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Caen Homes Ltd South Molton (SMO) Core Strategy Response Response to North Devon & Torridge District Council Core Strategy DPD’s Issues & Options Document South Molton – SMO H1, H2, H4 & H5 December 2007 CAEN HOMES South Molton (SMO) Core Strategy Response Contents Introduction Section 1. Location 1.1 Site Locations 1.2 Site Analysis Section 2. Background Issues 2.1 Planning 2.2 Other issues Section 3. Assessment 3.1 Summary Landscape Assessment 3.2 Summary Ecological Assessment 3.4 Summary Highways and Drainage Appraisal 3.5 Summary Sustainability Appraisal Section 4. Development Options 4.1 Development Concepts 4.2 Access / Highways 4.3 Deliverability Appendix 1 – DWP Landscape Assessment – Full Report Appendix 2 - Ambios Ecological assessment – Full report Appendix 3 - PBA Highways appraisal – Full report Appendix 4 - TJ Sustainability appraisal – Full report South Molton (SMO) Core Strategy Response i Introduction i.i This report has been prepared as a response to North Devon District Council & Torridge District Council’s joint core strategy issues and options DPD. i.ii It has been prepared on behalf of Midas Homes Ltd and Caen Homes Ltd. i.iii Contributions to its content are from; - David Wilson Partnership – Architects & Landscape Architects - Midas Homes Ltd – Developer - Caen Homes Ltd – Developer - Ambios Ecology – Ecological Consultants - Peter Brett Associates – Highways, Drainage, Flood risk - Tom Jones – Sustainability Consultant i.iv The main body of the report contains the summary information all background and full report information is contained within the appendices. i.v All maps are reproduced by permission of Ordnance Survey on behalf of The Controller of Her majesty’s Stationer Office. Crown copyright. All rights reserved. ,Licence Number 100041893. South Molton (SMO) Core Strategy Response Section 1 1.1 Site Location 1.1.0 Context 1.1.1 4 potential sites identified within the draft core strategy document are considered within this report they are; SMO H1 – Land south of Deerhill Lane SMO H2 – Land between Nadder Lane and Gunswell Lane SMO H4 – Land west of Exeter Gate and George Nympton SMO H5 – Land South of Alswear New Road 1.1.2 It is the intention that these four portions of land will be developed within three distinct phases; Phase 1a – SMO H1 Phase 1b – SMO H2 Phase 2 – SMO H5 Phase 3 – SMO H4 1.1.3 The Plan opposite shows the relevant sites in relation to South Molton and the site areas which have been considered as part of this report. South Molton (SMO) Core Strategy Response 1.2 Physical Site Analysis – SMO H1 & H2 1.2.1 Summary of Analysis Cons Land elevated on the ridgeline* Pros South facing elevation with potential for solar gain * * denotes item raised within joint cores strategy document Well related to existing employment land (Pathfields) with potential to reduce the need to travel* Potential to provide new gateway into South Molton 1.2.2 – The site area under consideration and denoted by the red line is 13.8 Hectares Potential to provide pedestrian and cycle links from recent residential development to Pathfields Potential to enhance access to the existing school site South Molton (SMO) Core Strategy Response 1.3 Physical Site Analysis – SMO H5 1.3.1 Summary of Analysis Cons Adjoins key features in biodiversity network* Pros Contains some grade 2 & grade 3 agricultural land Close to college and town centre * Existing pedestrian links through site can be incorporated to improve access to open countryside * denotes item raised within joint cores strategy document Potential to link with and improve facilitates at the college Potential to develop community facilities as part of the proposal which link with college and main town 1.3.2 – The site area under consideration and denoted by the red line is 15.4 Hectares South Molton (SMO) Core Strategy Response 1.4 Physical Site Analysis – SMO H4 Cons Adjoins key features in biodiversity network* 1.4.1 Summary of Analysis Contains grade 2 agricultural land Pros Parts of site extend beyond visual boundary of South Molton Well related to existing settlement form * Steep slopes on parts of site Close to college * denotes item raised within joint cores strategy document 1.4.2 – The site area under consideration and denoted by the red line is 9.0 Hectares South Molton (SMO) Core Strategy Response Section 2 - Relevant Background Issues the town for the period up to 2026. They are capable of being phased and in respect of SMOH1, H2 and H5 in particular they all provide other additional benefits to the town other than 2.1 Planning the mere provision of housing. Outside of Barnstaple South Molton has been the focal point for growth and regeneration in 2.2 Other issues North Devon lying as it does at the centre of the Priority Area for Rural Regeneration. It falls It is proposed that the sites contained in this document represent a solution to the housing naturally into RSS Policy B which requires that the scale of development at market towns delivery challenge. should be dependent on their function. As well as providing for much needed new housing the sites have a significant range of The North Devon Local Plan identified South Molton as the major Area Centre in the Plan community benefits. recognising that it has substantial potential along with locational advantages to meet the employment and housing needs of a wide hinterland of this part of North Devon. In conjunction Site H1 & H2 will allow for the existing school facilities to be extended/relocated, while also with others we have undertaken a visual assessment of the many potential sites around the providing much improved access arrangements, and a new road link which will ease the town and close to Pathfields Business Park. In our view the employment sites identified as pressure on the existing town centre. SMOE1 and SMOE2 are the preferable extensions to the Business Park at this point in time, however the longer term potential of E3 cannot be ignored. Site H4 can provide for much improved access arrangements to the existing secondary school, potential for a new rugby pitch, and new informal public space (with excellent view across In respect of housing we believe the sites on the east side of the town identified as SMOH6, H7 South Molton). & H8 are all limited in scale and visually intrusive, furthermore they have limited potential to deliver other wider benefits to the town. In respect of SMOH3 this area is immediately adjacent Site H5 will provide a logical ‘edge’ to the South Molton settlement. to a part of the town which is already the most prominent westward extension to the town and we would suggest that sequentially this area is less preferable than the other areas identified It is proposed that the delivery of these sites should be phased, subject to the housing need below. and delivery requirements. By working in this way the growth of South Molton can take place in a controlled manner, ensuring the strong character of South Molton is maintained, while Our assessment has identified sites at SMOH1, H2, H4 and H5 to be the most suitable for delivering real community benefits. residential development in the town. These sites taken together provide long term potential for South Molton (SMO) Core Strategy Response Section 3 Constraints 3.1 Summary Landscape Assessment (see Appendix 1 for full report) The existing mature hedgerows on site provide a valuable habitat resource and a strong landscape structure. These hedgerows ought to be protected, within a wildlife corridor, in any development on the site. Site H1 The existing developed skyline presents a constraint on the height of any development. 3.1.1. Opportunities The site provides drainage for upslope gardens, this drainage would need to be maintained. There is an opportunity to form a northern gateway to South Molton at the proposed North Road Recommendations entrance to the site, including a safer pedestrian crossing to the recreation ground. •Development to sit below the existing developed skyline. There is an opportunity to develop to the south of the hilltop and ridgeline without negative landscape •Provide continuity of drainage through the site. impacts on surrounding countryside or on views into the town from the surrounding area. Such •Retain and renovate existing hedgerows within the site development could include space for the school to expand, to incorporate the infants and junior schools onto one site. Any such development presents an opportunity to remove through traffic from Gunswell Site H5 Lane, making it a much safer approach to the school. Opportunities It is believed that there is also scope for some development to the east of the site, so long as it is not so It is believed that development to the northern and eastern downslope edges of the site would not have intensive as to have a negative impact on the green corridor when viewed from the AGLV and can be a negative impact on the views over the site from the south and east. adequately screened from the north east by existing off site woodland. There are opportunities within the site to improve public access to the hilltop viewpoint through the There is an opportunity for any development to provide a road link between the B3227 and B3226, thus provision of an additional area of publicly accessible open space, to replace the sheepfair field. relieving traffic pressure on the town centre from heavy vehicles travelling between the west of the town Constraints and Pathfields Industrial area. Any development to the south of the high point on site would have the effect of breaching the existing Constraints visual boundary of the developed area of South Molton and as such would have a negative visual Any development above the ridgeline or on the north side of the ridge would be highly visible from the impact.
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