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Planning Application Report PLANNING APPLICATION REPORT Case Officer: Jeremy Guise Ward: Tavistock South Ward Member: Cllrs M Ewings; R Oxborough; E Sherrell Application No: 00554/2013 Agent/Applicant: Applicant: Ian Jewson Planning Ltd Bovis Homes Ltd 1 Gas Ferry Road C/o Agent Bristol BS1 6UN Site Address: Land adjacent to Callington Road, Tavistock, Devon, Development: Outline application for a mixed use development comprising up to 750 dwellings (Use Class C3), a primary school site (Use Class D1), a local convenience store (Use Class A1), railway station related development (Sui Generis) and associated infrastructure; including detailed drawings for a new vehicular and pedestrian access from the A390. © Crown copyright and database rights 2014 Ordnance Survey 100023302 Scale 1:5000 For internal reference only – no further copies to be made Reason item is being put before Committee Major planning application. Note that there have been regular Member/officer meetings, primarily involving Tavistock ward and county Members (not serving on Planning & Licensing Committee) 13 during the course of consideration of this application. These have not committed the Planning & Licensing Committee to any decision. A Development Forum was held on Thursday 31st October 2013 where the developers presented their application to Borough Councillors and representatives from Tavistock Town and Gulworthy Parish Councils. A Members site visit took place on Thursday 21st November 2013 with representatives from Tavistock Town and Gulworthy Parish Councils. Recommendation: Conditional planning permission subject to Section 106 legal agreement being signed before 1st January 2015 Conditions (list not in full) 1. Time limit – outline 2. Approved plan nos. 3. Phasing 4. No reserved matters for less than 25 dwellings 5. Contiguous boundaries 6. Minimum of 600 dwellings on site 7. Phased landscaping scheme 8. Landscaping scheme Outline 9. Reserve right to remove PD 10. Lighting scheme 11. Contamination condition for area around the mine 12. Contamination condition other areas 13. Verification report 14. Unsuspected contamination 15. Construction management plan 16. Protection of future residential amenity from excess noise 17. Foul & surface water drainage kept separate 18. All dwellings built to full ‘Secured by Design’ status 19. Superfast broadband connection to all properties 20. Lifetime Homes 21. Reporting unexpected archaeological discoveries 22. Green infrastructure plan requirement 23. No building occupied until public sewer in place 24. Renewable energy 10% on site 25. Secondary emergency access 26. Refuse facilities 27. Cycle storage 28. Connection to sewage system Restriction of height of buildings in sensitive areas Informatives 1. Section 106 Obligation 2. Nesting Birds 3. Secured by Design (SBD) 4. The historic milestone 5. Devon low carbon lighting policy 6. Design Review process 14 Key issues for consideration: The principle of mixed use development, mainly residential, of this site has been established by the Core Strategy SP23A allocation. The report sets the context of the allocation, the significant role that this site is expected to make to the future growth of the town and its importance to the delivery of the Borough's five year land supply. Providing the application stays within the broad parameters of the allocation and the principles set out in the South and South West Tavistock Masterplan Supplementary Planning Document (SPD) the expectation is that it will be recommended for approval. The application has been submitted in outline with all matters except access to be determined at the reserved matters stage (i.e. appearance, landscaping, layout and scale) The analysis section of this report considers the proposal in a series of sections:- The principle of mixed use, mainly residential development on this site Railway reinstatement and access arrangements Ensuring delivery of a sustainable residential environment Design and landscape considerations Section 106 and measures to offset the impact of the development It shows the proposal provides sufficient information, at this outline stage, to demonstrate that it can provide the basis for delivery of an attractive, mixed use, mainly residential, environment upon the site over the next ten years or so. It provides assurance that the framework can deliver a high quality environment for future residents and meet key Core Strategy and SPD expectations. In particular it shows how a balance might be struck between critical objectives of providing a significant contribution towards railway re- instatement and delivering affordable housing, and provides a clear recommendation on this important consideration. The report concludes that subject to the applicants signing a Section 106 legal agreement it can be granted subject to conditions. Financial Implications It is estimated that this development has the potential to attract New Homes Bonus of approximately £873,600 per annum under current arrangements, for the Council. Payments are payable for 6 years with an additional sum paid per affordable home. The Government is top slicing the New Homes Bonus to fund an Economic Growth Fund, which will result in a reduction in bonus paid from 2015/16. Site Description: The application site is a 36 hectare piece of land located on the edge of Tavistock, to the south west of the town centre. It is currently open farmland comprising small fields divided by mature hedges and the occasional large tree or small woodland cluster. Levels fall predominantly from west to east across the site reflecting its’ position on the western side of the Tavy river valley. But within this general pattern there are sizable undulations including a fairly pronounced fold towards the northwest, where levels shelve steeply to a boggy depression, and along the northern boundary, adjacent to the neighbouring Monksmead residential estate. The site is conspicuous within the landscape when viewed from the south and east. There are immediate views from the northern end of the canal towpath (the south western part is lower and mostly obscured giving only glimpse of the site through trees); at a distance, from 15 openings within Brook Lane to the south east; and, at a further distance still, from the opposite side of the valley – Dartmoor National Park, and ‘the Pimple’ on Whitchurch Down, a notable local feature. The site is divided into two parts by the track bed of the old London & South West Railway (LSWR) railway. The larger western part extends from the entrance to the site, off Callington Road (A390) in the northwest, across the higher part of the site into a finger projecting south towards the boundary of the Tamar Valley Area of Outstanding Natural Beauty (AONB). The slightly smaller eastern part extends, also in a tapering finger shape, towards Crowndale in the south. It is sandwiched between the railway cutting to the west and the Tavistock- Morwellham canal to the east. The route of the canal passes, at lower level, adjacent to the eastern boundary of the site, en-route from Tavistock town centre to the old river port at Morwellham Quay via the tunnel under Morwell Down. It forms part of the Cornwall and West Devon Mining Landscape World Heritage Site (WHS). These two parts of the site are linked only by a small strip of ground located at a key point in the north where the railway bed emerges from the cutting and continues its route on an embankment northwards towards Kilworthy Park (the site of the old Tavistock North railway station – now WDBC offices). Except for the small piece of land that links the two parts, the railway bed does not form part of the ‘red lined’ application site and is protected as a narrow continuation of the Tavistock conservation area. Beyond the site, to the south, the track bed follows an unimpeded course, over the Shillamill viaduct and through a tunnel on its way to Bere Alston. Devon County Council has plans to reinstate the railway track to Bere Alston where it would join the existing Tamar Valley line (Plymouth - Gunnislake). These plans do not form part of this application, although they have a significant bearing on its consideration. Regular vehicle access to the site only exists from the farm gate to the north. The A390 skirts the north west of the site on its way from Tavistock to Callington via the small hamlets of Parswell and Lumburn to the west. It is quite a ‘fast’ road at this point with vehicles accelerating out of Tavistock when travelling south west, or yet to brake and slow if travelling towards the town. Visibility is constrained by the curve in the road. A pavement, on the northern side of Callington Road, adjacent to Uplands residential estate, goes nearly as far as the entrance and provides the only official existing pedestrian link to the site. There is, however, an informal link, via a small wooded area to the north, which leads onto the track bed of the old railway. There is some evidence that it is well used by the public for dog walking and the like. The areas neighbouring the site reflect its edge of town location. The Abbotsfield residential estate neighbours the site entrance to the north west. It is separated from the site by the Callington Road. On lower ground, to the north east, is the Monksmead residential estate. It is a fairly typical example of a modern estate built in the last decades of the twentieth century, and before inscription of the World Heritage Site. It is a warren of winding estate roads, cul-de-sacs and shared surfaces which lead down to a swale of open land adjacent to the canal. The swale provides an informal play area, mini football pitch, wildlife habitat and flood management area. It also leads, via a swing bridge in the north east, onto the canal towpath from where it is possible to access Tavistock College (Tavistock’s state secondary school), to walk north into Meadowlands Park and the town centre, or south, along the heritage trail towards Crowndale, a Duke of Bedford model farm (now private property).
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