LOCALLY-LED GARDEN VILLAGES Expression of interest from Mid District Council

LAND TO THE EAST OF AT JUNCTION 28 OF THE M5 CULM GARDEN VILLAGE

CONTENTS

fore- i. CULM GARDEN VILLAGE PRINCIPLES word ii. PROJECT SUMMARY p4-7

PROJECT OBJECTIVES, SCALE AND PLANNING STATUS 1. Description of the Garden Village project and 3. High level Spatial Plan to indicate extent of the p8-25 how it aligns with current government ambition. objectives in relation to Locally-Led Garden 4. How Culm Garden Village meets the principles Villages, as set out in the prospectus. of well-planned, designed and sustainable 2. How the proposed Garden Village fits with Garden Villages. strategic growth plans in the local area

GOVERNANCE PROPOSALS 5. Outline of the Governance Structure 7. Summary of Local Community Support 6. Plan showing land ownership and control 8. Management and Stewardship Proposals p26-30

DELIVERY 9. Preferred Project Delivery Mechanism 13. What makes Culm Best Practice and why 10. Market commentary its well suited to CLGs programme 11. Timescales for planning and delivery 14. Government support request p31-45 12. Existing funding commitments

APPENDICES (separate document) a) Letter from Cullompton Town Council d) Letter from Local Enterprise Partnership b) Letter from Neighbourhood Planning Team e) Confidential land control plan c) Letter from National Trust f) Confidential highways alignment plan FOREWORD

CULM GARDEN VILLAGE PRINCIPLES

Three Enabling Principles A holistically planned settlement which • the value of the land to be shared fairly by the community, land owners, and developers – providing benefits for all; enhances the natural • strong, local, political leadership, with a clear vision environment and • an organisation created to take responsibility for the long term stewardship of the community assets created. provides high-quality housing and local jobs Six Community Principles in a beautiful, healthy • a mix of homes for rent, sale, and shared ownership; place with diverse • well designed homes in beautiful landscaped settings; communities • development which enhances the natural environment; • a wide range of local jobs; • local leisure, cultural, shopping and community facilities; • mobility for all enabling healthy living from an integrated transport system.

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PROJECT SUMMARY

OBJECTIVES, SCALE AND PLANNING STATUS

• Location earmarked for transformational growth in • Draft Local Plan allocation for the first 2,600 homes for Cullompton, delivery of a Country Park and emerging Mid Devon Local Plan Review and 20,000 sqm of commercial space enables other local social facilities e.g. sports hub • Potential for land assembly for up to 5,000 homes, • Emerging Neighbourhood Plan supportive of initial • Re-opened Cullompton rail station as part including 1,000 starter homes, 400 other affordable phase and wider Garden Village. Land Value uplift of enhanced Devon Metro system increases homes and at least 32,000 sqm commercial space pays for new town centre eastern relief road connectivity credentials (1,100 jobs)

CULM GARDEN VILLAGE

GOVERNANCE DELIVERY

• LPA allocates first 2,600 homes in • Masterplan SPD for the Garden • Establishment of a Local • Around £20m public subsidy emerging Local Plan Review Village to take its cue from Local Development Board to oversee needed to match fund developer Plan and Neighbourhood Plan planning & implementation contributions (paid back to a loan • Forthcoming Greater facility) to modify junction 28 at Strategic Plan to explore second • Interim board to determine longer • Potential for a Wider Greater scale of 2,600 homes. Nil public phase to enable up to 5,000 homes term arrangements and nature of Exeter Delivery Board linked to subsidy at a scale of 5,000 dwellings. local delivery vehicle forthcoming Strategic Plan • Neighbourhood Plan setting out Entirely developer funded via a spatial framework for the entire • Mid Devon track record in planning • Additional LPA funding needed revolving infrastructure fund Cullompton Parish large scale housing sites, boosting to increase capacity to expedite • Brokerage needed across Highways land supply and enabling delivery planning process , Environment Agency,

Network Rail and HCA

EXPRESSION OF INTEREST FROM MID DEVON DISTRICT COUNCIL | CULM GARDEN VILLAGE 5 FOREWORD

Recent developments in Mid Devon

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PROJECT SUMMARY

Value Added and Request for Support • A ‘baseline’ planning and delivery trajectory programmes Availability of first completion for Q1 2023 but Garden Village status • Forward funding of Junction 28 infrastructure works would enable a 24-30 month time saving and first enables negotiations with land owners, site promoter completions in Q1 2021 or late 2020. over garden village principles.

• Local Authority ‘capacity / resources/ advice’ request to • Early Garden Village status and confidence over expedite delivery and garden village principles for: infrastructure funding loans, repaid from land value, will - Neighbourhood Planning support for Cullompton Plan enable landowners and the site promoter (Lightwood - Masterplan SPD for first phase of Culm Garden Village Land) to commit resources to hybrid planning - Detailed design works to enable planning application for Cullompton application sooner than would otherwise be the case. eastern relief road and modifications to Junction 28 - Dedicated Development Management resource for the project • Local Delivery Vehicle ensures dedicated project - ATLAS advice on Delivery Vehicle options management, the pursuit of a long term vision and associated stewardship arrangements. • Infrastructure Enabling request - Junction 28 capacity improvements are essential to delivering the • Potential Garden Village status is attracting other notable Garden Village Project organisations such as the National Trust to the project. - Loan funding required for modifications to Junction 28 to enable the project, swifter delivery, and continuity of delivery in association with a • The Neighbourhood Planning angle for this project NW extension to Cullompton present a hugely positive spotlight on this new aspect - Brokerage with Highways England, Network Rail and the Environment of Development Plans. Agency - Access to new rail stations funding - Access to starter homes funding

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is now nearing submission for “Cullompton will develop as a fast 1. Description of the examination. This proposes a new growing market town with a strategic Garden Village project settlement of at least 2,100 homes to role in the hierarchy of settlements in 2033, rising to 2,600 shortly thereafter. Mid Devon. The town will become the and how it aligns with The new settlement will include a range strategic focus of new development current government of neighbourhood services and facilities reflecting its accessibility, economic objectives in relation and at least 32,000 sq.m of commercial floor space (1,100 jobs). The Local Plan potential and environmental capacity”. to Locally-Led Garden review process, and the content of the Villages, as set out in the pre-submission draft demonstrates clear Beyond the initial phase of 2,600 homes, local authority support for this location additional environmental capacity has been prospectus as the primary growth point within Mid identified and can be readily assembled, as Devon. also required, to increase the scale of development support the emerging identification of a to up to 5,000 homes. new settlement at this location for the Culm Garden Village presents a genuinely locally Exeter HMA. The promoter of the site, The Government’s Garden Village support led, credible, feasible and deliverable Garden ‘Lightwood Land’ has assembled most of programme can expedite the planning and Village concept. It will emerge and mature as land in question. The Town Council and delivery of the initial focus for growth and a new settlement of up to 5,000 homes to Neighbourhood Plan Steering Group build the momentum required to secure a the east of Junction 28 of the M5 to serve the are firmly behind the project and other further expansion. Exeter Housing Market Area (HMA) potential partners such as the National and the ‘Heart of the South West’ Local Trust have expressed an interest. The initial focus for growth directly relates to Enterprise Partnership Area. addressing future housing requirements of Mid Culm Garden Village is part of a Devon. A further phase of development can The concept of a new settlement at this transformational strategy for the address the longer term needs for Mid Devon location is embedded within the Cullompton area as expressed in the and also provide land supply for additional pre-submission draft of the Mid Devon Local opening text to Policy SC11 of the growth related to the Greater Exeter housing Plan Review 2013-2033 (February 2015), which Draft Local Plan Review. market area.

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Indeed, Mid Devon, Exeter City, Summary Request for Support improvement measures. The estimated and Councils, with assistance cost of the Junction 28 improvements is from Devon County are gearing up for the A successful submission will ensure that the around £40m, of which land value capture preparation of a Greater Exeter Strategic project can benefit from the support that for 5,000 homes can contribute fully Plan that will look as far ahead as 2040. is available to ‘lock-in’ and maximise Garden over time, paying back into a revolving A joint plan will give a clear strategy for Village principles, expedite the delivery of infrastructure fund. At a smaller scale of growth to support an emerging devolution the initial phase and build momentum in 2,500 dwellings a smaller loan facility and bid for the Heart of the South West LEP respect of a further phase in the context match funding would be required, as the area. The four “Greater Exeter” Councils of the forthcoming Greater Exeter Area project could only support half the cost are also supporting the submission of a Strategic Plan. The primary asks of Mid of the modifications. Thus public subsidy separate, but complementary expression of Devon District Council relate to: would be required for 2,500 homes but interest under this prospectus for a garden not for 5,000 homes. village / town. a) A request for £690,000 to build capacity within the Council to expedite the master d) Brokerage across government agencies It is clear that the Greater Exeter area planning, application and development to assist project delivery, within the will need more sustainable locations to process. This includes being able to context of a local delivery vehicle. accommodate the levels of economic commission the detailed designed work for growth that is envisaged and the housing the Cullompton town centre relief road e) Access to other government needs that are likely to be generated. and modifications to Junction 28 infrastructure funds including rail in Development projects such as Cranbrook relation to the Devon & Metro in East Devon reveal that new settlements b) The support of ATLAS within this project which proposes a new station at are already needed as part of the strategy context, and in relation to exploring an Cullompton and for which Mid Devon for the growth within the Greater Exeter appropriate local delivery vehicle Council has just committed £40,000 area. With Government backing, Culm of £100,000 to produce a feasibility Garden Village can deliver a further phase c) Access to a loan facility to enable study with Deane Council, and of higher quality housing within the Greater modifications to Junction 28 of the M5 Cullompton and Wellington Town Councils. Exeter HMA - linked to an enhanced and provision of a town centre relief Devon Metro system. road as a necessary package of highway

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Map 1 – Strategic Context

The proposed site for Culm Garden Village is strategically located to the east of Cullompton, off Junction 28 of the M5. It is on a broadly SW-NE axis between Exeter (14 miles, 30 mins drive) and Taunton (19 miles, 35 mins drive) that benefits from by a cross country rail service, the Devon Metro and Exeter Airport. The site also lies on an NW-SE axis between the service centres of Tiverton and . It is therefore well-connected to the wider Devon and Somerset area. The potential to re-open the train station at Cullompton, directly related to the implementation of Culm Garden Village can improve the areas already excellent accessibility credentials. Network Rail is engaged with project partners to and process the re-opening of Cullompton station through its ‘Guide to Railway Investment Projects’ (GRIP) process.

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Map 2 - Heart of South West Local Enterprise Area Context Map 3 – County and Local Authority Boundaries within the LEP Area, and the Exeter Housing Market Area

The area covered by the Heart of the South West Local Enterprise Partnership is extensive, covering all of Devon and Somerset, although population centres are very much focused The Greater Exeter housing market area comprises on the on the railway/M5/A38 between Taunton and . Exeter, Mid Devon, East Devon and Teignbridge.

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Map – 4 Potential Garden Village Location Plan for 5,000 homes

There is landowner and land promoter support for project. The land for the Garden Village is available and ‘Lightwood Land’ control the land that is currently proposed to be allocated land via promotional agreements with four landowners. Landowners are contractually obliged to equalise and this forms part the approach to maximising land value capture. It is intended the project achieves land value capture within the initial and following phases. This will deliver a range of community benefits including a new relief road for Cullompton High Street. Indeed, proceeds from the onward sale of land for the first 500 plots to housebuilders can be used to fund the eastern relief road. Ideally this would be in the form of a loan repayment to enable upfront infrastructure provision.

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Map 5 - Emerging Mid Devon Local Plan Proposals Map (February 2015 consultation)

The emerging Mid Devon Local Plan Proposals Map identifies the North West expansion of Cullompton and land proposed to be allocated for the first phase of Culm Garden Village in yellow. Employment land allocations are identified in blue. Proposed Policies CU7 – CU10 of the Mid Devon Local Plan Review set out a series of development requirements, many of which reflect garden village principles. These will need further elucidation within a Neighbouring Planning and masterplan SPD process, the later being proposed as a pre-requisite to any planning application being determined.

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Cullompton and Neighbourhood The town of Cullompton itself is also Planning Letters of support for this identified for significant growth in the Local submission from Cullompton Plan Review. 1,200 dwellings have been The proposed Garden Village falls within the Town Council and the planned in a northward and eastward expansion. This expansion was first confirmed parish of Cullompton, which is centered on the Neighbourhood Plan small town of the same name of 7,600 people in Allocations and Infrastructure DPD (2011) and 3,250 dwellings. The ‘seed’ for Culm Garden Steering Group and will roll forward into the Local Plan Village can be traced back to Cullompton Town are appended Review. A Masterplan SPD for the expansion Council’s response to Mid Devon Council’s call of north-west Cullompton as an urban for sites consultation. From an early stage in the extension was adopted in February 2016 and Local Plan Review process the Town Council serves as a useful guide respect of process and have been positively engaging with ideas for the content for the Culm Garden Village location. growth of the Mid Devon and the role of the area around Cullompton. Culm Garden Village is It demonstrates that the LPA has recent seen as a location that can provide a long term experience of planning for, and enabling high solution to the area’s growth requirements, both quality strategic growth and that capacity will up to and beyond 2033. have been built with the local community to engage in an informed way in the Culm A Neighbourhood Plan for the whole parish is Garden Village project. The LPA can also build in preparation, with designated area approval on recent practice in respect of the Tiverton received in April 2014. A Vision, Aims and Eastern Urban Extension SPD. The results of Objections consultation was held in December these SPDs are shown overleaf. 2014. The Neighbourhood Plan Steering Group is firmly supportive of Culm Garden Village and the Neighbourhood Plan will presents a spatial framework for the parish as a whole. This will address the existing town, the Culm Garden Village location and the relationship between the two areas. The spatial framework is scheduled to be produced in draft by the end of 2016.

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North West Cullompton Masterplan SPD for 1,200 homes (February 2016)

East of Tiverton Masterplan SPD for 1,520 homes (April 2014)

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Culm Garden Village will take its name Headline Features and Community Benefits from the River Culm which is the main tributary of the . Water management is a theme that will be important in the master planning and delivery of the Garden Village. Flood These include: mitigation and attenuation measures will generate the canvass/framework for a a) The potential involvement of the National c) A commitment to 5% of serviced plots new country park associated with Culm Trust in the stewardship of a new 120 being available for sale to self and custom Garden Village and the surrounding area. acre country park and wider green builders. Such measures are also central to enabling infrastructure network within the garden village itself Up to 1,000 starter homes that could highways works in respect of a modified d) be secured in a Neighbourhood Plan Junction 28 of the , crucial to A letter of support from the National Trust allocation, 500 of which would also be the delivery of development here. appended secured in a Local Plan allocation, by the end of 2017/early 2018. Perhaps uniquely, there is an emerging b) The growing and local use of biomass fuel Neighbourhood Plan that supports the with the country park, related to flood e) The potential for Mid Devon District scale of change envisaged. Beyond the attenuation measures and to contributing Council to directly deliver some of the achievement of good urban design, as to the Governments renewable energy non-starter homes affordable housing standard, the project can address the targets. plots. The Council has a track record of doing so. distinguishing themes that make a garden village stand-out from normal well designed new places.

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f) The ability of the project to deliver much h) The availability of developer subsidy j) The re-opening of Cullompton of the social infrastructure for the area for the development of a town centre rail station with £100,000 recently that is sought with in the emerging Local relief road for Cullompton itself, which is committed locally for a feasibility study. Plan and Neighbourhood Plan – such as a needed now to take through traffic away new sports hub. from the town centre and improve an air k) A local delivery vehicle to establish an quality management area. organisation(s) to steward community g) The availability of land for new free assets. schools, potentially linked to the Richard i) The availability of developer subsidy to Huish College in Taunton, and thus fund the estimated cost of modifications achieving linkages with the Government’s to Junction 28 of the M5, at a scale of Free School programme. 5,000 homes.

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Whilst Tiverton is the primary settlement in Mid Devon, for reasons of suitability and availability it is the 2. How does the Cullompton area that will play an increasing role in the delivery of new housing and commercial space as proposed Garden Village set out in the Council’s emerging Local Plan Review for the period up to 2013 and beyond. The headline statement of the vision for Cullompton within the draft Local Plan is for it to: fit with strategic growth plans in the local area? “develop as a fast growing market town with a strategic role in the hierarchy of settlements in Mid Devon. The town will become the strategic focus of new development reflecting its accessibility, economic potential and environmental capacity”.

Policy S2 of the pre submission draft of the Mid Devon Local Plan Review (February 2015) proposes 7,200 more homes in Mid Devon between 2013 and 2033. The emerging Local Plan proposes to enable 10% more housing than is required and thus Culm Garden village will contribute to the achievement of housing beyond the basic requirement. The proposed spatial strategy for delivering the requirement is presented in Table 1. As previously set out there is Neighbourhood Planning support for the emerging strategic growth plan as it affects Cullompton.

Table 1 Plan Requirements to 2033 *of which 2,100 at Policy Area Dwellings Commercial Space sqm Culm Garden Village and 1,200 in the Cullompton NW urban Tiverton 2,160 30,800 extension Cullompton 3,600* 77,000 720 15,400 Rural Areas 720 30,800

Total 7,200 154,000

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Mid Devon Council’s track record in response to the NPPFs requirement to ‘boost housing supply’ is very good. The stock of permissions has been rising, from 728 in 2012/13, to 1013 in 2013/14 and 1,427 in 2014/15.

The Council is actively looking for ways to boost housing supply in response to the NPPF and Government aspirations. The Council has a good track record of collaborative working with land promoters/developers to deliver its existing urban extensions with the production of masterplan SPDs for these sites.

In May 2016 the Council made an expression of interest to the Homes and Communities Agency under the prospectus “Starter Homes: Unlocking the Land Fund”. A provisional list of 35 sites was identified with the potential to provide 364 starter homes.

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Map 6 Headline Constraints Plan to shape masterplanning 3. High level Spatial Plan to indicate extent of the ambition

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Map 7 High Level Spatial Framework

This plan shows the probable alignment of the Cullompton Town Centre relief road, a modified Junction 28 (whereby additional south facing slips are provided with new overbridge), a link road into the project area, employment land to the immediate east of the motorway, two broad strategic housing phases a new Country Park to the north, local centres and primary schools.

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The Culm Garden Village has the potential Meeting Enabling Principles 4. How the Culm to be an innovative and progressive Garden Village meets the Garden Village and a locally distinctive Land value capture for the benefit place. Parks, play areas, community facilities, of the community principles of open spaces and environmental systems • New Country Park, potentially under will combine to form a holistic green well-planned, designed National Trust management/ infrastructure grid for the village. Local and sustainable Garden stewardship employment opportunities will be created • Developer funded Eastern Relief Road Villages in services for the new population, but the for Cullompton Town Centre site’s location off Junction 28 is significant and enables opportunities for wider forms • Numerous aspects of emerging of economic activity associated with the social infrastructure ‘asks’ within M5 corridor, land for a range of business Neighbourhood Plan can find form on uses and the hotel and leisure sector. land within Cullompton Garden Village 32,000 sq.m of commercial floorspace is e.g. sports hub for the town expected to provide around 1,100 new • Scope for second phase beyond the jobs. Draft Local Plan Review allocation to achieve even greater value capture due to less hope value

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Strong Vision, leadership and The long-term stewardship of community engagement assets • Backing of Mid Devon District • Local Development vehicle to set up Council and Devon County Council arrangements for stewardship and the via Draft Local Plan Review establishment of a delivery bond will • Cullompton Town Council and the ensure that long term stewardship Neighbourhood Planning Steering arrangements are in place Group are firmly behind the concept. • The stewardship of a new Country • The wider community is engaged Park could rest with The Natural Trust, via the statutory Local Plan which has expressed an interest in process. There is a commitment to enhancing its portfolio of assets at Masterplanning as a pre-requisite to a Culm Garden Village. planning application being determined • Annual maintenance charge of • Interim Board to determine longer 5,000 units contributes revenues for term local development vehicle stewardship. arrangements • Harvesting of renewable energy crops for sale generates income for management of country park, which would charge entry to non-locals or achieve revenues through on site facilities

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Meeting Strategic Design office development. Local needs retail, the • A catchment based approach to flood Principles care sector, leisure and hospitality uses water management with mitigation (e.g. motorway hotel) will also provide measures that will deliver improvement Mixed-tenure homes and housing employment as will the (non-commercial) to a Critical Drainage Area. types that are genuinely affordable education sector. • A e-opened station will enable improved rail Strong local cultural, recreational, for everyone access and decreased journey times to other community and shopping facilities employment centres at Exeter and Taunton • The proposed Local Plan Review in walkable neighbourhoods and beyond. embeds within it a commitment to provide serviced plots for self and • The Cullompton Neighbourhood Plan Development which enhances the custom builders (5%), and pitches for will provide an overall spatial framework gypsies and travellers. natural environment and desired outcomes for the area, for • Crucially, as part of overall affordable the Masterplanning of Culm Garden housing provision, Culm Garden Village • The proposed site for Culm Garden Village Village to respond to. It provides the can assist in delivering the Government’s incorporates ample opportunity to embed ideal opportunity deliver facilities such target of securing the provision 200,000 ‘the country’ within the new settlement within as a combined sports hub for cricket, Starter Homes by 2020. At scale of a hierarchy of open space provision, which at tennis, football and rugby etc 5,000 homes Culm Garden Village can the strategic level would also be shared with deliver a significant number of starter the neighbouring town of Cullompton in the Integrated and accessible transport homes together with other affordable form of a new Country Park. systems homes once it has reached full maturity. • Stover Country Park Local Nature Reserve near in Devon is a potential • Internally the spatial framework for A robust range of employment model to follow. This is a local Nature Culm Garden Village will prioritise opportunities in the Garden Village Reserve containing 114 acres of woodland, walking, cycling and public transport to itself, with a variety of jobs within heathland and grassland around a central lake. make them the most attractive forms easy commuting distance • Environmental Improvements based on such of movement. Walkable and cycleable a concept are part of the desired outcomes neighbourhoods within the village will for the Neighbourhood Plan and would based on safe and attractive routes that • Culm Garden Village will include generate a superb new recreational and intersect with public transport nodes at least 32,000 sqm of commercial educational resource for the area. space for industrial, warehousing and

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• Connectivity to main town over the M5 A strategic approach accounted for, a further 2,900 homes is a priority, including improved access can be identified to enable longer for cycling. Junction improvements • The first phase of the Garden Village term growth for Mid Devon and/or will enhance pedestrian and cycle is embraced in the Mid Devon Local growth associated with Exeter’s wider connections between the Garden Village Plan Review. The whole concept will needs. Although in close proximity and the centre of the existing town of be addressed in the Neighbourhood to Cullompton, the severance effect Cullompton across the motorway. Plan and forthcoming Greater Exeter of the M5 means that Culm Garden • The proposed site for Culm Garden Strategic Plan. Development will Village will be physically separate from Village is strategically located to the east contribute to the strategic direction of Cullompton. A distinct place will need of Cullompton, off Junction 28 of the M5. travel proposed for the whole parish in to be created, with supporting services It is on a broadly SW-NE axis between the Neighbourhood Plan and respond and facilities commensurate with the Exeter and Taunton that benefits from to the spatial framework within that scale of development and Culm Garden by a cross country rail service and Plan. Village’s intended place in the settlement Exeter Airport. The site also lies on A Masterplanning exercise will hierarchy. The scale of the proposed an NW-SE axis between the second be essential to consider all the development will generate the critical order settlements of Tiverton and requirements of the development in mass required to embed garden village Honiton. It is therefore well-connected more detail, including the phasing of principles within the project. The to the wider Devon and Somerset area. infrastructure. The proposed Framework Council is keen to explore how a The potential to re-open Cullompton for the Garden Village is set out in local delivery vehicle can govern this railway station, directly related to the Policies CU7-CU10 of the emerging Mid extensive project. Key agencies will all implementation of Culm Garden Village Devon Local Plan Review which covers need to be involved, including, but not can improve the area’s already excellent land use quantums, general principles, limited to: accessibility credentials. A station site is transport provision, environmental • Devon County Council already reserved and in local authority protection, green infrastructure and • Environment Agency ownership. community facilities. The north-west • Highways Agency expansion of Cullompton and the new • Network Railway settlement at Culm Garden Village • Homes and Communities Agency will see the number of existing homes • Local Enterprise Partnership around Cullompton increase by at • Neighbourhood Planning Steering least 3,300 to 6,550 by 2033. Once the Group full extent of Culm Garden Village is • Cullompton Town Council

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A recognisable, transparent and effective Delivery Board 5. Outline of the governance structure for delivery, including Purpose Governance project management, will help to make • Provides overall direction in respect of the project sure that leadership is visible and that and setting up an appropriate delivery structure for Structure co-ordinated action happens, is predictable Culm Garden Village, subject to the plan-making and understandable, and is focused on process. The purpose and terms of reference of the Board would be reviewed when a decision is made achieving the agreed aims and outcomes. to proceed with setting up a formal delivery vehicle/ structure. The Governance Structure for Culm Garden Village is likely to take the form of Membership a delivery board. This will be established The core membership would include at a local scale to deal with this proposal • Leader / Planning portfolio holders at Mid (with a suggested initial structure below) Devon District Council and Devon County or alternatively could be connected to Council. a Greater Exeter Growth and Delivery • Lead Directors at Mid Devon and Devon Board, the potential for which is being County Decisions explored as part of the wider strategic • Recommend the format of potential delivery governance proposals across the Housing structure, long term stewardship structure, Market Area. The expertise of ATLAS longer term governance, monitoring and scrutiny will be sought to advise by reference to arrangements, and ensure compliance with relevant This will be a large innovative project and successful structures elsewhere. statutory or administrative requirements relating to will need good project management. It will due diligence and the use of public funds in relation rely on many organisations working together The ultimate governance structure for to the project. – government agencies, Mid Devon District delivery must be chosen carefully and Council, Devon County Council, the health It is likely that an interim arrangement / Financial authority, utility companies and developers. partnership will be needed for this • Agrees annual budget until Delivery Vehicle is set up including use of any funding received from DCLG. These must work together and with the purpose to ensure openness and Recommends a draft business plan for investment existing and evolving community. transparency. and delivery.

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Steering Group • Set up project teams and working groups as • Provide strategic direction on appropriate to progress the project potential external funding opportunities to Purpose • Sign off on project plans for the project be explored. • The Steering Group will define the scope teams / working groups and ensure effective of the Garden Village project, take a cross-collaboration between the teams in LPA to allocate phase 1 of the Garden Village strategic view of relevant housing market relation to project issues in the Mid Devon Local Plan Review for 2,600 area issues and provide strategic direction • Maintain a risk register for the project and dwellings and 20,000 sqm of commercial to officers for taking forward the projects keeps it under review • Ensure the appropriate resources and and work programmes related to them. Project Teams /Working Teams It will be responsible for commissioning working mechanisms are in place to deliver papers and reports to be considered by a co-ordinated HMA approach to the To ensure that the partners are providing the Board and making recommendations plan-making & delivery appropriate input to the plan-making, to the Board. The core membership of • Signs off on any consultancy commissions investment & evidence gathering / concept the Steering Group will be focussed on • Resolve any blockages and issues should development aspects of the garden village key lead officers from the main partner they occur, if they cannot be resolved by a project a number of project teams and task organisations. It may be appropriate to co- project team and finish groups will be required. The Steering opt commercial experience onto the group • Provides direction on engagement with Group will make arrangements for setting at an appropriate stage. landowners / development promoters and these up as required. monitor the outcomes of negotiations Membership • Ensure an appropriate project governance Other structures and processes • Lead Officers at Mid Devon and Devon structure and is in place to meet the The existing plan-making activities of Mid County + advisors challenges and needs of the project • Ensure that due diligence and appropriate Devon District Council of relevance to the decision making channels are exercised Culm Garden Village take place within a Decisions • Provide direction on external statutory process and has its own governance • Define the scope of the project at relevant communications related to the project arrangement. The Mid Devon Local Plan stages Review, Masterplan SPD, Neighbourhood Plan • Direct and monitor progress Financial and forthcoming Greater Exeter Strategic Plan • Make recommendations to the Delivery will all form part of the wider governance Board in respect of delivery issues • Recommend a business plan for the use of internal and external funding and resources environment and will need to link into the • Sign off on a Strategic Route Map for the specific arrangements for Culm Garden Village project and keeps it under review to the Delivery Board until a Delivery Vehicle is set up; and monitor expenditure. and the chosen LDV format.

EXPRESSION OF INTEREST FROM MID DEVON DISTRICT COUNCIL | CULM GARDEN VILLAGE 27 GOVERNANCE PROPOSALS

The proposed site for the initial allocation 6. Plan showing land of 2,600 homes is in the full control of ownerships & control Lightwood Land who have a promotional agreement with four landowners

Lightwood Land are talking to the same and different parties in respect of assembling land for 5,000 homes

See Appendix ‘D’ (confidential)

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The idea of pursuing a new settlement of 2,600 homes near Cullompton is being progressed 7. Summary of local within a statutory process of Local Plan preparation. A Draft Plan was published for consultation community support in February 2015 and publication of the Submission Plan for consultation is imminent. The communities of Mid Devon and Cullompton have been fully briefed on the scale of the housing requirement and the options for meeting that requirement. The site for the new settlement was first proposed by the Town Council in a call for sites consultation response and it extolled the suitability of the land on the Honiton Road to the east of Junction 28 in its representations to the February 2015 consultation.

The proposed Local Plan Review allocation embeds within it the requirement for the detailed Masterplanning of the new settlement to take place within an SPD process. Thus, post adoption of the Mid Devon Local Plan Review the community will continue to be engaged in the planning of the Garden Village, building on the basic principles and framework for the development established in the Local Plan.

Cullompton Town Council supports the proposed allocation of 2,600 homes and will explore the potential for longer term growth in the Neighbourhood Plan for Cullompton. The neighbourhood planning area was made in 2014 and a Draft Plan is scheduled for consultation towards the end of 2016. The Neighbourhood Plan will propose a spatial framework for the parish as a whole end and set out the place of Culm Garden Village within that framework and the community benefits that are expected from it.

Letters of support for this submission from Cullompton Town Council and the Neighbourhood Plan Steering Group are appended as items ‘A’ and ‘B’

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It is never too early to determine how, The project is not advanced to enough 8. Management and once development has taken place, the to have made decisions on these issues Stewardship Proposals public realm and community facilities but recognises that they form part of the will be ‘owned’ and by whom e.g. a non- overall Garden Village delivery package. profit distributing company such as a local Comprehensive proposals will be put in ‘trust’. Consideration needs to be taken place following consideration by delivery of maintenance and the necessary funds board. It is recognised that comprehensive for this. Options for the longer term land proposals are required in order to ensure ownership and maintenance of community the Garden Village is both established and assets has implications for the type of maintained in accordance with principles delivery arrangements that should be put of garden settlements, quality places and in place and the type of arrangements community cohesion. needed with current landowners. The National Trust has expressed an interest New assets will not be sustainable unless in undertaking a management/stewardship they have viable long-term management role in connection with the proposed backed up by effective sources of revenue. country park element of the proposal. Some of the questions that the Council has begun to ask itself are: An innovative approach would be to design ‘linking’ green infrastrucre within the core a. Will the landowner/’master developer’ of the garden village and have it managed provide an endowment in the form of by the National Trust as part of a holistic money or income-producing assets? network. b. Will there be a service charge levied on all residents and businesses and ring- fenced for local facilities and services? c. Will a local trust own and manage local facilities? Who will form it, and when?

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Mid Devon District Council recognises and sustainably. Any lesser achievement 9. Preferred project that the delivery of large-scale innovative will undermine their commitment and delivery mechanism sustainable development requires faith in those charged with delivery. Culm additional thought and focus over and Garden Village represents a greater scale above ‘normal processes’. of development than has previously been enabled within Mid Devon and the Council ‘Delivery’ includes the formulation of a would welcome support in determining vision and masterplan right through to the precise nature of that vehicle. having completed developments and a functioning sustainable community. It will The preferred project delivery mechanism require the implementation of a large has yet to be determined but it is likely number of interconnected activities, some that a Local Delivery Vehicle could be put of which will be sequential but also many in place. It is not likely that a Public Private that will be carried out in parallel in order Venture or New Town Development to genuinely accelerate delivery. Corporation will be set up. Delivering Culm Garden Village will be long-term commitment which needs The delivery vehicle option will need consistent direction through periods that to take into account that: the project’s are much longer than election cycles or delivery will have a long lifespan; will need individual political administrations. People to be undertaken by co-operation with and companies who invest their lives, the landowners; will need to find a way of money and futures in Culm Garden Village ‘capturing land value for the community’; will do so under an implicit promise that and will need to find a way of securing long the project will be seen through to the term stewardship of the community assets. point where it can function effectively

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Possible forms of delivery vehicle need to be assessed accepting that no development model has been confirmed. Mid Devon would propose to work with ATLAS to:

• identify alternative models of delivery vehicles which ensures ongoing local democratic strategic control - and an “arms length” company which gives confidence to landowners to make detailed decisions; • discuss whether a local delivery vehicle should be established and whether it should perform the “master developer” role and the implications of this role • ensure that the scheme is financially viable (by using the ATLAS development model) and explore the options for forward funding all necessary infrastructure and community facilities; • evaluate the alternatives and support the selection of a preferred model; • ensure that any delivery vehicle builds from the strengths of existing local development organisations; and • support efforts to establish the local delivery vehicle including negotiations with land owners and scheme promoters as appropriate

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Mid-Devon, including Cullumpton form An initial, high-level survey of residential 10. Market Commentary part of the Exeter Housing Market Area values indicates that the urban area of (HMA) as defined in the 2015 Strategic Exeter achieves a higher average sales Housing Market Area (SHMA). Across the value on a per internal square meter basis HMA, the existing housing stock is noted that Cullumpton, with the new settlement as heavily weighted towards larger of Cranbrook between the two. Taking a semi-detached and detached properties, small cross-section of new build dwellings with only Exeter showing a more balanced sold in the period of July 2014 to July stock of flatted, terraced units. This, 2016, Land Registry ‘Price Paid’ data shows combined with the aging demographic that new build dwellings in the Cullompton profile of the HMA, has led to a high level Post Code area of EX15 achieved an of under-occupation of existing housing average sale value of £2,161 per square stock. internal meter. In the postcode areas of EX1, EX2 and EX4 which make up the The SHMA indicates that in the 13 primary urban area of Exeter, the figure Cullompton was recently identified as the year period 2000-2013 house prices is higher at £2,950 per square meter. The 12th most affordable and desirable place to increased at a lower rate within Mid- new settlement of Cranbrook to the north raise a family. ‘Family Hotspots’ by One Family Devon (121%) than across the county as east of Exeter, the value achieved is higher is a unique analysis of nearly 2,400 postcodes a whole (124%), however, this is largely than that at Cullompton, but lower than in England and Wales outlining the most driven by the substantial increase within that at Exeter, at £2,635 per square metre. affordable and desirable places to raise a family. Exeter (137%) (table 9-2). Exeter is Over 70 different sets of data are fed into the reported as having the lowest average Between July 2014-2016 8.4% of sold analysis, which references key criteria important property price of all the constituent HMA units in EX15 were new build. However, to parents when deciding where to settle authorities, nonetheless, this is largely due the average price paid was 7% higher for and raise their family. This includes education, to the greater supply of flats and smaller a new bed home than non-new build and safety, childcare costs, local amenities, affordable properties in the urban area than in the 6.3% higher than average achieved value property and green spaces. wider, more rural HMA area. for all sales within this period.

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Planning and delivery route way to a successful Garden Village bid and the 11. Timescales for first completions availability of capacity funding to speed up planning and delivery and de-risk the project management of the There is a genuine prospect that a masterplan SPD the east of Cullompton successful Garden Village submission allocation. This enables a swifter process, would enable Mid Devon District Council saving around 24 months. The Council to move from a capacity constrained cannot resource the SPD sooner under traditional model of the planning process the business as usual approach as internal to one that is more ambitious, builds on staffing resources will still be deployed on community support for capturing the the Local Plan itself. It could not justify nor benefits of development and expedites has the budget for paying for additional or not only the submission of a planning external resources until positive inspectors application, but also the necessary report was received. A successful Garden delivery of infrastructure, development Village submission would enable the SPD and community gains. The programming to be resourced much sooner in the of a masterplan SPD to supplement the process. new Local Plan policy, and which will be a pre-requisite for the determination of a Garden Village status and associated planning application, can be compressed if support would also allow for the resources become available. compression of work streams in relation to Junction 28 M5 improvements and the Table 2 shows a planning and town centre relief road, vital to unlocking implementation route way to first the current constraint to growth in the completions. The upper timeline is based Cullompton area. The ability to undertake on a business as usual approach that the detailed design work for highways would enable the housing trajectory set infrastructure planning applications can out in the Regulation 19 consultation also be generated from new, additional (February 2015). The second assumes upfront LA funding. This will enable an

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earlier planning application process, earlier is highly constrained. An infrastructure effect of shifting the critical point at which commencement and earlier completion to loan via garden village status is needed the Junction 28 works need to be in enable continuity of delivery. to unlock capacity at this junction. At a place to earlier in the trajectory as more scale of 5,000 the viability of highway housing can be delivered sooner due to Further, the confidence that a Garden improvements is more certain without the quicker Masterplanning and associated Village designation, together with need for public subsidy. quicker highways planning and therefore assurances over the availability of a construction. The existing capacity of highways infrastructure loan would enable The town centre relief road for junction limits delivery to existing adopted the site’s promoter to more immediately Cullompton also needs to be constructed. commitments at Cullompton. resource a planning application and market Receipts from the sale of the first 500 the land to house builders. plots could raise c. £10m to ultimately Moreover, the shift to the left of the pay for this, but against the submission housing trajectory enables Culm to deliver Ensuring a continuous supply of new these funds will not be available until that 2,600 units to 2033 as opposed to 2,100 housing sale – with the construction phase to under the business as usual scenario, and follow. If an infrastructure loan for these delivery through most of the period is The early promise of enabling works is available upfront they could be around 400 ahead of where is would infrastructure finance for the modifications implemented much sooner and de-risk the otherwise be. to Junction 28 of the M5 (once the continuity of delivery. allocation for 2,600 homes is confirmed through the planning system) would The first part of Table 3 shows the enable a seamless flow of housing to be February 2015 housing trajectory for the achieved across all of Cullompton. It would NW extension, the first phase of Culm enable the NW extension and the Culm Garden Village and other allocated sites Garden Village to deliver more in parallel and commitments. The second part of than sequentially. At present the number the table shows a modified trajectory of new homes that can be delivered at based on Garden Village status. The Cullompton as a whole before the impact resources deployed to expedite the on the Junction 28 would be too severe planning and delivery process have the

EXPRESSION OF INTEREST FROM MID DEVON DISTRICT COUNCIL | CULM GARDEN VILLAGE 35 DELIVERY

Table 2 Planning and delivery timetables to achieve first completions

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Table 3 - Overall Delivery, Continuity of Delivery and the date when modified Jct 28 needs to be operational re the 1,500th occupation

Local Plan Review Proposed Submission Feb 2015

NOTE: At time of expression of interest submission it is likely that this delivery trajectory produced in Feb 2015 will be amended prior to Local Plan Review submission to push back E Cullompton delivery to begin from 2024/25 and bring forward NW Cullompton to deliver from 17/18

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Non-directly 12. What existing 13. What makes the commitments, for £100,000 committed by local councils Culm Garden Village (including Mid Devon) at District and Town example Local Growth levels towards a feasibility study (GRIP 2) proposal a best practice Funding, have been made for new metro stations at Cullompton and exemplar and well suited by local partners? Wellington. to DCLG’s Locally-Led Garden Villages, Towns and Cities programme?

Much of this has been set out previously, but for comprehensiveness:

Perhaps uniquely, there is emerging Neighbourhood Plan support for the scale of change envisaged and to good urban design, as standard. The project can address the distinguishing themes that make a garden village stand-out from normal well designed new places. This includes:

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a) A commitment to 5% of serviced plots linked to the Richard Huish College in together with access to rail capital being available for sale to self and Taunton, and thus achieving linkages with programmes. custom builders. Governments Free School programme. i) The green and blue infrastructure b) A significant number of starter homes f) The availability of land value uplift and associated with the project would help that could be secured in a combination developer subsidy for the development alleviate existing flood risk in of Neighbourhood Plan and Local Plan of a town centre relief road for Cullompton and the surrounding area, allocations. These policy commitments Cullompton itself, which is needed now currently designated a Critical Drainage could be secured by the end of 2017/ to take through traffic away from the Area. A range of flood mitigation early 2018. town centre and improve a designated measures are envisaged based upon a air quality management area. whole catchment management c) The potential for Mid Devon Council approach. to directly deliver some of the non- g) The availability of land value uplift to starter homes affordable housing plots completely fund the currently estimated j) The potential involvement of the to deliver affordable housing itself. cost of the modifications to Junction National Trust in the stewardship of 28 of the M5 at a scale of 5,000, a new 120 acre country park and wider d) The ability of the project to deliver thereby unlocking growth potential. green infrastructure network within the much of the social infrastructure for the village itself. area that is sought with in the emerging h) The improvement of rail service Local Plan and Neighbourhood Plan – infrastructure by virtue of the provision k) The growing of and local use of such as a new sports hub. of a new station to serve Cullompton. biomass fuel within the country park, Garden Village status and the associated related to flood attenuation measures e) The availability of land for education package of resources would expedite and to contributing to Governments purposes, allowing for consideration and enable feasibility assessment and renewable energy targets. of provision via a free school, potentially give a greater profile to the project l) Accelerated Delivery trajectory of around 24 months.

EXPRESSION OF INTEREST FROM MID DEVON DISTRICT COUNCIL | CULM GARDEN VILLAGE 39 DELIVERY

Local Authority Capacity Support 14. The Package of Government Support As set out in section 3 capacity support including the neighbourhood plan group, for master planning and the planning Town Council and other local politicians. that would be most application stage would enable the d) Deliver project comprehensively. This will beneficial to the project planning process to be compressed. ATLAS include brokerage between different parties. support is requested within this context. e) Lead on early stage preparation for In addition specialist advice is requested applications. in relation to the pursuit of a delivery f) Lead on investigation, scoping and delivery vehicle and the setting up of a stewardship of infrastructure & liaise with Devon County organisation. Council. g) Lead on the required level of pre-application Lack of LPA capacity to coordinate the engagement, negotiation and to deal with the delivery of the project as a whole. There is first emerging applications for this project. a need for project officer / staff to provide an exclusive resource in order to drive the Start of contract period dependent upon project forward within 16/17 and 17/18 date of funding award. Assumed at Quarter 3 as identified in the prospectus. Tasks will 16/17 with a 2 year duration Total £140,000. include: This is considered necessary in order that an appropriate quantum of resource with the a) Lead on project delivery and required experience and skills can be secured coordination. This section identifies the immediate b) Project manage masterplanning & Technical work to be undertaken if project priorities that would benefit from liaise with owners / promoter to successful support, the quantum of support needed deliver. To include commissioning and and the timescale for expenditure. It also overseeing consultancy work to A number of studies have already been reflect of the assessment of infrastructure complete masterplan evidence base. resourced in order to enable a sound, deliverable needs and how these can be met. c) Liaise with the public, stakeholders allocation in the Mid Devon Local Plan Review.

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Key amongst these relate to the a. Masterplanning add to this list). It is expected that some of modifications of Junction 28. This work the cost of this work would be met by the has established a feasible solution for i) Studies and evidence base to inform land owners / land promoters and could the modification of Junction 28 that is masterplanning have not yet been be on a match funded basis. However acceptable to both Highways England and comprehensively commissioned. The Council £160,000 would ensure certainly over the Environment Agency. does not have the resources in terms of either the delivery of the most critical reports finance or staff capacity to complete this work. and these would be within the Local Appendix e: New Junction arrangement Additional evidence is needed to cover a wide Authority’s control. (CONFIDENTIAL) range of technical aspects including: ii) The production of a Masterplanning In order for an adopted allocation to a) Transport and highways SPD for the site will be required. The progress to a planning application an b) Ecology & protected species Council does not have the resources in interim stage related to the preparation c) Arboricultural and hedge surveys terms of either finance or staff capacity of a masterplan SPD will be needed. The d) Cultural heritage incl archaeology to complete this work. In additional in Council has recent experience of preparing and heritage assets order to ensure delivery of an appropriate SPDs for large housing sites at North West e) Flood risk assessment and hydrology design quality it is envisaged that a design Cullompton and at Tiverton East. f) Ground conditions and contamination guide will also be needed and could form g) Air quality part of the same commission. The cost A number of studies required to enable h) Utilities and services of this work would in part be met by the master planning. Often these are financed i) Topography land owners / land promoters but will be by developers with the Council having j) Landscape and visual impact extensive. £125,000 contribution towards an editorial role, but if Council can fund this work will ensure that it is delivered in partnership with the developers it will (A review of this list of required studies / with the necessary outcomes and required enable greater local control and leadership. evidence base is required and is likely to quality.

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b. Infrastructure studies and design model has already been produced examination. This is required to explore in connection with M5 J28 highway the relationship between housing delivery i) The provision of off-site highway works improvements (part funded by Mid Devon rates, infrastructure and phasing / land in the form of J28 M5 improvements and District Council). A catchment based ownership parcels. Further viability work Cullompton town centre relief road are approach to flood mitigation is required will also be required to explore the crucial to the delivery of the project and and will need to be resourced as is beyond amount of affordable housing required to in unlocking the development potential the scope of work normally expected. meet need, yet still retain scheme viability. of the Cullompton area. They are being £30,000 will advance this work. Estimate cost £10,000. designed in conjunction as a single scheme. High level design work is taking place in iii) Coordinated and sustainable transport d. Public engagement and community order to demonstrate deliverability for networks are at the heart of successful liaison local plan purposes. This is in conjunction places and a requirements for delivering with hydrological modelling due to growth in an appropriate manner. To date Public engagement and community floodplain constraints at the existing £100,000 has been secured from Local liaison on the project will be required, motorway junction. The Local Authority Councils towards a feasibility assessment particularly given the pivotal role of the has committed £100,000 towards this. for new metro stations at Cullompton neighbourhood plan and the locally led More detailed highway design work will be and Wellington as part of the same metro nature of the project. Estimated cost required for planning application purposes. project. The estimated cost of such an £15,000. £150,000 will give more surety and assessment that would fulfil GRIP stage control over the additional design phase 2 is at least £150,000. A further £50,000 e. Legal advice and its timing. would match fund the contribution gained The Council anticipates requiring external to date from Mid Devon District Council legal advice over matters such as delivery ii) Greater clarity over flood risk and and Cullompton Town Council and allow arrangements, funding agreements, required mitigation measures via a this assessment to go ahead. ransoms and land assembly matters. catchment based approach will be Estimated cost £10,000. important in de-risking the project going c. Viability forward through masterplanning and Development viability across the whole Availability of funding locally detailed design stages. A hydrological garden village area will require further The Council does not have a budget for

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the project, nor funds set aside or available Timescale for expenditure in order to undertake the activities where support has been requested. The support bid Expenditure will take place within the requirements of the prospectus and hence be over therefore does not substitute existing Local the next few financial years in order to maximise acceleration of delivery. Authority spend, but has been focussed upon Total financial support package sought (non-loan element) = £690,000 additional work over and above that provided for in existing budgets. It is expected that the land owners/ land promoters will also be required to invest financially in commissioning Brokerage across government work and studies necessary to bring the project forward. The identified support bid takes this into account.

In the absence of the support requested, the activities identified will either not take place via the Local Authority or would be significantly It is evident in this submission that the successful and timely implementation of Culm Garden delayed as a result of a lack of resources. The Village will require the support of a number of government agencies on the following issues: successful and accelerated delivery of the garden village proposed is dependent upon the • M5 Junction 28 – Highways England and Environment Agency and Network Rail. If the support package as outlined above which will additional of south facing slip roads to Junction 28 are deemed to form a new junction also have the added benefit in significantly de- then SoS approval will be also needed. risking critical aspects of the scheme. • Master planning – Environment Agency re drainage strategy and attenuation within the new Country Park. Mid Devon District Council has already • Cullompton Railway Station – Network Rail in respect of a new metro style station. committed funds of £150,000 towards Whilst exploratory work around new stations between Exeter and Taunton at hydrological modelling, J28 highway Cullompton and Wellington is mentioned in the Western Route Study (2015), and whilst improvement design work and the proposed due cognisance has been taken of these proposals they do not form part of the baseline. Cullompton railway station feasibility study. • Starter Homes - HCA

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Delivery Enabling Funding for It is currently estimated that £40m of funding is needed to modify Junction 28 of the M5 Infrastructure and that a further £10m is needed for the town centre relief road. It is estimated that the development value of the Garden Village can contribute around £30m at 2,600 dwellings and Several schemes have been considered in £50m at 5,000 dwellings. In both cases delivery enabling funding would enable a timely start on order to assess how a new community to the works and continuity of housing delivery. the east of the M5 at Junction 28 could be accommodated on the strategic road network. These include: Whole Network Map showing potential Cullompton Station

1. Improvement of the existing Junction 28 2. Provision of a new segregated bridge over the M5 (without connecting to the motorway) 3. The provision of a new motorway junction with south-facing slip roads just north of the existing Duke Street Bridge which travels over the railway and motorway.

Of these, option 3 provides the greatest capacity. A set out in section 3 the cost of the works to modify Junction 28 will require a loan facility. At a scale of 2,600 homes public subsidy would be needed, but at 5,000 homes the works can be financed in full, in the longer term, by development value. Assistance would be sought in securing the early delivery of the highway improvement scheme via loans to be repaid via a development roof tax.

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Junction 28 is nearing capacity Nearing Access to Government Funding to the free schools programme, road and capacity and generates a barrier to the Streams rail capital programmes, including new rail continuity of hosing delivery in the 2020s. station fund, also have resonance for Culm This is a fundamental constraint and The nature of the project as expressed in Garden Village. would limit growth to existing adopted this submission would benefit from access commitment at Cullompton. to Government housing funding streams, The new station proposal have wider not least in relation to starter homes.Other resonance with a broader Devon & government funding sources in relation Somerset Metro Plan embedded with the Devon & Local Transport Plan 2011-26.

Greater Exeter Inset Map showing potential Cullompton Station Planning Freedoms

In committing to a Garden Village model Mid Devon District Council would welcome the application of the Liverpool approach to assessing 5 year housing land supply – pinned against an agreed housing trajectory with PINS / CLG, reflecting the lead in times required to delivery of large scale project that will account for a major part of housing land supply.

The agreement of a trajectory would also affect the assessment of whether there had been any persistent under delivery during the plan period, for 5 year land supply purposes. This would affect the applicability of a 5% or 20% buffer.

Request for freedom from the CIL Reg infrastructure pooling limit for infrastructure associated with the project.

EXPRESSION OF INTEREST FROM MID DEVON DISTRICT COUNCIL | CULM GARDEN VILLAGE 45 Phoenix House, Phoenix Lane, Tiverton EX16 6PP

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