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Great Torrington Town Study
Core Strategy Evidence
September 2011
Contents
1. INTRODUCTION 3
2. OVERVIEW 3
3. SIGNIFICANT PLANNING 15 APPLICATIONS
4. SIZE, LAND USE AND 15 CHARACTER
5. CONSTRAINTS 16
6. RELATIONSHIPS TO 18 OTHER CENTRES
7. COMMUNITY 18
8. VISION 20
9. KEY ISSUES 21
10. POTENTIAL FOR 25 GROWTH
Great Torrington Town Study Contents
11. SPATIAL ISSUES 31
12. CONCLUSION 33
TABLES Table 1 : Population 2001 - 2009 4 Table 2 : Average Household 5 Income (2009) Table 3 : Benefit Claimants (May 5 2009) Table 4 : Development 6 Opportunities Table 5 : Employment Sectors 6 (2007) Table 6 : Unemployment 7 Claimants 2001 - 2011 Table 7 : Average House Prices 8 (2001 - 2009) Table 8 : School Capacities and 10 Roll Forecasts (2011) Table 9 : Open Space (2010) 11 Table 10 : Landscape Types 12 (February 2011) Table 11 : Community Facilities 12 (June 2011) Table 12 : Public Car Parking in 13 Great Torrington (March 2011) Table 13 : Summary of findings 14 Table 14 : Significant Planning 15 Permissions (2006 - 2009) Table 15 : Summary of the Great 19 Torrington Town Plan Table 16 : North Devon and Torridge Local Strategic 20 Partnership Federation Event - Identified Issues Table 17 : Provisional Housing 22 Requirements 2006 - 2026 Table 18 : Comparative Retail 23 Floorspace and Number of Units
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1 Introduction
1.1 This report provides an overview of the characteristics and issues which define the form and function of Great Torrington and how such could impact on the delivery of sustainable growth. The report presents a profile of Great Torrington, providing information and commentary on matters such as: population, housing growth and needs, economic activity, service provision and infrastructure capacity, environmental considerations and development opportunities and constraints. It is through the examination of these matters that informed decisions will be made about the towns future needs.
1.2 The purpose of the report is to support community focused consultation related to the North Devon and Torridge Joint Core Strategy. The Core Strategy is the first of the Local Development Framework development plan documents prepared by North Devon and Torridge District Councils. It is the most important document in determining how the area will evolve. Through the Core Strategy, direction will be given to guide the location, form and scale of development that is required to meet the areas long term needs.
1.3 It is essential that local aspirations are reflected through the Core Strategy’s vision and objectives. Through further town focused consultations it is hoped that locally relevant and community supported visions can be established. 2 Overview
2.1 Great Torrington is a historic market town that developed on the trading route between Barnstaple and Plymouth. It occupies an elevated site east of the river Torridge some 11 kilometres (7 miles) south of Bideford. It is an elongated settlement accessed by the A386, B3227 and B3232.
2.2 Great Torrington has a rich built and natural heritage, much of which still dictates the character, form and appearance of the settlement, part of which pre-dates the market town. Historically the town held regular markets and fairs and thrived on local agriculture and wool industries. A flourishing glove manufacturing industry in the 19th Century brought pressure for urban development along New Street towards The Commons. More recently in the 1990s the fortunes of the town suffered a setback with the loss of a number of locally significant employers, including Dairy Crest.
2.3 The town is the second largest settlement in Torridge and it contains a range of services and community facilities that reflect the towns role as an important service centre. The range of facilities include independent and national retail outlets, primary and secondary schools and a community health centre, serving the needs of both urban and rural communities. Significant tourist attractions within and close to Great Torrington include: Dartington Crystal, Torrington 1646, the Tarka Trail and RHS Rosemoor, all of which contribute to the range of available facilities and attractions of Great Torrington.
Population
2.4 The town has grown steadily over the last 20 years, with development focused to the north of the town. The parish population has increased by 27% over the period 1991-2010, providing an annualised increase of about 60 persons per year. The population increased from 4,493 residents in 1991 to 5,279 in 2001 and then to a projected level of 5,716 in 2010. The highest rate of population growth occurred 1991 - 2001 (17.5%).
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2.5 From 2001 to 2010 the population of Great Torrington increased by 438 people (8.3%). This rate of increase was less than that experienced in other Torridge Towns (Holsworthy, Northam and Bideford) and across the District as a whole. The variance in population growth across the referenced geographic areas is illustrated in Table 1.
2.6 The age distribution within Great Torrington is generally characteristic of the wider geographic area presented in Table 1. The proportion of the Great Torrington population within the age bands: 20-39, 40-59 and 80+ is comparable to that of Torridge District and Devon. A degree of variance within the Great Torrington population does however occur through a higher than average proportion of population being within the age band 0-19 and a lower than average population proportion being within the age band 60-79.
2.7 The increasing age of the areas population is reflective of a national trend. In 2008, 19% of the population in the South West was estimated to be 65 years and older. By 2033 more than a quarter of the population of the South West is expected to be 65 and over. The population in Great Torrington, other Torridge towns and the Torridge District already exceeds these levels(1).
2.8 The population of Great Torrington is predicted to increase by 940 people between 2006 and 2021, an increase of 7.8%. Within this increasing population, it is predicted that the total number in the younger age groups (0 to 19) will decrease by 7.3%. The 20 - 44 year age band is also predicted to decrease by 9.9%. Population increases are predicated within the age band 45 – 64 by 11.9% and the older age groups (65 years and older) are due to see an increase of 44.3%. The largest change is predicted to be in the 70 - 74 age group with an increase of 55.9%.
Table 1 : Population 2001 - 2009
Other Torridge Total Population Great Torrington Torridge Devon Towns
2001 5,278 28,989 58,965 1,136,500
2010 5,716 32,276 65,716 1,179,354
Change 438 3,287 6,751 42,854
% Change 8.3% 11.3% 11.4% 3.7%
Age Group Proportions (2010)
0 - 19 24.3% 20.9% 21% 21.5%
20 - 39 21.4% 21.8% 19.6% 23.9%
40 - 59 27.4% 27.1% 28.3% 27.2%
60 - 79 20.7% 23.6% 25% 21.4%
80+ 6.2% 6.6% 6.1% 6.0%
Source: Office for National Statistics - Census (2001), South Devon Health Informatics Service - Family Health Services Authority (FHSA) (2010). Retrieved from: Devon Facts and
Figures (Devon County Council) - http://www.devon.gov.uk/index/councildemocracy/improving_our_services/facts_figures_and_statistics.htm
1 Sub National Population Projections, ONS (May 2010): http://www.statistics.gov.uk/pdfdir/pproj0510.pdf
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Income
2.9 Average household incomes in Torridge are the lowest for any district in Devon. At £24,958 (2009) the Torridge average household income is £2,015 (8%) below the Devon average. The Great Torrington average household income of £23,380 is £1,578 (6%) below the District average and 13% below the Devon average. Table 2 illustrates geographic variance in average household incomes and in the proportion of households with income levels below £15,000 and £20,000. Within Great Torrington the proportion of households supported by incomes below £15,000 and £20,000 are slightly lower than District and Devon County levels.
Table 2 : Average Household Income (2009)
Total Household % Households % Households Household Income Average with an income of with an income of (Median) less than £15,000 less than £20,00
Torridge 29,362 £24,958 26.3% 35.1%
Devon County Council 331,804 £26,973 25.7% 34.3%
Torrington 2,416 £23,380 19.1% 25.5%
Source: Household Income Average (Median) - CACI Paycheck data (2009) / CACI (2008).
Benefits
2.10 Benefit claims in Great Torrington exceed district and county rates with respect to Job Seekers Allowance, but fall below county and national levels regarding Income Support. Levels for those aged 60 and older claiming Attendance Allowance or Pension Credit are higher than district, county and national levels, as illustrated in Table 3.
Table 3 : Benefit Claimants (May 2009)
Great Torridge Devon National Percent of: Torrington
16 - 59 year olds claiming income support 4.2% 4.5% 3.9% 5.6%
16 - 64 year olds claiming job seekers allowance 3.3% 2.8% 2.0% 3.7%
Total population claiming disability living allowance 4.6% 4.8% 4.2% 5.2%
65 and older claiming attendance allowance 18.3% 16.0% 17.3% 18.2%
60 and older claiming pension credit 22.7% 17.0% 15.3% 20.6%
Source: Department for Works and Pensions: retrieved from Great Torrington Devon Town Profile 2010 (DCC)
Employment
2.11 The Hatchmoor Industrial Estate, shown on Map 1 is the main employment area in Great Torrington. The industrial estate provides the base for a range of manufacturing and serviced based industries. Further expansion opportunities are provided to the east of the existing estate where unserviced land adjoining Hatchmoor Common Lane is available for employment use.
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Table 4 : Development Opportunities
Industrial Estate Planning Permissions Gross Site Area (Ha)
Commenced Not Complete Without With No Longer Commenced 2010/11 Planning Planning Available for Permission Permission Employment
Hatchmoor 0 2.26 0 4.62 2.26 1.568 Common Lane
School Lane 0 0 0 1.51 0 2.75 Industrial Estate
Former Creamery 0 0 0 4.78 0 0
Total 0 2.26 0 10.91 2.26 4.318
Source: Torridge District Council Employment Land Monitoring (2011)
2.12 Table 4 indicates the level of employment land available for development within Great Torrington's industrial estates. The available employment land supply is limited and does not provide a serviced land supply and is in part constrained as a consequence of the former uses on the Creamery site. Achieved employment development on the industrial estates has been limited and the availability of sites within General Employment Areas, as defined in the Local Plan, has been reduced through development for non-employment uses.
Table 5 : Employment Sectors (2007)
Percentage of all Employees Great Torridge Devon National Torrington
Agriculture and Forestry 0.0% 6.5% 2.2% 1.0%
Fishing 0.0% 0.1% 0.1% 0.0%
Mining and Quarrying 0.0% 0.1% 0.2% 0.2%
Manufacturing 16.2% 13.3% 9.6% 10.2%
Gas and Water 0.2% 0.2% 0.8% 0.4%
Construction 5.5% 7.2% 5.7% 4.8%
Wholesale and Retail Trade 13.9% 15.7% 18.2% 16.6%
Hotels and Restaurants 5.5% 9.8% 8.9% 6.8%
Transport, Storage and Communication 8.5% 3.8% 6.0% 5.8%
Financial Services 0.5% 1.0% 1.6% 4.0%
Real Estates and Business Activities 3.9% 10.0% 12.4% 18.0%
Public Administration and Defence 2.4% 3.5% 6.4% 5.4%
Education 16.0% 11.7% 9.4% 9.3%
Health and Social Work 21.5% 12.6% 13.4% 12.3%
Other Community Services 5.9% 4.5% 5.0% 5.3%
Source: Office for National Statistics: retrieved from Great Torrington Devon Town Profile 2010 (DCC)
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2.13 The Rural Devon Employment Land Review (2008) identified that Great Torrington has 2,257 economically active residents. The report also determined that support for employment should be provided through increasing the supply of serviced employment land and provision of small flexible industrial units. It also highlights that the environmental quality of sites will become increasingly important. Such considerations are applicable to all of the district towns, which are employment centres. The Great Torrington Town Plan (2008) also highlighted the local need for starter units and grow-on units to help local firms expand.
2.14 Table 5 shows the percentage of employees in various employment sectors of the town and comparative areas. There are clear concentrations of activity in Great Torrington with regard to manufacturing, transport, storage and communications, education and health and social work. The percentage of the work force involved in manufacturing is 16.2%, significantly above the Torridge (13.3%) and Devon (9.2%) average. Employment sectors which are comparably under represented in Great Torrington include, real estate / business activities and hotels / restaurants.
Unemployment
2.15 Unemployment levels, shown in Table 6 are relatively low across the comparison areas. Unemployment rates in Great Torrington as a percentage of the work force are comparable with District and County rates for the period 2001-2011. In 2011 unemployment in Great Torrington did however increase to levels higher than those experienced across Torridge and Devon County.
Table 6 : Unemployment Claimants 2001 - 2011
Great Torrington Torridge Devon
2001 2006 2011 2001 2006 2011 2001 2006 2011
Number Unemployed 74n/a 114 1,121 816 1,135 8,581 6,138 10,159
% of Working Age (16 - 64) n/a 2.2% 3.3% 3.1% 2.1% 2.9% 2% 1.4% 2.2% Population
Source: NOMIS: Official labour market statistics (February 2011)
2.16 Historically Great Torrington has experienced high levels of unemployment that resulted from the closure of the Dairy Crest Creamery, Spur Shelving and North Devon Meats and through the down scaling of manufacturing at Dartington Crystal. Employment opportunities in Great Torrington are now primarily focused on small businesses that employ less than 10 employees.
House Prices
2.17 Table 7 provides average house prices in the Great Torrington area, including surrounding parishes. Clearly, within this area during 2001-2009 house prices have increased at a rate higher than experienced across Devon. In 2009 the average property price in the Great Torrington area was £201,127, about 10% less than the Devon average. However average property prices within the Torrington ward in 2009 equated to £163,986, 26% lower than the county average and 22% less than the Torridge average (£211,200). Within Torridge District during 2009, the highest average house price by ward was £327,500 (Tamar side) and the lowest £149,822 (Clovelly Bay). The property prices in the Great Torrington ward were the third lowest of the Districts twenty three wards.
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2.18 Property prices across all areas have been subject to reduction from 2007 and current market conditions suggest this trend has continued. Despite falling house prices and lower than average property prices in the Torrington ward, affordability levels remain challenging for first time buyers. In 2009 the house price to household income ratio in Great Torrington was 7:1.
Table 7 : Average House Prices (2001 - 2009)
Overall Average Prices (£) % Increase 2001 2003 2005 2007 2009 2001 / 2009
Great Torrington(1) 97,846 137,772 201,323 223,260 201,127 106%
Devon 112,813 165,264 208,323 241,523 223,636 98%
England and Wales 92,183 129,632 157,880 179,905 157,033 70%
1. Devon Town Profile Area
Source: Land Registry data: retrieved from Great Torrington Devon Town Profile 2010 (DCC)
Housing Supply
2.19 At April 2011 there were 2,529 Council Tax banded properties in Great Torrington. The majority of properties fell within bands A (37%) and B (31%), 28% were collectively in bands C and D. Only 4% of properties in Great Torrington are in Council Tax band E or above. In comparison, 25.7% of all Torridge properties are within Council Tax band A, 21.8% in band B, 37.7% in Band C or D and nearly 15% are in band E or above.
2.20 With regard to past housing delivery in Great Torrington, an annualised rate of about 27 dwellings was achieved in the period 1991-2011. Housing completions for the period 1991 - 2001 amounted to 281 dwellings and during 2001 - 2011 a further 251 dwellings were built. Figure 1 illustrates considerable variation in annually achieved development within the town, the peak delivery years occurring at points when significant development sites were brought forward.
2.21 Residential development opportunities in Great Torrington Parish at April 2011 amounted to 119 dwellings. The housing land supply was comprised of 38 dwellings on sites subject to construction and a further 85 dwelling on sites with planning permission on which no works had commenced as well as part of an outstanding Torridge District Local Plan allocation (Proposal GT1: South of Juries Lane)).
2.22 The Torridge District Local Plan currently determines the scope of permissible development, which in respect of Great Torrington generally relates to that which falls within a defined development boundary for the Town.
2.23 Affordable housing need in Great Torrington, as across the wider Torridge area in both urban and rural locations is a significant issue. The referenced affordability ratio illustrates the variance between average local household income levels and house prices. The Strategic Housing Market Assessment included Great Torrington within the Taw and Torridge Towns and Rural Fringe sub market area, which is described as "a predominantly Lower value area with some localised price hot spots". Great Torrington was also identified as having Lower new build values.
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Figure 1 Annual Housing Completions 1991 - 2011
Source: Annual Housing Completions Monitoring, 1991 - 2011 (Torridge District Council)
Deprivation
2.24 Torridge is ranked 188th from 326 local authorities in the English Indices of Deprivation (2010). At a local level Torridge is the third most deprived district council area in Devon. Deprivation issues in Torridge relate to the presence of barriers to housing and services, (physical and financial accessibility of housing and key local services), education, skills and training and the quality of the living environment (immediate home surroundings). Within these measures of deprivation(2), the majority of Torridge experiences higher than average levels of deprivation. More positively, the majority of Torridge falls within the top quartile (least deprived) of the deprivation measure for crime, which takes account of recorded crime rates.
2.25 Indices of deprivation for Great Torrington(3) indicate the presence of above average deprivation in respect of: income, employment (involuntary exclusion of the working age population), skills and training (educational disadvantage) and the living environment (quality of housing and air quality and traffic accidents). Great Torrington performs, above average in respect of deprivation measures in relation to barriers to housing and services (physical and financial accessibility of housing and key local services) and also crime (rate of recorded crime), which is in the top quartile (least deprived).
Health
2.26 Within Great Torrington there are two health centres, a cottage hospital and dental surgeries. Local people have to travel to Exeter or Barnstaple to access a full range of health
2 http://www.communities.gov.uk/document/statistics/pdf/1871208pdf. 3 Local Super Output Area E01020294: http//www.imd.communities.gov.uk/InformationDisplay.aspx
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care services at the Royal Devon and Exeter and North Devon District Hospitals. The Great Torrington Town Plan (2008) identified the value given to local health care services and the Town Council will seek opportunities to enhance the towns range of medical services available to its residents.
Education
2.27 Great Torrington's pre-school, primary Figure 1 Great Torrington Community School school and community college have current capacity (Table 8) to accommodate additional pupil numbers with regard to 2011 enrolled pupils. Devon County Council's Education Service indicate that these figures do not take account of current housing approvals. Additional capacity may be required with regard to primary and secondary education provision if significant levels of additional development occurs within the town and in its surrounding parishes.
2.28 There are no sixth form facilities within the town, pupils have to travel to Bideford or Barnstaple to access further education.
Table 8 : School Capacities and Roll Forecasts (2011)
Net Total Total Forecast Forecast Forecast Capacity Number Number Number Number Number Name June on Roll on Roll on Roll on Roll on Roll 2011 2009 2010 2011 2013 2015
Great Torrington Junior School 310 280 266 256 239 264
Great Torrington Bluecoat Church of 210 182 179 206 179 190 England Infant and Nursery
Great Torrington Community School 900 885 888 853 813 773 Sports College
Total 1,420 1,347 1,333 1,315 1,231 1,227
Source: Devon County Council Education Service (2011)
The Environment
2.29 An important feature of Great Torrington is the Commons and Conservator Lands which adjoin the town on three sides, extending to an area of 132.6 hectares. The Commons provides substantial informal open space and contains two play areas. It is rich in flora and fauna, contains ancient woodland, and includes the River Torridge and Tarka Trail, both well used by local residents and tourists.
2.30 Table 9 shows that there is a good supply of open space and the town benefits from a good range of leisure and recreation facilities. The District Recreation Strategy does however identify some deficiencies in facilities such as playing pitches. The application of current national standards indicates a shortfall in available allotments. The area is also well known for its ancient woodlands. The most well known are Beam Wood, Service Wood,
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Week Bottom Wood, Monkleigh Wood and Frizenham Wood, all of which are important to local biodiversity and nature conservation.
2.31 Sports facilities are provided through the limited dual use of the sports hall and all weather pitch at Torrington School Sports College and also Torrington swimming pool. The swimming pool is currently subject to maintenance works, including a new roof which will secure the operation of the swimming pool for at least the next 10 years.
Table 9 : Open Space (2010)
Typology Number Hectares
Natural / Accessible Countryside 6 184.35
Play Areas 16 1.17
Allotments 1 0.15
Cemeteries / Churchyards 11 5.80
Civic Space 2 0.21
Total 36 191.68
Source: Draft Torridge Open Space Assessment (April 2010)
Heritage
2.32 There are 97 listed buildings in Great Torrington of which three; the Black Horse Hotel, Palmer House and Market House are Grade II*. Most of the listed buildings are located within the Conservation Area, which was designated in 1973. The focus for the Conservation Area is the medieval core of the town. The Conservation Area is subject to an Article 4 Direction which seeks to ensure that any improvements and enhancements achieved are not diminished by changes to unlisted buildings within the area.
2.33 The town has a rich cultural heritage and distinctive Civil War associations, which provides the focus for the Torrington 1646 Visitor Centre at Castle Hill.
Landscape
2.34 The steep sided Torridge river valley borders the town to the south and west with a tributary valley running east to west along the towns northern edge. The valleys accommodate much of the Great Torrington Commons. The land to the east rises and the promontory of high ground broadens out towards high Culm measures. The character of the landscape and the landforms to the south, north and west of the town as well as the presence of the Commons physically define the town and contain the possibility of further expansion in these general directions.
2.35 The Joint Landscape Character Assessment for North Devon and Torridge(4), provides guidance for the conservation and enhancement of the areas special landscape qualities. A summary of key aspects of the two landscape types present in the Great Torrington area are set out below in Table 10.
4 Joint Landscape Character Assessment for North Devon and Torridge Districts (Adopted February 2011) http://www.torridge.gov.uk/index.aspx?Articleid=6374
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Table 10 : Landscape Types (February 2011)
Type Commentary
3A Upper Farmed The upper catchments of the main river valleys; Wooded Valley Slopes Special qualities are the views from vantage points, woodlands, cob and thatched buildings and little or no light pollution from the night sky; and
The overall strategy is to protect the rural character and the historic sense of place.
3C Sparsely Settled The broad valley floors and flood plains of the main rivers; Farmed Valley Floors Special qualities are the unspoilt landscapes, wildlife habitats, woodland, historic features and the importance for recreation; and
The overall strategy is to protect the unspoilt valley floors.
3G River Valleys The steep wooded slopes of the main river valleys; Slopes and Combes Special qualities are the wildlife habitats, narrow green lanes, importance for recreation and the area have a sense of peace and tranquillity; and
The overall strategy is to protect and enhance the valley slopes.
Source: Joint Landscape Character Assessment for North Devon and Torridge Districts (February 2011) - http://www.torridge.gov.uk/index.aspx?articleid=6374
Community Facilities
2.36 Great Torrington has a good range of community facilities and services as set out in Table 11. There are a number of financial establishments, health services and several schools serving the town and the outlying villages. Residents in the surrounding parishes have a high dependency on Great Torrington for key services such as education and health care. An important facility within the town is the Plough Arts Centre, primarily a theatre but also acts as a cinema, art gallery and providing opportunities for skill based classes and workshops.
2.37 There is a good range of independent shops with mix of services and convenience shops supplemented by two small national supermarkets (Lidl and Co-operative). Most of the shops are in the town centre, with the exception of Lidl, which opened in May 2011 and is located outside the main shopping area. The historic Pannier Market, which operates on a part time basis offers additional trading opportunities in the town.
Table 11 : Community Facilities (June 2011)
Facility Number
Banks 5
Places of Worship 5
College 1
Dental Surgeries 2
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Facility Number
Doctor Surgery 2
Hospital 1
Infant School 1
Leisure Centre (Swimming Pool) 1
Library 1
Optician Practices 2
Pharmacy 1
Police Station 1
Post Office 1
Primary School 1
Public Houses 5
Sports Fields 2
Supermarkets 2
Town Hall 1
Vet 2
Source: Devon County Council, Great Torrington Tourist Information & Great Torrington Town Council
Transport
Public Transport
2.38 Great Torrington is served by a number of bus services to and from Bideford and Barnstaple and surrounding towns and villages. Most of the services operate relatively frequent services Monday to Friday. There are limitations in respect of evening and weekend travel and employment accessibility between surrounding villages and Great Torrington. The closest railway station is located at Barnstaple.
Table 12 : Public Car Parking in Great Torrington (March 2011)
Name Number of Spaces
Barley Grove 70
School Lane 40
Sydney House 280
New Road 40
Total 430
Source: Parking Services, Torridge District Council (2011)
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2.39 Table 12 indicates that there is a good supply of designated public car parking. There are 430 pay and display bays within Great Torrington. The New Road public car park was relocated as a result of the development of Lidl. On street parking in Torrington town is restricted by the historic nature of the highway network, although there are parking opportunities of a time restricted nature on the High Street.
Cycling
2.40 National Cycle Routes 3 (West Country Way) and 27 (Devon Coast to Coast) pass close to the western part of Great Torrington, utilising the disused railway line and the Tarka Trail. The cycle way provides connections to Bideford and Barnstaple to the north and Meeth in the south.
Walking
2.41 The Great Torrington Commons also supports a large number of walking trails and public rights of way.
Tourism
2.42 Great Torrington is advantaged in respect of attracting visitors by its location within an attractive rural setting and its various attractions. In addition to the afforded outdoor pursuits (walking and cycling), Dartington Crystal, the Royal Horticultural Society Rosemoor gardens, the historic Pannier Market as well as Torrington 1646 extends the attraction of the town as a tourist location. The Information Centre at Castle Hill provides useful visitor information, while the Heritage Museum educates school groups and tourists.
2.43 Despite the attraction of the town and its surrounding area, lodging facilities for visitors to the area are limited. There are no hotels in Great Torrington although there are4 bed and breakfast establishments in the town and others in nearby villages. There are also several caravan, camping and self-catering facilities in the wider area.
Summary of Issues
2.44 A summary of findings pertinent to Great Torrington are presented by Topic in Table 13.
Table 13 : Summary of findings
Topic Commentary
Population Steady population growth 1991- 2010, with continuing growth projected within which there will be an increasingly aged population
Income Below the county and national average
Benefits Relativity low employment related claim rates, but higher percentage of pension claims and income support claims than the local and national average
Employment Above average employment in manufacturing, health and education
Unemployment Relatively low unemployment rates, although recent increases have extended local levels above district and county rates.
House Prices Below average house prices,but affordability issues persist.
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Topic Commentary
Housing Supply Historically consistent development rates but diminishing supply of developable housing land to address future needs.
Deprivation Overall deprivation is in line with the Devon average but above average levels in respect of income, employment,and skills and education.
Health The Great Torrington area is supported by a range of health services but a lack of specialist facilities requires residents to travel to larger centres.
Schools Schools are close to capacity, continuing expansion of the town may require additional educational capacity to be provided.
Community Facilities Good range of facilities, with a recently completed supermarket and public car park.
Transport Opportunities to improve bus services, cycling and walking
Tourism An attractive environment and established visitor attractions. Potential for an expansion of tourism facilities and accommodation.
3 Significant Planning Applications
3.1 Table 14 provides a summary of consented and significant planning applications at April 2010. Development in recent years has been limited in scope and scale within Great Torrington.
Table 14 : Significant Planning Permissions (2006 - 2009)
Application Site Address Proposed Status Reference
Demolish Existing Buildings and Replace 01/0812/2009/FULM New Street Completed with a Car Park and Lidl Supermarket
01/0236/2008/REM Juries / Calf Street 24 Residential Dwellings Completed
Hatchmoor Common 01/1432/2006/REM Nursing Home Completed Lane
01/0900/2006/FUL Hatchmoor lane Industrial Units 1 - 16 and 17 - 20 Commenced
Source: Planning Department, Torridge District Council (2010)
4 Size, Land Use and Character
4.1 The market town has a compact historic town centre, which has a valued built environment, evident by the presence of a large number of listed buildings. The medieval street pattern remains intact and includes a balance of buildings and open spaces, significantly the Churchyard and the Market Square. Beyond the towns historic core the built form of the town is formed by a range of more modern and lower density developments. The hill top location with spectacular views of the Torridge River Valley, together with the Great Torrington Commons has helped to define the physical form and character of the Great Torrington, and will continue to influence how the town is able to respond to future growth needs.
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4.2 Whilst town centre is compact, the scale of available retail and related service provision are generally proportionate to a town of Great Torrington's size. Although residential uses are well represented, pockets of community, commercial, open space and recreational uses occupy key sites, as illustrated by Map 1. The contained facilities and employment opportunities are easily accessible to the majority of the towns population. Great Torrington is generally well served by bus routes, walking and cycling routes, as illustrated in Map 1, that facilitates ease of access to it's services despite the linear form of the town. 5 Constraints
Flooding
5.1 The Torridge Strategic Flood Risk Assessment (Level 1) identifies the extent of flood risk in Great Torrington. Map 2 illustrates the presence of land within Flood Zones 2 and 3 within the Torridge River Valley to the south and south west of the town. The majority of the town and adjacent countryside is not affected by flood risk. The built area of the town which is at flood risk is limited to part of the former creamery site and at the nearby village of Taddiport, were numerous flooding events have been recorded. Beyond the town a corridor of land adjoining a tributary of the River Torridge is also subject to flood risk. Future development opportunities will be constrained within the areas at risk of flooding.
Topography
5.2 The majority of the town has been built on gentle to moderate sloping land commanding a hilltop location. The predominantly undeveloped areas adjacent to the urban fabric to the north, south and west are on relatively steep land, whilst the agricultural land to the east is more gently sloping. The steep-sided river valleys are significant constraints to future development.
Landscape
5.3 The area to the north, west and south of Great Torrington is designated in the Torridge District Local Plan (2004) as an Area of Great Landscape Value. The purpose of this saved policy is to protect the character of the countryside. The Great Torrington Commons also adjoins a significant proportion of the town, the extent of which will impact on the nature and scale of future development beyond exiting development boundaries. The Great Torrington Commons is also designated in the Torridge District Local Plan as a Site of Local Conservation Importance, where nature conservation needs to be maintained and enhanced.
5.4 The North Devon and Torridge Joint Landscape Character Assessment, as previously referenced, elaborates on the special qualities of the areas landscape.
Conservation
5.5 The Great Torrington Conservation Area extends beyond the town centre, from west to east, Castle Street to Halsdon Terrace and north to south, New Street to the south of Castle Hill Car Park, bordering the Great Torrington Commons. A large number of listed buildings are contained within the Conservation Area, which reflects the towns historic importance. The towns distinctive Civil War associations and industrial heritage are also of significance.
16 Great Torrington Town Study Great Torrington Town Study MAP 1: EXISTING LAND USES FORMER N ABBATOIR
B3232
A386 GREAT TORRINGTON COMMON INDUSTRIAL ESTATE B3227
300m
600m
900m FORMER DAIRY CREST CREAMERY 1200m
RIVER TORRIDGE
A386
LEGEND: Industry Principal Open Spaces Development Boundary Conservation AreaBus Routes 600m Distance from Town Centre A386 Retail Community Facilities Parish Boundary Main Roads Great Torrington Town Study
6 Relationships to Other Centres
6.1 Great Torrington has strong links with surrounding towns and villages. The town acts as a service centre for smaller villages and hamlets, providing a range of services, local shopping, education, health, community facilities and employment opportunities.
6.2 Two small supermarkets and a range of smaller independent shops focused in the town centre provide retail services to the town. The range in quality and quantity could be viewed as supporting a limited customer base. Local residents consequently also travel to other centres or utilise supermarket home delivery services to achieve a wider retail choice. The other centres used include: Bideford (Tesco, Morrisons and Asda) and Barnstaple (Sainsburys and Tesco).
6.3 Employment is supported by businesses at Hatchmoor Industrial Estate, on the former the creamery and abattoir sites and through the services and facilities provided throughout the town. Just over half of the town's working residents, work within and around Great Torrington, with a further significant number commuting to Bideford and Barnstaple.
6.4 The lack of sixth form facilities associated with the Great Torrington Community School Sports College requires that children who wish to undertake further education have to travel to Bideford or Barnstaple.
6.5 Evening entertainment in Great Torrington is focused on the Plough Art Centre, which offers a good range of cultural based activities including theatre and cinema. Opportunities to travel to the larger centres at Bideford and Barnstaple are limited if there is a reliance on public transport.
6.6 Bideford is only 11km (7 miles) and Barnstaple 15km (9 miles) from Great Torrington. A relatively short distance, which determines that there are strong links between the three towns. The connections to Bideford and Barnstaple are significant in respect of accessing higher order services such as the district hospital and specialist health care services and to extended range of employment opportunities. The nearest international airport is located in Exeter and the closest universities are located in Exeter and Plymouth.
6.7 Commuting pattern information provided by the 2001 Census, provides a useful guide as to work related travel patterns between the areas main towns. Accepting that some change may have occurred during the intervening time, the 2001 Census indicates that 52% of the working population from Great Torrington work within the town and that commuting occurs on the basis of 12% to Bideford, 11% to Barnstaple and 2% Holsworthy. The remainder of Great Torrington's working residents commute to a wide range of other destinations within and beyond the district and county boundaries. 7 Community
Great Torrington Town Plan 2008
7.1 The Great Torrington Town Plan (2008) provides a range of community identified issues, which are summarised in Table 15.
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Table 15 : Summary of the Great Torrington Town Plan
Theme Issues
Local Environment Encourage good practice in waste management and recycling; Climate change mitigation; and Protect the natural and built environment from unsuitable development.
Health and Public Safety Promote the health and well being of residents; Support the work of the Community Police; Increase opportunities for the elderly, isolated and vulnerable; Identify where parking and traffic calming initiatives are required; and Improve local transport facilities.
Employment Increase local training opportunities; and Increase local apprenticeships opportunities.
Economy Increase the number of and range of small businesses; and Identify opportunities for small business.
Young People, Education Identify partnerships with training providers and local business; and and Training Identify opportunities for local work and training.
Retail Discussions with Lidl regarding a retail outlet in the town centre.
Housing Need access to good quality housing; Mix of rented, shared ownership and small and medium sized housing; and Strong support for affordable housing opportunities.
Sport, Leisure and Open Retain the community swimming pool; Space Develop walking and cycling routes; Promote the voluntary sector; and Identify opportunities for new sport and social facilities.
Culture and Heritage Provide quality cultural and recreational facilities.
Transport Investigate transport solutions for young people travelling to employment and training opportunities; and Improve access to public transport after hours.
Local Government and Active community and voluntary groups in town. Community
Great Torrington & District Community Development Trust
7.2 The aims of the Great Torrington and District Community Development Trust are as follows: -
To create employment; To improve the local economy; To encourage environmental and community sustainability; To develop individual skills and interests; and To support local business.
Great Torrington Town Study 19 Great Torrington Town Study
North Devon & Torridge Local Strategic Partnership Event (January 2010)
7.3 Through the 2010 the North Devon and Torridge Local Strategic Partnership Federation event the following issues were identified as important in respect of the future development of Great Torrington.
Table 16 : North Devon and Torridge Local Strategic Partnership Federation Event - Identified Issues
Health Safety
Provide greater health care for the elderly; Secure By Design principles for new development. Provide a small hospital; and Invest more in community care.
Sport and Leisure Public Transport
Provide swimming pool, tennis and gym Improve public transport, especially in the evening; facilities; Provide Park and Ride facilities for new employment Upgrade the football pitch; developments close to the town centre; Provide leisure and recreation facilities in Improve transport for children to and from school; new housing developments; Provide a circular bus route; and Provide sport facilities in community halls; Extend the Puffing Billy Railway from Torrington Multi-agency hubs for leisure activities; station to attract tourists. The museum and craft centre would like to move to Glove Factory; Use the local environment to promote health and leisure; and Improve Sydney House.
Footpaths and Cycle Paths Roads
Improve connections between the Tarka Widen narrow roads such as Calf Street; Trail and the town centre; Widen South Street car park for coach access; and Improvements walking and cycle routes; Provide more car parking in town centre. and Pedestrianise Fore Street.
Education Economy
Provide more pre-school and early years Provide a new super market; facilities. Promote small-scaled business opportunities; More pubs will help ‘sell’ the town; and Need a hotel / place for visitors.
8 Vision
8.1 To guide the future growth of Great Torrington, in scale direction and scope, it is necessary to establish a locally accepted vision for the town. It is through the North Devon and Torridge Joint Core Strategy that such a vision can be defined. To assist in the determination of a new vision for Great Torrington that will look to shape the form and function of the town over the next 20 years it is worth reviewing the previously proposed vision.
8.2 The January 2010 draft of the North Devon and Torridge Core Strategy contained the following vision for Great Torrington for the period to 2026:
8.3 “Great Torrington’s role as an important local service centre will be strengthened. Development through regeneration in and around the town centre and on urban fringe sites
20 Great Torrington Town Study Great Torrington Town Study
will increase levels of self-containment; balancing housing and employment growth and increasing the provision and accessibility of services and facilities to support the town’s resident population.
8.4 The key elements provided by the vision are: -
Strengthen Great Torrington’s role as a Service Centre;
Development through regeneration in the town centre and urban fringe to increase levels of self-containment; and
Balance housing and employment growth with the provision of services and facilities.
8.5 Consultation responses to the Draft Core Strategy provided the following direction in respect of the proposed vision and development strategy for Great Torrington:
Housing growth will be supported by infrastructure delivery, education and recreation provision and employment opportunities; Development will respect and reflect the scale and character of the town and its surrounding countryside environment; Provision of new housing and employment opportunities will take account of community needs and aspirations; Regeneration of the former creamery site; and Consolidation and enhancement of the towns tourism potential. 9 Key Issues
Housing
9.1 A housing target for Great Torrington (Table 19) was provided in the Pre-Publication North Devon and Torridge Joint Core Strategy. The target was intended to meet the overall Torridge requirement of 10,700 dwellings (2006-2026) as contained in the Draft Revised South West Regional Spatial Strategy (1). Following consultation responses to the referenced Core Strategy and the intended revocation of regional strategies proposed through the Localism Bill, North Devon and Torridge District Councils have decided to review the proposed level of future housing for northern Devon, including the appropriate level for Great Torrington. Locally determined housing targets will be established through the North Devon and Torridge Joint Core Strategy.
9.2 The existing housing land supply is limited, at April 2011 development opportunities provided for the delivery of an additional106 dwellings, nearly 50% of which were on sites subject to development. The balance of the commitments were provided by a number of small sites and the undeveloped balance of a Local Plan allocation (Proposal GT1). Additional land release will be required to accommodate future housing needs.
9.3 The Torridge and North Devon Strategic Housing Market Assessment determined that there is a high level of affordable housing need in Torridge District. The extent of need is not however known at a sub district level. An up to date parish based assessment is in the process of being commissioned.
1 Draft Revised Regional Spatial Strategy for the South West, Development Policy B www.gos.gov.uk/gosw/planninghome/691545/
Great Torrington Town Study 21 Great Torrington Town Study
Table 17 : Provisional Housing Requirements 2006 - 2026
Dwellings
Great Torrington housing requirement 1,070
Completions 2006 - 2009 98
Commitments 31 March 2009 153
(including dwellings under construction, existing planning permissions and outstanding local plan allocations)
Additional non-strategic provision 819
Source: Pre-Publication North Devon and Torridge Joint Core strategy (January 2010)
Employment
9.4 The Rural Devon Employment Land Review (2006) identified the need for about 35 hectares of employment land to be provided within Torridge District for the period to 2026. The Review also recommended the application of a flexible approach to meeting employment needs and to guard against the loss of employment land. It also identified the need to support town centre regeneration, including at Great Torrington, was identified as important in order to accommodate office requirements and encourage smaller business premises provision. The presence of an appropriately skilled workforce, business development support and infrastructure, which meets the requirements of a modern local economy was identified as being of equal importance in achieving economic change.
9.5 The historic rate of employment growth achieved on industrial estates in Great Torrington is low, a trend which is expected to continue without public sector intervention. Land allocated for employment use through the Torridge District Local Plan has not come forward for development other than to deliver a nursing home. As identified through the Employment Land Review the availability of unserviced sites is unlikely to attract economic growth; appropriate sites need to be available to prospective occupiers in order to attract inward investment.
9.6 The reasons that so much land is no longer available for employment is the following:
A nursing home has been built at Hatchmoor Common Lane; diminishing the undeveloped employment land supply on allocated sites;
Residential development on Proposal GT8 for tourism, related retail and commercial uses; and
The Former Dairy Crest Creamery site has become derelict and thus difficult to develop with an employment focus.
9.7 Despite site development challenges on the former Creamery site at Rolle Road, west of Great Torrington, it is considered that there may be opportunities for the site to be redeveloped on a mixed use basis. The old abattoir site to the north of Great Torrington also
22 Great Torrington Town Study Great Torrington Town Study
has some potential to be reused to support a limited range of employment activities, but constraints exist with regard to fully utilising the site on the basis of limitations provided by the highway network.
Retail
9.8 Great Torrington, in 2004 had a relatively small amount of retail floor space compared to other comparable main towns. Significantly, the comparative retail floor space in Holsworthy exceeded that of Great Torrington by 38%, while its population size was less than half of that of Great Torrington.
Table 18 : Comparative Retail Floorspace and Number of Units
Town Total Net Floorspace (sq.m) Total No. of Units
Great Torrington 3,776 84
Holsworthy 5,211 86
Ilfracombe 8,952 162
Source: Scott Wilson Primary Research (2004)
9.9 The Torridge Retail Study concluded that if trading patterns continued at 2005 rates then approximately 1,269 sq.m of new net retail floor space would be required for Great Torrington by 2016, rising to 1,421sq.m by 2021. Comprehensive retail assessment proposals for three supermarkets were submitted to the District Council in 2005, the detail of which is provided below:
Somerfield proposal (0924/2007(OUT)) for 1,115sqm (gross) supermarket on land to the rear of New Street, the Council has resolved to grant consent subject to the conclusion of a S106 Agreement Tesco proposal (0816/2006(OUT)) for 2,788sqm (gross) supermarket on land at School Lane; the application was withdrawn Lidl proposal (0812/2009(FULM) for 1,274sqm (gross) supermarket on New Street Car Park; planning permission was granted by the District Council and the supermarket opened in May 2011
9.10 The town centre was assessed in December 2005 as being vital, viable and in ‘a good state of health’. In December 2010 there were only four empty shops in Great Torrington. Following the completion of the Lidl supermarket and the capacity available through the proposal 0924/2007, it is unlikely that addition retail provision would be required to accommodate needs within Great Torrington.
Great Torrington Town Study 23 Great Torrington Town Study
Figure 2 Lidl's Supermarket
Community
9.11 The primary, junior and infant schools are close to capacity and additional primary school and "early years" provision may be required to accommodate any future growth in the town. Devon County's "Narrowing the Gap" programme pro-actively supports the most vulnerable and underachieving children and young people in the more deprived communities through a holistic approach to improved advice, services and opportunities.
9.12 The Castle Hill Surgery and Great Torrington Health Centre both have capacity to accommodate an increase in patient registers that would result from population growth. The cottage hospital provides a useful community resource, although most specialist care is provided in Barnstaple. The long term maintenance of the hospital is a locally important issue.
9.13 Although Great Torrington has a good variety of leisure and recreational facilities there is a shortage of sports pitches, and there will be even greater pressure for additional facilities as the town grows over time.
Infrastructure
9.14 There is sufficient water capacity to support new development.
9.15 The existing sewerage treatment works near the River Torridge has limited spare capacity to accommodate additional growth. The need for capital schemes to improve treatment levels and to increase sewer capacity has been identified but there is no current programme for improvement.
9.16 The North Devon and Torridge Strategic Flood Risk Assessment (Level 1) identifies that there are localised deficiencies in sewerage capacity throughout the town during high flow periods. South West Water has highlighted a particular problem in the capacity of the sewer from Castle Hill Gardens to the treatment works. Improvements will be required before any new development can be connected to the sewer. The problem arises mainly because the surface and foul water drains are combined. All new development will have to ensure that separate drainage systems are provided.
9.17 The capacity of the sewerage system is an identified concern of the Town Council. Monitoring is currently taking place by South West Water and the Environment Agency to determine the extent and nature of the capacity issues within Great Torrington, the outcomes which could have implications for the location and scale of future development and investment requirements to address any identified deficiencies.
9.18 Access to superfast broadband is essential to homes and businesses in rural communities as much as in towns and cities. Funding has been secured from Broadband Delivery UK for the delivery of superfast broadband across Devon and Somerset over the next five years.
24 Great Torrington Town Study Great Torrington Town Study
Transport
9.19 The Draft Devon and Torbay Local Transport Plan 3, 2011 identifies Great Torrington as a Market Town. Local groups and individuals need to identify transport projects and in partnership with relevant organisations seek finance to implement projects. The strategy for these towns is to promote sustainable travel, improve the connectivity between different modes of transport and centres and to create opportunities for walking, cycling and outdoor leisure.
9.20 There are regular bus services between Great Torrington, Bideford and Barnstaple. However, it is limited in respect of employment accessibility, evening travel, and connection to the outlying villages and regional centres are infrequent. Improved connections to other centres would help reduce car dependency, improve people’s quality of life, especially the youth, and contribute to reducing carbon emissions.
9.21 Great Torrington is well served by walking and cycling opportunities, most significantly through the Tarka Trail and the network of paths provided across the Great Torrington Commons. Any future development will need to consider how it would link with existing facilities in the town centre and established sustainable transport options. Improved cycling and pedestrian links, could further support the sought enhancement of the towns tourism role and through improved modal options for residents encourage non car borne movements that would have benefits in respect of health, climate change and congestion within the towns network of historic streets. 10 Potential for Growth
10.1 The following areas and sites, which are defined in Map 2, have been assessed with regard to their potential to accommodate future development. No view is provided with regard to the overall scale of required future development, the following comments relate only to the suitability of the identified sites to accommodate development. Additional detail in respect of each site area is contained within the North Devon and Torridge Core Strategy Strategic Site Assessment (June 2009) and related Sustainability Appraisals, which are available to view on the Council’s website. The North Devon and Torridge Strategic Housing Land Availability Assessment also informs the comment below, this document is also available to view on the Councils website(1).
10.2 Development opportunities to accommodate the towns short term needs are available within the built form of Great Torrington to a limited extent. The current development limits of Great Torrington, through consented development on allocated and unallocated sites provides for a range of housing and employment development opportunities. Ideally infill development, the use of suitable sites within the built form of the town, including regeneration sites, should be utilised in advance of the release of additional greenfield sites. To meet the future needs of the town additional land release will be required.
10.3 The presence of physical and environmental constraints adjoining the built form of Great Torrington will restrict future development opportunities. The Great Torrington Commons to the north west, south and west of the town, flood risk and steep slopes to the south of the town, and to some extent to the north, constrains potential growth options.
1 http://www.torridge.gov.uk/index.aspx?articleid=2265
Great Torrington Town Study 25
Great Torrington Town Study
Burwood East & West (1)
10.4 Land east and west of Burwood comprises vacant agricultural land. The substantial site is situated to the south of Great Torrington along Burwood Lane hugging the Torridge District Local Plan defined development boundary and in part the existing built form of the town.
10.5 Residential development is located to the Figure 3 Land Near Burwood lane north of the site with open countryside flanking the southern boundary. The sites adjoining existing development are considered to hold a good relationship to the existing built form and new development would bare a good relationship to existing residential areas to the north. The scale of development that could be accommodated is likely to be locally significant having regard to the size of the existing settlement.
10.6 The eastern part of the site is steeply sloping, with the remainder low flat land. The area is not subject to any environmental constraints but is located adjacent to a Site of Local Conservation Importance. No local biodiversity designations are present on the site although the greenfield nature of the site which is bounded and dissected by hedgerows suggests the presence of intrinsic biodiversity value. Improvements to the existing highway network would be required to secure satisfactory access to the site; development could not be accommodated solely from Caddywell Road and Borough Road.
10.7 A site, comprising the three fields adjoining the Great Torrington development boundary was considered through the Strategic Land Availability Assessment. The presented sites were determined to be developable; to be suitable in principle for residential development on a comprehensive basis subject to the need for off-site highway improvements.
Donnacroft (2)
10.8 This area includes the Donnacroft Playing Figure 4 Land Near Playing Fields Fields and farm land. The subject area is located to the east of the existing built form of Great Torrington and to the south of Hatchmoor Road. The area at its western and northern boundaries adjoins the Torridge District Local Plan defined development boundary and includes a local plan designation (Proposal GT6) for recreational use, which safeguards the defined area for playing pitch development. The Great Torrington Town Plan (2008) specifically refers to identifying opportunities for new sport and social facilities.
10.9 The area which is generally flat does not include any landscape character or biodiversity designations. Given the greenfield nature of the site it is however, likely to have some intrinsic wildlife value. The areas close to the town are relatively well contained within the landscape
Great Torrington Town Study 27 Great Torrington Town Study
but command some long views from the south. Access to the area is good, appropriate highway provision to the site could be achieved.
10.10 The site at Donnacroft and Hatchmoor Fields, which is subject to the referenced Local Plan proposal was considered through the Strategic Housing Land Availability Assessment. The site was determined to be not currently developable for housing, it was considered not to be either suitable or available for development having regard to location relative to existing development, the proposed recreational use and unknown availability.
East of Hatchmoor (3)
10.11 The area is to the north east of Great Figure 5 East of Hatchmoor Common Lane Torrington to the south of Calvesford Road (B3232), bordering Hatchmoor Common Lane. The area at its western boundary falls within the Torridge District Local Plan defined development boundary and includes a local plan designation (Proposal GT4) for employment use. Part of the Local Plan allocation has been developed to provide a nursing home, reducing the currently available employment land supply. The remainder of the land, beyond the defined development boundary consists of agricultural land and playing fields which are subject to a Local Plan designation(Proposal GT6) for recreational use, which safeguards the defined area for playing pitch development.
10.12 . There are no landscape character or biodiversity designations within or adjoining the site. Given the greenfield nature of the site it is however likely to have some intrinsic wildlife value. The area adjoining the built form of the town does not hold a visually prominent location in the landscape and proposals would be viewed against a backdrop of exiting built form. Development divorced from existing development would however hold a poorer relationship to the town being surrounded by open undeveloped land.
10.13 The area east of Hatchmoor was considered through the Strategic Housing Land Availability Assessment; three sites were individually reviewed. All the sites were assessed as not being currently developable for residential development. The site to the west of Hatchmoor Common Road, although physically suitable for residential development is allocated for employment development and lies adjacent to the towns principal employment area, site availability is also an issue. Beyond the development boundary, the site to the east of Hatchmoor Common Lane is assessed as being not currently developable on the basis that is is divorced from existing residential development by land allocated for employment use. The third site; land to the east of Playing Field, Hatchmoor Road was is also regarded as being physically capable of accommodating residential development but that such is not considered to be compatible in this location having regard to its location, form and current allocation for recreational use.
North of Dartington Fields (4)
10.14 The area lies to the north of the Dartington Fields. Housing estate. The subject area is located to the north east of Great Torrington, adjoining the existing built form of the town
28 Great Torrington Town Study Great Torrington Town Study
and on its southern boundary abuts the Torridge District Local Plan defined development boundary. The sites within the area are greenfield in nature and in agricultural use.
10.15 The area holds a northerly slope which Figure 6 Land North of Broadmeadow Estate is significant towards the north. There are no landscape character or biodiversity designations within or adjoining the site. Given the greenfield nature of the site it is however likely to have some intrinsic wildlife value. The site does command some long distance views across open countryside to the north of the site, as such build development proposals could have some landscape character impact. Residential development is located to the south with the reminder open to countryside beyond. In part the area is considered to hold a reasonable relationship to the existing built form of the town and established residential development.
10.16 Within the subject area a single site, at Broad Meadow and Lower Broad Meadow, was considered a part of the Strategic Housing Land Availability Assessment. The presented site was determined to be developable in part. Only the southern of the site is considered suitable for development having regard to its topography, the site was judged to have no major constraints and to be generally well related to the town.
North of Juries Lane (5)
10.17 The subject area is located to the north Figure 7 Land Near Juries Lane of the existing built form of Great Torrington. The area at its southern boundary adjoins the Torridge District Local Plan defined development boundary. The area is predominantly laid to agricultural grazing. Part of the southern boundary holds a highway frontage to Juries Lane with the remaining element flanking the boundaries of rear cartilages and other boundaries open to the countryside beyond.
10.18 The area contains a moderate to steeply sloping northerly aspect and a watercourse which in part is bounded by wooded areas. There are no landscape character or biodiversity designations within or adjoining the site. Given the greenfield nature of the site and the contained trees, hedgerows and watercourse it is however likely to have some intrinsic wildlife value.
10.19 A site, Land off Juries Lane was considered through the Strategic Housing Land Availability Assessment. The site of about 3.6 hectares was considered to be potentially developable. The site has few physical constraints although attention to achieving suitable access arrangements is a recognised issue.
Great Torrington Town Study 29 Great Torrington Town Study
School Lane East (6)
10.20 The area is located east of School Lane. Figure 8 Field East of School Lane The subject area is located to the north of Great Torrington, adjoining the existing built form of the town and on its southern boundary abuts the Torridge District Local Plan defined development boundary. The sites within the area are greenfield in nature and in agricultural use. The boundaries of the southern sites are well defined by the existing highway network.
10.21 The area holds a moderate northerly slope. There are no landscape character or biodiversity designations the site, it is however adjacent to a Site of Local Conservation Interest and a County Wildlife Site. Given the greenfield nature of the area and the presence of trees and hedgerows it is likely to have some intrinsic wildlife value. The area is visible in the wider landscape commanding some views over the open countryside to the north. Any development, commencing from the southern boundary would however be viewed against a backdrop of the existing built form of the town.
10.22 A site, Field to the east of School Lane was considered through the Strategic Housing Land Availability Assessment. The site of about 1.8 hectares was considered to be potentially developable in the longer term. The site has no environmental or physical constraints to development and has been presented as is available for development.
Regeneration (7)
10.23 In addition to assessing the potential offered by a Figure 9 Former Dairy Crest range of urban extension greenfield sites, it is appropriate Creamery to consider development opportunities provided within the towns built form.
10.24 The most significant redevelopment opportunity in Great Torrington is provided on the former creamery site. A substantial brownfield site, it is located at the foot of the valley to the south east of the existing built form of Great Torrington and north of the River Torridge and Taddiport. The site is formally the premises of Dairy Crest which ceased operations in the early 1990's. The contained buildings are in poor condition with much of the site derelict, the industrial heritage of the site also suggests the presence of contamination and the largest of the industrial structures is known to contain asbestos. Part of the site continues to have an operational use, including a haulage business, dairy business and community resource centre. The site lies within an Area of Great Landscape Value and part of the site is subject too flood risk. The site is designated as a General Employment Area within the Torridge District Local Plan, which currently safeguards the site for employment uses. Proposals for mix use schemes have been submitted to the District Council, which were refused, most significantly on the basis of the unjustified loss of employment land.
30 Great Torrington Town Study Great Torrington Town Study
10.25 The former creamery site was considered as part of the Strategic Housing Land Availability Assessment. The site was judged to be developable; it is considered to be potentially suitable for mixed development subject to a robust justification that it is no longer required for employment uses. If appropriate proposals could be determined and delivered, then redevelopment of the site would not only result in the reuse of a valuable land resource but much improve the appearance of an important gateway into the town.
10.26 An examination of all Great Torrington sites considered through the Strategic Land Availability Assessment indicates that beyond the potential provided by the former creamery site, there very few developable or deliverable sites available within the exiting built form of the town. The potential housing capacity contained within existing built limits and the development boundary of the Torridge District Local Plan is limited; strongly suggesting the need for new urban extensions over the next 20 years to meet the towns future housing needs. 11 Spatial Issues
11.1 The housing requirement set out in the Pre-Publication North Devon and Torridge Joint Core Strategy (January 2010) is to be reviewed. The intended revocation of the Regional Spatial Strategy now enables the District Council to locally determine the district housing target, subject to evidential justification, which provides an opportunity to revisit housing targets for the districts towns and rural area. The growth opportunities and options for Great Torrington are consequently now subject to review having regard to spatial issues affecting the town.
Retail
11.2 The Torridge Retail Study (2005) found that within the town centre of Great Torrington the level of retail floor space was limited for a town of its size. The town centre, at the time of the Retail Study was considered to be healthy and vibrant, with few vacant shops. The Retail Study indicated that there was scope for some new convenience and comparison goods shopping. Since completing the Retail Study, the District Council has resolved to grant planning permission for a new Somerfield (now Co-op) supermarket in School Lane and Lidl have opened a store in New Road. If both of these supermarkets were to be constructed, then there would be little scope for new convenience shopping.
Employment
11.3 Great Torrington has experienced limited employment development on allocated employment estates; business development, where occurring has tended to take place within existing premises and be of a limited scale. At April 2011, 4.62 hectares of undeveloped employment land was available at the Hatchmoor Industrial Estate, with no indication of progression for employment purposes. In addition to the unserviced site, opportunities for employment based development exist on the former Creamery and abattoir sites, although both are subject to significant constraints. It is unlikely that additional employment land will be required over the Plan period, although existing provision should be reviewed to ensure maintained suitability and attraction to the market.
11.4 Although employment growth may be limited with regard to the attraction of new investment to the town, opportunities should be provided to support the expansion of existing businesses within the town. Regard must also be given to the economic benefit and potential
Great Torrington Town Study 31 Great Torrington Town Study
to be achieved through supporting tourism and serviced based proposals that will not require land release on traditional industrial estates.
Housing
11.5 The housing target for Great Torrington is subject to review. It is anticipated that a new locally determined requirement will result in a reduced figure from that published in the Pre-Publication North Devon and Torridge Joint Core Strategy, as a consequence of the intended revocation of the Regional Spatial Strategy.
11.6 Recessionary market conditions and low demand, have contributed in low construction rates. Opportunities for housing development in Great Torrington are currently provided through a limited range of sites and there is limited opportunity for windfall development on unallocated sites. The presence of housing sites to address only immediate and short term needs will require additional land release for residential use to accommodate the towns medium and long term growth needs. The scale and location of additional land release is now a matter for consideration.
Social
11.7 The District Council's Open Space Assessment determined that there was a good supply of open space. Nevertheless there may be opportunities for playing pitches or communities facilities east of the Donnacroft fields. In response to the Pre-Publication consultation on the North Devon and Torridge Joint Core Strategy the local rugby club indicated that they need more playing pitches.
11.8 The Town Council has expressed concerns regarding the future of the swimming pool in School Lane and the hospital in Calf Street. The swimming pool is however currently subject to significant maintenance work, which together with new contractual arrangements between the District Council and the leisure service provider will ensure the ongoing operation of this important recreation facility.
11.9 The need for additional educational capacity will be assessed as a consequence of future levels of planned development. Opportunities for an additional primary school may be required; such will be dependant on the overall scale and phasing of future housing development.
Regeneration
11.10 Individual sites and buildings within the existing built up area could be renovated or regenerated to improve the attractiveness of Great Torrington, as could routes through the town. It is however the site of the former Creamery that represents the most significant opportunity to improve the towns appearance and make use of an important land resource that is well related to the town. The former abattoir site presents a further regeneration opportunity although its relative location and highway connections to the town would represent constraints on the scale and nature of future development opportunities.
Infrastructure
11.11 There is sufficient water supply to support new development. However, it is recognised that because of the dual water run off / sewerage system, Great Torrington has an inadequate sewerage treatment system. This requires urgent attention irrespective of new development occurring in the Plan period.
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12 Conclusion
12.1 This report has been undertaken to support future decision making for Great Torrington. It is hoped that through an appreciation of current circumstances and issues within the town that planning for the future can better address the needs and aspirations of the town's population.
12.2 This study has found that Great Torrington is a relatively small, but important market town, providing a range of vital services for local residents and surrounding villages. Improvements to public transport that secures connections with other towns in the district, and improving infrastructure capacities in step with new development is recognised as essential to ensure balanced and sustainable growth is achieved.
12.3 Significant environmental and topographical constraints exist around Great Torrington, which will limit suitable development options to accommodate future growth needs. Steep slopes, mainly to the south overlooking the Torridge River valley, and the Great Torrington Commons that border the town to the east, south and north are the main constraining elements.
12.4 The community is concerned about threats to the local hospital, a shortage of sport and leisure facilities, inadequate evening public transport and the need to build good quality housing.
12.5 Overall there is a need for some new housing including affordable homes, particular community facilities and selective regeneration projects. Additional employment land release is unlikely to be required, the scale of existing provision being considered adequate to meet anticipated needs. Appropriate economic and employment growth should however, continue to be supported and fostered beyond traditional industrial estates, most significantly with regard to developing the tourism offer of the town and surrounding area. The need for further out of town retail provision is unlikely to be required or justified with regard to maintaining the viability of the town centre.
12.6 A total of seven growth options have been identified for consideration.
Great Torrington Town Study 33 Aerial View of Great Torrington (2010)
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