clear paths and cycleways and high quality public space.  Having full consideration to flood risk and water supply and ensure that development is designed and located in ways to reduce greenhouse gas emissions.  Protect, enhance and minimise impacts on valued landscapes, geology and soil conditions, ecosystems and biodiversity.  Encourage a positive approach to the conservation and enjoyment of the historic environment and an appreciation of the wider social, cultural, economic and environmental benefits that can arise from the conservation of the historic environment.  Ensure sufficient flexibility is included within plans and policies to respond to changing economic circumstances and facilitate flexible working practices such as the integration of mixed uses within the same unit.  Promote the use of sustainable transport options and the provision of viable transport infrastructure to support sustainable development.  To encourage less use of the private car, locate new development close to key facilities, such as schools and local shops.

1.7 Plan Teignbridge is the new Local Plan which will help manage development in the area. The Plan will enable delivery of much needed infrastructure, better quality development, seek to support enterprise and create jobs. Fol- lowing examination in 2013 the Inspector of the Teignbridge Local Plan has concluded that the Plan can be made sound, subject to main modifications. The Plan is currently progressing through its various stages of development with a view to adoption in 2014.

1.8 Policy S14 of the emerging Local Plan confirms that:

‘Newton Abbot will be the business, educational, leisure and retail centre for South Devon as part of the Heart of Teignbridge. It will be an active community whose members are involved in building an exciting future based on tradition, sustainability, enterprise and openness to change. The Plan will seek to:

a) allocate 30 hectares of land for employment development and support improvements to existing employment areas; b) allocate land with capacity for at least 4,230 homes; c) allocate 11,000 square metres of retail fl oor space in the town centre by 2021; d) town centre enhancements in line with the Newton Abbot Town Centre Regeneration Study; e) 15 hectares of new playing pitches, upgrading existing pitches, a new leisure centre with outdoor and indoor facilities such as multi-use games areas, artificial turf pitches, tennis courts and an athletics track; f) improvements to the existing road network and provide new road infrastructure where necessary, supported by investment to create comprehensive, connected walking and cycling routes and public transport services; g) support the expansion of existing schools, provision of two new primary schools and one new secondary school site, and post-16 education and training; h) support for existing health services and future expansion of facilities or creation of new facilities to meet the needsth of e population; i) new development shall be designed to ensure that the town will be made safer from flood risk; j) support proposals that reinforce the town’s role as a focus for entertainment and cultural provision; k) implementation of the Teign Green Infrastructure Strategy to create a connected network of green infrastructure; and l) improve air quality.’

1.9 Paragraph 2.44 of the emerging Local Plan goes on to state that ‘Newton Abbot is the largest town in the district and forms the central part of the Heart of Teignbridge urban area.’ At paragraph 7.1 the plan provides further detail as follows:

‘Newton Abbot is the largest town within the district. It is a focal point for transport, employment, education, homes, culture and recreation. The town does experience a lot of out-commuting for work and is constrained by flood plains, topography and ball clay reserves. It is also within an area of abundant wildlife, biodiversity and attractive landscape. The plan seeks to balance these issues with the opportunities to reinforce the role of the town within the Heart of Teigbridge and also within the district. Policy S14 sets out the strategic policy and vision for Newton Abbot. The key proposals for Newton Abbot are:

• to reinforce the role of the town as the strategic centre for the district • improve the existing transport infrastructure and creation of new links, with particular emphasis on sustainable transport • provide more employment sites to reduce the level of out-commuting, encourage new businesses into the area and retain existing businesses; • improve training and skills opportunities • enhance and expand the town centre to meet future shopping needs, improve the cultural offer and create a more attractive environment • create a comprehensive green infrastructure network across the town and linked to nearby settlements and countryside • allocate enough sites to meet the housing needs of the community • reduce carbon emissions’

1.10 Policy NA2 is one of four strategic site allocations which have been designed to deliver the vision for Newton Abbot. The requirements of Policy NA2, including proposed modifications, is set out below:

‘NA2 Whitehill A site of approximately 30 hectares is allocated at Whitehill to deliver a sustainable, high quality mixed-use development which shall: a) include a comprehensive landscape and design led masterplan for the strategic site allocation, produced with meaningful and continued input and engagement from stakeholders; b) deliver 2 hectares of land for employment development, for office, general industrial or storage and distribution uses as appropriate; c) deliver at least 450 homes with a target of 20% affordable homes; d) provide a community facility that provides a focal point for the new neighbourhood; e) improve the road network to allow ease of movement through the site and reduce traffic through Highweek Village; f) create a network of green infrastructure that contributes to the overall strategic network; g) maximise opportunities for either the generation of -on site renewable energy at a domestic scale or community scale renewable energy generation; h) create areas for local food production; and i) provide formal recreation space on site j) “a bespoke Greater Horseshoe Bat mitigation plan for Whitehill must be submitted to and approved before planning permission will be granted. The plan must demonstrate how the site will be developed in order to sustain an adequate area of non-developed land as a functional part of the foraging area and flyway used by commuting Greater Horseshoe Bats associated with the South Hams SAC. The plan must demonstrate that there will be no ad- verse effect on the SAC alone or in combination with other plans or projects.’

HOUSING

EMPLOYMENT

GREEN INFRASTRUCTURE ROAD IMPROVEMENTS

NATURE RESERVE

RINGSLADE QUARRY

RINGSLADE

WHITEHILL

HOSPITAL

HIGHWEEK

EXTRACT FROM TEIGNBRIDGE LOCAL PLAN NA2 DEVELOPMENT AREA

Figure 2.

EXTRACT FROM LOCAL PLAN WHITEHILL WORKSHOP CONCEPT PLAN

Site Analysis

1.11 Paragraph 7.21 of the plan states in part that ‘It is acknowledged that developments will be brought forward in smaller parcels. However, it is essential that key infrastructure for roads, wildlife and community facilities are properly planned for and safeguarded.’

1.12 As part of the evidence base for Policy NA2 a workshop was held to refine the concept plan and identify locations for potential uses. An indicative illustration is attached at page 80 of the submission draft local plan based on the output from the workshops with further refinements to take into account other evidence. A copy of the plan is included at Figure 2.

Physical Context 1.13 The site lies in close proximity to the built up area of Newton Abbot and comprises of approximately 30 hectares of undeveloped land. It generally comprises land currently in use for agricultural purposes although a number of residen- tial properties are also included within the area.

Adjoining Uses 1.14 The site is situated closely to edge of the built up edge of Newton Abbot at its eastern and southern extent. The Bovey Tracy Road (B382) lies to the north and Ringslade Road lies to the west. A working minerals quarry is also situated further west.

1.15 The physical context of the site has been a key driver in relation to the masterplanning process. Those aspects of the process which have been given particular consideration include:

Biodiversity 1.16 Due to its undeveloped nature the site is known to have a number of features of biodiversity value. The site is particularly known to form part of the habitat for bats due to the presence of a Special Area of Conservation (SAC) in the vicinity of the site.

1.17 The masterplan area supports small fields under permanent pasture with mature hedgerows and is therefore likely to provide important foraging areas for greater horseshoes. It is possible that NA2 forms part of an important con- necting flyway for GHBs between the River Teign and land north and northwest of NA1 and the ‘strategic flyways’ along the A38 and A383. Further surveys will need to be carried out establish whether or not the site is used by greater horseshoe bats with particular reference to loss of cattle grazed pasture which would reduce the extent of potential foraging habitat available to bats, loss of mature hedgerow vegetation and the consequent full or partial loss/ severance of existing flyway features running through the area”.

Accessibility 1.18 A number of existing access points already exist into the site although these predominately serve the established residential dwellings. New access points for vehicles, pedestrians and cyclists will need to be formed to serve the new development.

Landscape and townscape 1.19 The Masterplan site extends to approximately 30hectares extending over fields either side of Whitehill Road, to its south eastern limit with Church Path. Its south western boundary follows a complex line across the northern slopes of Whitehill as far as Ringslade Road. The site is over rising ground that sits low on the valley floor landscape, below the 25mAOD contour and then rises by over 30m, up the hillside at Highweek, to Whitehill.

1.20 Initial assessment work has considered locally distinctive features that form the character of the area. The rising ground of Whitehill is a substantial element in the landscape. The hill gives prominence to All Saint’s Parish Church which sits on the hill top at approximately 79m AOD as a local landmark. The setting of the hill and the church and the historic routes are important considerations in the creation of a development Masterplan. Daracombe Beacon to the west is another local landmark of importance.

1.21 Church Path and Whitehill House drive, as well as Whitehill Road are character influencing routes that adjoin or cross the Phase One site. They are historic and important and have tree and hedge bank planting associated with them that accentuates their presence in the landscape.

Tree Cover 1.22 A considerable number of trees exist within the site which run along field and property boundaries. Many of the trees are well established and therefore root protect zones will need to be incorporated into the detailed proposals.

Archaeology 1.23 The site is not designated as being of any particular archaeological value. However, a Roman road approaches the site from the north-east corner. An archaeological evaluation and sample excavation on land to the east of the Site (Jetty Marsh) found a series of undated ditches. The report stated that the ditches may be Roman although only one sherd of Roman pottery was found. Desk based analysis and possible further surveys may therefore be required to ascertain whether any archaeological remains are likely to be present

Drainage and Flood Risk 1.24 A number of existing foul sewer networks exist to the north and east of the site and at Blenheim Close. In terms of surface water there are two small watercourses which run through the NA2 allocation site to the west. Further discus- sions with South West Water will be required to inform detailed site design.

Noise 1.25 The site does not to be particularly affected by offsite sources of noise which could cause nuisance. However, due to the presence of a well-used road to the north and a quarry to the west some noise assessment work may be required to inform the detailed designs. Summary 1.26 The outcome of the above baseline assessment work and context analysis is summarised in the plans.

Landuse & Ecology

Landuse

The NA2 area covers some thirty hectares, most of which is farmland. Houses and gardens are grouped within the centre of the area and close to its south-western edges.

Enclosures that slope down, in places steeply, from the Highweek ridge provide the landscape character of this area. The north-facing hillside is dominated by the presence of Ringslade Quarry, a virtually worked out ball clay pit. Hedges are a very important compo- nent within the landscape. Even though some hedges would appear to have been grubbed out in the past, the mosaic of old and tall hedges with numerous mature oak trees and small copses provide the most visible components within this mainly pastoral landscape. Houses with gardens, ponds, orchards and collections of mature and recently planted trees and shrubs provide the character of the land around Whitehill House, Loady Park, Lower Loady Farm and Ringslade.

The centre of the site consists of a series of privately owned blocks of grassland, lakes and ponds with shrub and tree collections. This land acts as an invaluable green space which should be retained as private green open space, because of its value to wildlife.

Ecology

Independent ecological consultants are working with Linden Homes as advisers and detailed habitat surveys have been carried out of two large fields to the south and east of Whitehill House. Bat, badgers, dormouse, bird, reptile, amphibian and butterfly surveys have been carried out in these two fields. Whilst badgers and dormice were not recorded, a range of bat species, garden and woodland birds, slow worms, common lizards and butterflies were recorded within these fields.

Land within the remainder of the NA2 area has been scoped to identify the types and apparent ecological value of the various habitats and species. The ecological value of this land has yet to be surveyed to a required standard of detail.

Parts of NA2 area lie within a strategic flyway for greater horseshoe bats (GHB) that roost in caves on the outskirts of Chudleigh. Bat surveys carried out during the summer of 2013 provided some records of these bats and other species in the field opposite Whitehills Garage and in another field further up the hillside. Any development would have to be carried out without any adverse on the GHB population. The mitigation that would be provided, if the developments were to be permitted, would enhance the feeding opportuni- ties for these and other bats within the area.

The vegetation within the farmed fields has been classified into improved and semi-improved permanent pasture with wet areas colonised by rushes and other plants typically found along the edges of the streams and within wetlands. By and large the hedges are not species rich, despite their age. Their landscape value is arguably greater than their ecological value. They do, however, provide important corridors for wildlife to move around within the area and hedges on the slope below Loady Park were planted alongside streams—adding to their value. The area has numerous mature oak trees, both in the hedges and as parkland trees. These are a very important feature within the landscape and they are valuable as roost sites for bats and as nesting sites for birds. The oaks also act as a very important habitat for a range of beneficial insects and other invertebrates.

Linden Homes and other developers will retain as many hedges and copse as possible and they will plant new hedges, trees and shrubs to enhance the habitat value of the area. Habitat losses will be compensated and, more important still, the creation of herb-rich grassland, hedge, shrub and tree planting, pond construction, provision of roost and nest boxes, etc will be part of a range of mitigation measures designed to improve the ecology of the area.

Landscape

The masterplan site extends to approximately 30hectares. Its northern boundary is with the A382 Bovey Tracey Road and it extends over fields either side of Whitehill Road, to its south eastern limit with Church Path. Its south western boundary follows a complex line across the northern slopes of Whitehill as far as Ringslade Road. The site is over rising ground that sits low on the valley floor landscape, below the 25mAOD contour ad then rises by over 30m, up the hillside at Highweek, to Whitehill.

Landscape Setting

The landscape appraisal has been undertaken to look at the locally distinctive features that form the character of the area. The rising ground of Whitehill is a substantial element in the landscape. The hill gives prominence to All Saint’s Parish Church which sits on the hill top at approximately 79m AOD as a local landmark. The setting of the hill and the church and the historic routes are important considerations in the creation of a development Masterplan. Daracombe Beacon to the west is another local landmark of importance.

An extensive Landscape and Visual Appraisal study is being undertaken and careful consideration is being given to how the new development will sit in the wider setting. This involves the study of the wider landscape character of what is defined as ‘The Bovey Basin’ Landscape Character Area, described by Teignbridge District Council as the: “The predominately flat, broad alluvial floodpath of the River Teign and its major tributary, the River Bovey and includes the confluence of the two rivers. The river basin, which has been strong- ly influenced by ball clay extraction activities, is, enclosed by high ground including the granite upland of Dartmoor to the west, and the hills of the Highweek area to the south. The encircling high grounds with occasional views up to elevated landmarks define the basin and provide a strong sense of place”.

Views and Visual Characteristics

The range of visual characteristics of the site result from the nature of its hilly landform, that enables open and wide ranging views along the Teign estuary, that contrast with the enclosed and containing qualities of the Devon lanes and paths that cross the site.

Views from the site to both the wide and immediate setting are being identified and will be used in the refinement of the Masterplan proposals. Views from the setting: from the roads and paths that approach Newton Abbot, as well as key locations in the setting, are also being recorded to enable evaluation and refinement of the proposals.

Proposals

The objective is to produce a concept that is informed by well researched knowledge of the place. The relationship with the broader landform in the setting; it’s position in the countryside at the edge of the town and its proximity to Whitehill, to AllSaints Church, to Highweek Village and to the homes and established uses are all important considerations in the preparation of a successful development proposal.

The landscape is going to change, as it has always done but many of the key character defining elements will be retrained and protected. The retention of hedges, trees, paths, the pattern of the fields and view lines are part of the process of refining the development masterplan.

2.0 European Protected Species

2.1 It is recognised that all sites identified within the emerging Local Plan have the potential to directly or indirectly impact on the European Protected sites of the South Hams Special Area of Conservation or the Exe Estuary. This masterplan has taken this into account and ensures that development is designed to ensure that appropriate measures are in place to mitigate any potential impacts.

2.2 Baseline conditions in relation to biodiversity are set out in Section 1 of this document and in response to this likely mitigation measures are identified below.

2.3 Mitigation measures will be based on up to date bat surveys in line with standard guidance. TDC have published guidance on appropriate measures for mitigating impacts on GHB’s (in Kestrel Wildlife Ltd “Teignbridge Local Plan Supplementary Report on Greater Horseshoe Bats and the South Hams SAC, Part 1”, June 2013) which states that:

The GI land allocated to the south and west of NA2 provides a large enough area to mitigate any potential impacts on this site”. In addition on page 28 ...”The local plan sets out a comprehensive green infrastructure policy (HT3) to create a network of strategic greencorridors, enhancing existing and creating new, multi functional green spaces. Policy HT3 c) specifically seeks to protect strategic flyways, foraging areas and breeding habitats of protected species”.

2.4 Specific mitigation measures will include: 1. Establish a continuous strip of woodland and scrub with scalloped margins around the corridor to provide safe flyways around the area. 2. Use continuous hedges and tree lines to divide the area into smaller compartments to improve connectivity and provide sheltered foraging areas. 3. Identify routes linking the GI corridor to known roosts and existing flyways, and ensure connectivity is maintained along these routes, and/or alternative flyways are established. Maintenance of links to the strategic flyways along the river Teign and its tributaries is essential. 4. The GI should be designed to enhance foraging habitat for bats. Options to be considered are wildflower meadows under traditional management for hay and grazing, the creation of ponds and wetlands. 5. Protection, enhancement and management of important hedgerows.

2.5 Based on the above two green corridors suitable for Greater Horseshoe Bat movements running East-West across the NA2 allocation have been identified. These lie adjacent to an area of land that will remain undeveloped and which could be managed to provide positive mitigation measures. These two corridors also provide links between the known Strategic Flyways to the east and west of the site and to Green Infrastructure to the west.

3.0 Land Use Parameters Plan

3.1 This section seeks to establish a Land Use Parameters Plan for the site in order to guide the final masterplan.

Housing 3.2 Around 450 dwellings providing a range of sizes and a mix of tenures within the main NA2 allocation area.

Employment 3.3 Approximately 2 hectares of employment (B1, B2 or B8) on land to the north east of the B382.

Community facilities 3.4 Provision of a community facility and public open space within the site which is accessible for pedestrians and cyclists.

Green infrastructure including POS 3.5 Provision of green spaces including informal and formal public open space, a network of green routes, cycle paths, public rights of way and SUDS/water management areas.

Connectivity 3.6 Provision of a series of through routes, including main streets and principle streets. The roads will include a route typology for different users including motor vehicles, pedestrians and cyclists. Connections to the wider road network and public transport including bus routes are also identified.

3.7 The parameters plan below illustrates how each of these aspects will be combined within the masterplan area.

4.0 Density, Height and Massing Plan

4.1 This section considers the likely density, height and massing of development across the site based on the analysis of context and site constraints identified within Section 4 of this document.

Housing 4.2 A range of densities will be provided across the site to provide different character areas. Overall an indicative target of 35 dwellings per hectare.

Employment Density 4.3 The proposed employment area will provide for a range of new job opportunities.

Height and Massing 4.4 The masterplan will be delivered with a range of building scales to respond to increased densities in appropriate areas or due to physical opportunities or constraints.

5.0 Legibility and Safety

5.1 The masterplan identifies existing key buildings, landmarks, and other important views and features within and outside the plan area which need to be considered.

5.2 The position of new areas of development have also been considered with specific reference to achieving active frontages to maximise overlooking and natural surveillance.

5.3 Areas of lighting and/or access restrictions are also identified due to the identified biodiversity constraints.

6.0 Engagement

6.1 The masterplan proposals have been subject to public participation and engagement during the preparation stage as set out below

 Public Exhibition on the 6th March 2014  One to One meetings with key stakeholders  Web site to provide ongoing publicly accessible information about ongoing work through preparatory, planning and delivery stages. Contact points for members of the public with queries as to the ongoing preparatory, plan- ning and delivery stages of development were also provided.  Liaison with TDC

6.2 The main findings of this engagement are summarised below:

 To be inserted following consultation event

7.0 Infrastructure delivery

7.1 The masterplan includes the provision of necessary infrastructure which will be phased to meet the requirements of the new development as agreed by development partners and infrastructure providers.

7.2 Key elements of infrastructure and a likely cost which will be attributed to the delivery partners via on-site provision, s106 obligation, CIL or Council capital programme, HCA or other funding.

Insert table of key infrastructure and likely timescale for delivery Insert key infrastructure plan

8.0 Implementation and delivery of the masterplan

8.1 The masterplan has been based on discussions with the District and County Council working together in partnership to agree key infrastructure elements and delivery approach.

8.2 To ensure that the masterplan is delivered, Teignbridge District Council has committed to:

 Working with development partners to support planning for infrastructure and phasing  Work to agree infrastructure requirements and planning obligations in step  Work with development partners to ensure requirements such as  Environmental Impact Assessment and consultation requirements, and any required habitats mitigation are fulfilled efficientlyan d effectively.

8.3 Subject to obtaining the necessary planning permissions it is likely that development will commence on the first phase of development in late 2014 and is likely to continue for a period of 5-7 years. The phasing plan below iden- tifies the likely stages of development: Insert phasing plan

9.0 Compliance Statement

9.1 The following section sets out how the masterplan delivers the Local Plan requirements, including the site specific policy and all other relevant strategic policies as set out below:

 The whole masterplan site comprises approximately 30 hectares of land at Whitehill  This document will provide a comprehensive landscape and design led masterplan for the strategic site allocation which has been prepared with ‘meaningful and continued input and engagement from stakeholders’ as set out in later sections.  Approximately 2 hectares of land is identified for employment development (office, general industrial or storage and distribution to the north of the Bovey Tracey road;  The masterplan area will provide at least 450 homes. A target of 20% affordable homes has been assumed within the development area;  An area for a community facility has been identified within the masterplan area which could provide a focal point for the new neighbourhood;  New vehicle, pedestrian and cycle access points will be provided into the site from the existing highwau network. A hierarchy of roads and footpaths will also be provided across the site to maximise permeability and the use of non-car based trips. Off-site mitigation measures will be considered to reduce traffic through Highweek Village;  There are extensive areas of green infrastructure within and around the edges of the site which will be retained in order to contribute to the overall strategic network and mitigate against any potential biodiversity impact;  The proposals have been designed to maximise opportunities for either the generation of on-site renewable energy at a domestic scale or community scale renewable energy generation;  Within the green infrastructure specific areas will be created for local food production; and  The green infrastructure will also include formal and informal recreation space on site  The green infrastructure has been retained in specific areas of the site in order to mitigate any potential impacts on known biodiversity features (such as bats). A bespoke Greater Horseshoe Bat mitigation plan for Whitehill will also be sub- mitted with the detailed development proposals.

Compliance with Other Relevant Local Plan Policies 9.2 In terms of other relevant local plan policies the proposals will provide housing to meet the future District needs for the plan period. The masterplan will also XXX