Considering Sites for Development in Ugborough Parish Site Information Pack This pack contains: A Site Information Table This table sets out information about the constraints and opportunities for each site which have been considered. Depending on the constraints identified, we have concluded that there are either ‘significant constraints’ to development or ‘limited constraints’ to development. Site Maps These maps shows all of the sites which have been considered as part of this exercise.
Constraint Maps These maps show the different constraints, such as conservation areas, flood zones For more information and wildlife sites. South Hams and West Devon Place Making Team Follaton House, Plymouth Road, Totnes, TQ9 5NE Email ‐ [email protected] www.southhams.gov.uk www.facebook.com/southhamsdistrictcouncil www.twitter.com/SouthHams_DC
Site Information Packs March 2017 Site area Site Reference Site Address Site Information Site Potential Conclusion (ha)
Ugborough - General Comments Ugborough is a small village located in the west of the district. It provides a small range of local services (primary school, village hall, pre-school and pubs). Ugborough sits within the catchment area for the River Erme. The water quality in this catchment area is being monitored, particularly in relation to shell fisheries and/or levels of phosphorous and nitrates. If any development is proposed, early discussions with the Environment Agency will be required to look at ways to overcome any negative impact. There is very limited capacity at the primary school (Ugborough Primary). The designated secondary school is Ivybridge Community College which is at capacity. Financial contributions towards new facilities and transport may be required from new development. Some sites in Ugborough Parish appear in the Ivybridge section as they adjoin the town.
Access Close to the village centre providing a suitable location but an elevated site which could require substantial engineering to achieve access. Site is further constrained by narrow approach road with high Devon banks. Landscape and Ecology No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Due to the significant constraints Heritage and Archaeology Rock Park, Bittaford Hill, identified, the site is considered Significant SH_57_01_08/13 0.48 No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Ugborough, PL21 0HQ not to have potential for Constraints Flood risk, water quality and drainage development at this time No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Contamination and Environmental Health No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Other No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process.
Access Site access will require substantial removal of hedge which could impact on character of the village. Landscape and Ecology The site is separated from the village by playing fields and located in an important approach to the village. The removal of hedgebanks to secure the access could have both visual and wildlife impacts. Due to the significant constraints Heritage and Archaeology Ryder's Close, Bittaford identified, the site is considered Significant SH_57_02_08/13 0.71 No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Road, Ugborough, Devon not to have potential for Constraints Flood risk, water quality and drainage development at this time The NE part of the site is located within a flood zone. Contamination and Environmental Health No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Other No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process.
Access The site is removed from the village centre and has poor access. This could make achieving connectivity to existing services and facilities difficult. Landscape and Ecology The site is in a rural location and development here could have both landscape and wildlife impacts. Further assessment may be required as part of any pre- application process. Due to the significant constraints Heritage and Archaeology Land East of Undertown, identified, the site is considered Significant SH_57_03_08/13 0.49 No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Ugborough not to have potential for Constraints Flood risk, water quality and drainage development at this time There is a flood zone affecting the western part of the site. Contamination and Environmental Health No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Other No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Site area Site Reference Site Address Site Information Site Potential Conclusion (ha)
Access This site is detached from the town and has poor connectivity to existing services and facilities. Site appears land locked with no access. Landscape and Ecology No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Heritage and Archaeology Due to the significant constraints Lutterburn Street and White No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. identified, the site is considered Significant SH_57_10_13 1.27 House Farm, Ugborough Flood risk, water quality and drainage not to have potential for Constraints The majority of the site is within a flood zone. development at this time Contamination and Environmental Health No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Other No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process.
Access This site is well located within the village. Site appears land locked with no access. Landscape and Ecology No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Heritage and Archaeology Due to the significant constraints The site is located within a conservation area and adjacent to listed buildings. identified, the site is considered Significant SH_57_11_08/13 Lutterburn Street, Ugborough 0.64 Flood risk, water quality and drainage not to have potential for Constraints The site is partially affected by a flood zone. development at this time Contamination and Environmental Health No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Other No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process.
Access Site is detached from the settlement and distant from local services and facilities. Landscape and Ecology Site is located in open countryside and would have an impact on landscaping setting. Heritage and Archaeology No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Due to the significant constraints Flood risk, water quality and drainage identified relating to its location, SH_57_13_14 Workhouse Meadow, Fore Significant 0.45 Southern part of site within flood zone. No other constraints have been identified at this stage but further assessment may be required as part of any pre-application the site is not considered to Street, Ugborough constraints process. have potential for development Contamination and Environmental Health at this time The site is in close proximity to sewerage works but this is unlikely to be an overriding constraint. No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Other No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Site area Site Reference Site Address Site Information Site Potential Conclusion (ha)
Access The site would be a further extension for the residential area to the East of Ivybridge and site is currently detached from the settlement and distant from local services and facilities. This may change once the new eastern neighbourhood centre has been delivered. Vehicle access direct to adjacent B road capable subject to detailed arrangements. Cumulative traffic impact on AQMA and A38 junction capacity will need addressing. Distance from town centre limits pedestrian accessibility Due to the significant constraints necessitating need for pedestrian/ cycle led scheme and development of Eastern Neighbourhood Centre to serve development this far east. Good bus and train identified relating to access, the access at Park and Ride. site it is not considered to have Landscape and Ecology potential for development at this Land narrowing with A38 to south and Dartmoor closing to the North. From DNPA any development will accentuate both visual impact and setting and emphasise time the lateral spread of the town. Landform and topography (along with containing wooded gardens) create a strong eastward break point at the edge of this site. Significant SH_57_14_14/16 Land East of Ivybridge - Site 2 4.10 Habitat and species survey will be required. Consideration for future Constraints Heritage and Archaeology inclusion in eastern No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. neighbourhood would require Flood risk, water quality and drainage comprehensively planned and Drainage assessment would be required. phased approach Contamination and Environmental Health No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Other No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process.
Access Accessed from the minor road network this is a dislocated site to the south east of recently allocated and approved sites adjacent to the Rugby Club. Vehicle access Due to the significant constraints poor but proximity to park and ride and neighbourhood centre deliver reasonable pedestrian access if links can be delivered. identified including its isolated Cumulative traffic impact on AQMA and A38 junction capacity will need addressing. Good bus and train access. location, scale and access the Landscape and Ecology site is not considered to have Land narrowing with A38 to south and Dartmoor closing to the North. From DNPA any development will accentuate both visual impact and setting and emphasise potential for development at this the lateral spread of the town. Landscape and visual impact would have to be addressed. Habitat and species survey will be required. stage. Heritage and Archaeology Significant SH_57_15_14/16 Land East of Ivybridge - Site 1 2.92 No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Constraints Could be considered as part of Flood risk, water quality and drainage long term and comprehensive Drainage assessment would be required. development around transport Contamination and Environmental Health hub at Park and Ride and No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Eastern Neighbourhood Centre. Other No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process.
Access The site is separated from the town by the A38 which is likely to create access and connectivity problems from the site to main services and facilities. The site could be made more accessible if considered as part of a larger scheme. Consideration of impacts on local road network, access to A 38 and AQMA will need to be This site is significantly addressed. constrained when considered in Landscape and Ecology isolation. It may be worthy of No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. further consideration if Heritage and Archaeology progressed as part of a larger Significant SH_57_16_14/16 Filham Moor 4.94 There are some stone walls on the site which could have archaeological value further assessment may be required. scheme Constraints Flood risk, water quality and drainage south of the A38 including No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. employment development, Contamination and Environmental Health suitable community facilities and No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. link road. Other Power lines run across the site, further assessment would be required as part of any pre-application process. Site area Site Reference Site Address Site Information Site Potential Conclusion (ha)
Access The site is separated from the town by the A38 which is likely to create access and connectivity problems from the site to main services and facilities. The site could be made more accessible if considered as part of a larger scheme. Consideration of impacts on local road network, access to A 38 and AQMA will need to be This site is significantly addressed. constrained when considered in Landscape and Ecology isolation. It may be worthy of No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. further consideration if Heritage and Archaeology progressed as part of a larger Significant SH_57_17_14/16 Filham Moor and Yeo Corner 2.26 There are some stone walls on the site which could have archaeological value further assessment may be required. scheme south of the A38 Constraints Flood risk, water quality and drainage including employment No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. development, suitable Contamination and Environmental Health community facilities and link No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. road. Other Power lines run across the site, further assessment would be required as part of any pre-application process.
Access Further linear extension of the residential area to the East of Ivybridge. Distance from town centre limits pedestrian accessibility. Landscape and Ecology Further narrowing and prominence with A38 to south and Dartmoor closing to the North. From DNPA any development will further accentuate both visual impact Due to the significant constraints and setting and emphasise the lateral spread of the town. identified including its isolated Heritage and Archaeology location, scale visual impact, Land off Davids Lane, Ivybridge - No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Significant SH_57_18_16 5.79 impact on protected landscapes Site A Flood risk, water quality and drainage Constraints and access the site is not Drainage assessment would be required. considered to have potential for Contamination and Environmental Health development. No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Other No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process.
Access Further linear extension of the residential area to the East of Ivybridge. Distance from town centre limits pedestrian accessibility. Landscape and Ecology Further narrowing and prominence with A38 to south and Dartmoor closing to the North. From DNPA any development will further accentuate both visual impact Due to the significant constraints and setting and emphasise the lateral spread of the town. identified including its isolated Heritage and Archaeology location, scale visual impact, Land off Davids Lane, Ivybridge - No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Significant SH_57_19_16 10.56 impact on protected landscapes Site B Flood risk, water quality and drainage Constraints and access the site is not Drainage assessment would be required. considered to have potential for Contamination and Environmental Health development. No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Other No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process.
Access Direct from adjacent highway. Detailed vehicle access arrangements previously consented for commercial use of the site. Poor pedestrian access and no direct safe route to bus stop. Limited services only and Wrangaton not identified as a settlement where residential development is acceptable in principle. Landscape and Ecology Extensive and open site viewed from DNPA to north. Principle of development, subject to high quality landscape treatment, accepted. Hedgerow removal to achieve Due to the significant constraints access. Protected species recorded on site. Residential not well related to the built form and limited access to services in this location. relating to residential use, Heritage and Archaeology including its location, and Significant SH_57_21_16 Sidings Cross, Wrangaton 1.42 No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. access to services the site is not Constraints Flood risk, water quality and drainage considered to have potential for No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. residential development Contamination and Environmental Health Proximity to road and rail will need consideration. Previous uses may require need for contaminated land assessment. Other No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Site area Site Reference Site Address Site Information Site Potential Conclusion (ha)
Nursery Field, Moorhaven, SH_57_22_16 0.56 Site within the Dartmoor National Park Authority boundary so falls out of scope of this assessment. N/A N/A Ivybridge, PL21 0HB Legend
Ancient Monuments Mineral Consultation Zones World Heritage Site Ancient Woodland Plymouth Policy Area Area of Outstanding Natural Beauty - South Devon Public Right of Way - Bridleway Area of Outstanding Natural Beauty - Tamar Valley Public Right of Way - Byway Conservation Area Public Right of Way - Footpath Country Wildlife Site Public Right of Way - Restricted Byway Dartmoor National Park Site Assessment - Limited constraints - green Flood Defences Site Assessment - Significant constraints - amber Flood Zone 2 Site Assessment - Significant constraints - red Flood Zone 3 Site of Special Scientific Interest Flood Zones - Critical Drainage Area South Hams SAC - Greater Horseshoe Bat Historic Parks and Gardens Special Area of Conservation Listed Buildings Special Protection Areas (Marine) Local Nature Site Tree Preservation Order
The maps display the information above as a series of separate layers. These layers can be turned on or off using the free Adobe Acrobat Reader software - https://acrobat.adobe.com/uk/en/acrobat/pdf-reader.html
Date: 16 / 02 / 2017 14:49:42 SH_57_12_13 National Park so out of scope
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SH_57_22_16 - National Park so out of scope
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SH_27_02_13/16 Partial resubmission
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SH_57_19_16
SH_27_03_08/13/16 SH_57_05_13 Strategic Housing & Economic Land Availability Assessment Sites SH_57_06_08/13 Ugborough SH_57_18_16
SH_57_09_13 SH_57_10_13
SH_57_08_08/13 SH_57_10_13
SH_57_02_08/13 SH_57_03_08/13 SH_21_03_08/13 SH_27_04_16
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Scale = 1:4000 Date: 21 / 02 / 2017 08:51:06
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SH_35_04_13 SH_35_03_08/13/16 Partial resub
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SH_35_02_08/13 SH_35_13_16
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SH_35_14_16
SH_35_15_16 SH_35_10_08/13 SH_35_06_08/13/16
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SH_35_09_08/13 SH_35_01_13/16 SH_35_07_08/13 SH_35_08_08/13
SH_25_06_13 SH_39_04_14
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Strategic Housing & Economic Land Availability Assessment Sites Ugborough Moorhaven Wrangaton
SH_57_12_13 National Park so out of scope
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SH_57_22_16 - National Park so out of scope
SH_27_05_16
SH_17_02_08/13
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Scale = 1:5000 Date: 21 / 02 / 2017 08:53:00
SH_27_02_13/16 Partial resubmission
SH_21_08_16 SH_57_07_08/13
SH_57_04_13
SH_57_19_16
SH_27_03_08/13/16 SH_57_05_13 SH_57_06_08/13 SH_57_18_16 SH_21_04_13 SH_57_09_13 SH_57_10_13
SH_57_08_08/13 SH_57_10_13 SH_21_06_16
SH_57_02_08/13 SH_57_03_08/13 SH_21_03_08/13 SH_27_04_16
SH_57_15_14/16 SH_57_14_14/16 SH_57_11_08/13 SH_21_07_16 SH_57_01_08/13 SH_27_01_08/13 SH_17_03_13
SH_21_01_13 SH_49_11_16 SH_49_10_16 SH_49_18_16 SH_21_02_13
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SH_35_18_16 SH_35_19_16
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SH_35_04_13 SH_35_03_08/13/16 Partial resub SH_62_07_16
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SH_35_02_08/13 SH_35_13_16
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SH_62_06_13 SH_35_15_16 SH_35_10_08/13 SH_35_06_08/13/16
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SH_49_03_08/13 SH_57_12_13 National Park so out of scope
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SH_57_22_16 - National Park so out of scope
SH_27_05_16 SH_49_09_14 Strategic Housing & Economic Land Availability Assessment Sites Ugborough Ivybridge SH_17_02_08/13
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SH_27_02_13/16 Partial resubmission
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SH_27_03_08/13/16 SH_57_05_13 SH_57_06_08/13 SH_49_17_16 SH_57_18_16 SH_21_04_13 SH_57_09_13 SH_49_19_16 SH_57_10_13
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SH_57_02_08/13 SH_57_03_08/13 SH_49_17_16 Partial resubmission SH_21_03_08/13 SH_27_04_16
SH_57_14_14/16 SH_49_18_16 SH_57_15_14/16 SH_57_11_08/13 SH_21_07_16 SH_57_01_08/13 SH_27_01_08/13 SH_17_03_13
SH_21_01_13 SH_49_11_16 SH_49_10_16 SH_49_18_16 SH_49_07_13 SH_49_15_16 SH_21_02_13
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Scale = 1:8000 Date: 21 / 02 / 2017 09:01:31
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SH_07_01_13 PUF SH_07_08_14 SH_35_11_16
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SH_35_04_13 SH_35_03_08/13/16 Partial resub SH_62_07_16
SH_35_03_08/13 SH_07_11_14 SH_07_09_14/16
SH_35_12_16
SH_35_02_08/13 SH_35_13_16 SH_07_10_14/16
SH_35_05_08/13/16 SH_07_15_16 (partial resubmission) SH_35_14_16
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SH_07_12_16 SH_62_06_13 SH_35_15_16 SH_35_10_08/13 SH_35_06_08/13/16
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SH_05_09_14/16 Partial resubmission
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SH_05_01_13 SH_28_30_08/13/16 SH_28_03_13 SH_28_31_14 SH_28_07_08/13 SH_28_38_16