Evidence Base March 2013

The Lyn Plan

Lynton & Lynmouth Neighbourhood Plan Evidence Base March 2013

www.lynplan.org.uk

The Lyn Plan – Evidence Base

Submitted by the Qualifying Body: Lynton & Lynmouth Town Council Lynton Town Hall Lynton [email protected]

The Lyn Plan – Evidence Base

1. Contents

Contents 1. Contents ...... 3

2. Introduction ...... 4

3. General Evidence ...... 6

3.1. Lynton & Lynmouth Ward Statistics ...... 6

4. Housing Evidence ...... 10

4.1. Lynton & Lynmouth Housing Statistics (North Devon Council) ...... 10

4.2. Rural Housing Enabler – Affordable Housing Recommendation 2012 ...... 12

4.3. Principal/Primary Residence Housing Evidence ...... 14

5. Economy Evidence ...... 20

5.1. Lyn & Exmoor Vision Business Survey Results 2007 ...... 20

5.2. Lynton & Barnstaple Railway (Exmoor Enterprise) ...... 27

6. Community Engagement Evidence ...... 31

6.1. Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results ...... 31

7. 2011 Census – Neighbourhood Plan Area – Lynton & Lynmouth Parish ...... 46

The Lyn Plan – Evidence Base Introduction 2. Introduction

2.1. The Lyn Plan Evidence Base forms part of the formal submission of the neighbourhood development plan by the qualifying body, Lynton & Lynmouth Town Council, to Exmoor National Park Authority as the local planning authority. The purpose of this document is to present the key underlying evidence used to inform the preparation of the Lynton & Lynmouth Neighbourhood Plan, entitled The Lyn Plan.

2.2. The evidence presented is not exclusive. The documents presented in this report and further detailed documentary evidence can be found on the Lyn Plan website1:

 Agendas including minutes of the Steering Group meetings and other supporting papers can be found here.  Facts and information relating to Lynton & Lynmouth, including feedback from earlier consultations for the community plan and National Park Local Plan, can be found here.  Evidence from early engagement with the community in relation to preparation of the neighbourhood plan can be found here.

2.3. The information presented in the following sections forms some of the most useful evidence used to underpin the development of the plan.

The following documents are included:

2.4. General:  Lynton & Lynmouth Ward Statistics - this provides statistics relating to income, population, and deprivation.

2.5. Housing:  Lynton & Lynmouth Housing Statistics - a short summary of housing information provided by North Devon Council including housing need.  Rural Housing Enabler – Affordable Housing Recommendation 2012 – summary of affordable housing need within the neighbourhood plan area following a survey undertaken towards the end of 2011.

1 www.lynplan.org.uk 4

The Lyn Plan – Evidence Base Introduction

 Principal/Primary Residence Housing Evidence – a report and legal advice pertaining to principal/primary residence housing as defined in policy H3 of the Lyn Plan.

2.6. Economy:  Lyn & Exmoor Business Survey 2007 - the survey results from businesses within the Lyn & Exmoor Vision area that helped to gain an understanding of the local make up of businesses; including views on initiatives that may increase visitor numbers and developments that may improve the local economy (Lyn & Exmoor Vision).  Lynton & Barnstaple Railway - An information note on future proposals of the Lynton & Barnstaple Railway Exmoor Enterprise project

2.7. Community Engagement:  Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results (12/03/12) – a report prepared by the Lynton & Lynmouth Neighbourhood Plan Project Team following early engagement with the community during January – February 2011.

The Lyn Plan – General Evidence Lynton & Lynmouth Ward Statistics 3. General Evidence 3.1. Lynton & Lynmouth Ward Statistics

The Lyn Plan – General Evidence Lynton & Lynmouth Ward Statistics

The Lyn Plan – Housing Evidence Lynton & Lynmouth Housing Statistics 4. Housing Evidence 4.1. Lynton & Lynmouth Housing Statistics (North Devon Council)

The Lyn Plan – Housing Evidence Lynton & Lynmouth Housing Statistics

The Lyn Plan – Housing Evidence Rural Housing Enabler – Affordable Housing Recommendation 4.2. Rural Housing Enabler – Affordable Housing Recommendation 2012

The Lyn Plan – Housing Evidence Rural Housing Enabler – Affordable Housing Recommendation

Housing requirements in Lynton/Lynmouth

There were 28 responses to the housing survey, of which 19 had a housing requirement. This could be for any kind of housing, not just those possible under current planning policy.

In the following tables:-

Top row in each tenure are those meeting current local connection policy.

Bottom row in each tenure are those who would qualify with a five year local connection.

All responses from those requiring housing

Tenure 1 bed 2 bed 3 bed 4 bed

Affordable rented 1 2 1 (3-4 bed) 2 1 Intermediate ownership 3 2 1 (3 beds plus work room on ground floor) 1 Owner occupation 1 2 1 1 (now moved away)

Rural Housing Enabler Recommendation

Tenure 1 bed 2 bed 3 bed 4 bed Affordable rented 1 2 1 1 Intermediate ownership 2 2 1

Owner occupation 1 1 1 Total 2 7 2 2

Colin Savage, Rural Housing Enabler, 23 April 2012

The Lyn Plan – Housing Evidence Principal/Primary Residence Housing Evidence 4.3. Principal/Primary Residence Housing Evidence

The following evidence includes the Primary Residence Housing paper that was taken to the Steering Group Meeting on 7th February 2013.

ITEM 3

Lynton and Lynmouth Neighbourhood Plan

Steering Group Meeting

7 February 2013

Principal/Primary Residence Dwellings

Report of the Neighbourhood Plan Project Team

Purpose of Report: To update the Steering Group on the legal advice in relation to principal/primary residence housing.

Recommendation: That the Steering Group is recommended to note the legal advice and confirm that the policy on Primary Residence Housing be included in the Lyn Plan.

1.0 Background

1.1 The Draft Lyn Plan makes it clear that the greatest priority for housing is the provision of affordable housing. However, the Plan recognises that to deliver affordable housing a scheme must be viable and this may require an element of cross subsidy from other housing. A key message from the community consultations is that it is understood that schemes need to be viable but they do not wish to see more homes built that are used as second and holiday homes. Such homes make little contribution to the sustainability of the local economy, community and the maintenance of local services. Given the physical constraints on development in the area there are limited opportunities for development and therefore every house that is provided needs to make its contribution to a more sustainable local community.

1.2 As a consequence the Lyn Plan includes Policy H3 on Primary Residence Housing. It is explained that this is “new housing which has to be used as the primary residence of the household living in it, but does not have the price controls that affordable housing does, or any local connection requirement”. The Policy is set out below to clearly show the circumstances when such housing may be permitted.

The Lyn Plan – Housing Evidence Principal/Primary Residence Housing Evidence

H3 – Primary Residence Housing

Proposals for primary residence housing will be supported, subject to the following criteria: • the proposals are necessary to provide cross subsidy for affordable housing or other development directly benefiting the community, on the same site or another site within the parish,

• the proposals would either meet the housing needs of local people or bring greater balance and mixture to the local housing market and creating new opportunities for people to live and work here

• the proposals are justified by an open book assessment of viability as defined by this Plan

Open market housing without a restriction to ensure its occupation as a primary residence is not supported by this Plan.

1.3 Neighbourhood Plans are intended to provide innovative and bespoke approaches to deal with local issues. The concept of primary residence housing is just such an approach to tackle an identified local issue. There is good evidence and sustainability case to justify the policy, however, as it will restrict what would otherwise be an open market property, there is a need to ensure that the approach is lawful.

1.4 As a consequence a legal opinion from Counsel has been sought and this is attached to this report. The advice is clear. The proposed condition, which would be attached to any planning permission for primary residence housing, would be lawful and it would also be lawful to incorporate a policy within the development plan dealing with such circumstances. It would be necessary to explain the reason for it and the circumstances in which it will be imposed. The draft Lyn Plan does so.

1.5 In conclusion, there is now a legal support for the approach set out in the Lyn Plan on the issue of primary residence housing and it is recommended that the Plan goes forward on this basis.

1.6 There is one semantic issue that it would be helpful to clarify so that the wording of Policy H3, supporting text, and conditions are consistent. The policy as drafted refers to primary residence and in the draft condition there is a reference to principal residence. Housing, tax and council tax law tends to refer to principal housing as a concept however, there is little difference in terms of dictionary definition and primary residence has been embedded in the Lyn Plan throughout the drafting.

David Wyborn January 2013

The Lyn Plan – Housing Evidence Principal/Primary Residence Housing Evidence IN THE MATTER OF ITEM 3 cont’d DEVON COUNTY COUNCIL

AND

THE USE OF PLANNING CONDITIONS TO CONTROL NEW OPEN MARKET HOUSING – EXMOOR NATIONAL PARK AUTHORITY

______

ADVICE

______

1. My advice is sought with respect to the legality of a proposed planning condition to be attached to a grant of permission for new open market housing drafted along the following lines:

“The dwelling-house hereby permitted shall not be occupied otherwise than by a person as his or her only or principal home. The occupant shall supply to the local planning authority (within 14 days of the local planning authority’s request to do so) such information as the local planning authority may reasonably require in order to determine compliance with this condition. For the avoidance of doubt the dwelling shall not be occupied as a second home or for holiday letting accommodation”.

2. Those instructing me have sent me a copy of a paper drafted by the Council’s Head of Planning and Community Services which addresses the question of whether such a condition would meet the relevant tests of lawfulness of planning conditions and concludes that it does. In the officer’s view, that is to say, the proposed condition would be necessary, relevant to planning, relevant to the development to be permitted, enforceable, precise and reasonable in all other respects.

16 The Lyn Plan – Housing Evidence Principal/Primary Residence Housing Evidence 3. The Annex to Circular 11/95: The Use of Conditions in Planning Permissions does not deal expressly with the type of condition contemplated by those instructing me. An indication of the sort of concerns to which such a condition might be regarded as giving rise can be gleaned, however, from paragraph 96 of the Annex. This deals with “Domestic occupancy conditions” and states that (subject to the advice contained in the Annex about affordable housing, staff accommodation, agricultural dwellings and seasonsal use):

“if the development of a site for housing is an acceptable use of the land there will seldom be a good reason on land-use planning grounds to restrict the occupancy of those houses to a certain type of person (eg those already living or working in the area). To impose such a condition is to draw an artificial and unwarranted distinction between new houses or new conversions and existing houses that are not subject to such restrictions on occupancy or sale. It may deter housebuilders from building homes for which there is a local demand and building societies from providing mortgage finance. It may also impose hardship upon owners who subsequently need to sell. It involves too detailed and onerous an application of development control and too great an interference in the rights of individual ownership. In the view of the Secretaries of State, such conditions should therefore not be imposed save in the most exceptional cases where there are clear and specific circumstances that warrant allowing an individual house (or extension) on a site where development would not normally be permitted”.

4. The proposed condition specifically does not purport to restrict the occupancy of the dwelling house to which it would be attached to a “certain type of person”, It does, however, impose a restriction on occupation which is liable to be taken into account by housebuilders and mortgage lenders in making their own decisions with respect to the property concerned, and involves a considerable interference in the rights of ownership associated with it.

5. Nevertheless, the Annex does allow for similarly restrictive conditions in certain circumstances, namely, those pertaining to “Granny” staff annexes, staff accommodation, agricultural dwellings, and, most pertinently, seasonal and holiday occupancy. In my view, it is difficult to see why, if a condition specifying

17 The Lyn Plan – Housing Evidence Principal/Primary Residence Housing Evidence the use of a dwelling as holiday accommodation only is permissible, and capable of meeting the tests of legality set out in the Circular, a condition requiring a dwelling to be occupied as a person’s only or principal home should not be regarded as similarly acceptable.

6. As the paper to which I have referred above suggests, such a condition could plainly be regarded as necessary in the interests of sustainable development; relevant to planning; and relevant to the development to be permitted. I agree with the author of the paper that the most thought-provoking issue to which the proposed condition gives rise concerns its enforceablility (and relatedly, precision). Again, however, if (as is the case) it is possible to take enforcement action to prevent holiday accommodation from being used by a person as his or her (only or principal) home, it would be equally practicable, at least in the majority of instances, to take such action with a view to preventing a dwelling from being used as holiday letting accommodation or otherwise than as a person’s only or principal home.

7. There may, of course, be borderline cases, or, that is to say, cases in which there is a degree of uncertainty as to whether it could be said that a dwelling house is being used as a person’s principal home or second home. It is presumably such a consideration that has led other planning authorities, in effect, to define what is meant by a person’s principal home by reference to the time-period within any given year for which it requires to be occupied in order to meet the condition. As to this, however, I agree with the view of the officer that there is room for doubt as to whether it would be reasonable for a condition to require a dwelling house to be occupied for any particular time.

8. I have given some consideration to the question of whether it would be practical and/or desirable to define in some other way, within the wording of the condition, what is meant by a person’s “principal” home, on the one hand, and “second” home, on the other (no ambiguity arises, in my view, with respect to the concept of holiday letting). Having considered the matter, I have concluded that this objective would not be practicable (nor, therefore, desirable). As the Council’s officer has pointed out in his paper, when dealing with the issue of precision, in

18 The Lyn Plan – Housing Evidence Principal/Primary Residence Housing Evidence the majority of cases people only have one home and live in it. In cases in which there is room for dispute, it would be for the occupants of the relevant house to prove their case (eg on an appeal against an enforcement notice) by reference to relevant evidence as to the nature of their use and occupation of the relevant house in the normal way.

9. It follows from the fact that the proposed condition would be lawful that it would also be lawful for the Council to incorporate a policy within the development plan dealing with such a condition, for example, by explaining the reason for it and the circumstances in which it will be imposed.

10. My Instructing Solicitor should not hesitate to contact me in Chambers if he wishes to discuss this matter further.

LISA BUSCH LANDMARK CHAMBERS 180 FLEET STREET LONDON EC4A 2HG

22nd January 2013

19 The Lyn Plan – Economy Evidence Lyn & Exmoor Vision Business Survey (Conclusion & Recommendations)

5. Economy Evidence 5.1. Lyn & Exmoor Vision Business Survey Results 2007

The evidence presented below is an excerpt from the report – section 5 Conclusion and Recommendations. The full report can be found here.

Lyn & Exmoor Vision Business Survey Results

20 The Lyn Plan – Economy Evidence Lyn & Exmoor Vision Business Survey (Conclusion & Recommendations)

5. Conclusion & Recommendations

The results show an economy based almost entirely on entrepreneurs, many of them yet to gain skills critical to delivering key business objectives, often with little experience within their chosen business. The economy is almost entirely dependant on the level of visitors to the area, which has been seen to decline, current profit levels are predominantly low with an increasing level of turnover in business ownership. Significant constraints and barriers to growth exist; some beyond the control of individual business owners, and confidence in gaining support to overcome them are low.

The relationship between the economy of the area, to the overall cohesion, prosperity and sustainability of the whole community are inseparable. If appropriate business support required is not gained, and if the real barriers and constraints to growth are not overcome, the future economy and community life could be irreversibly poor.

With the importance of tourism acknowledged as a critical element in the Devon wide economy, the Lyn & Exmoor area form a unique concentrated centre of businesses dedicated to supporting tourism, and need to gain prominence in regional marketing strategies, and be recognised and supported for its value to the overall economy of the wider area.

An intelligent, sensitively managed but forceful and co-ordinated plan, to effectively address clearly defined constraints and barriers to business growth and economic profitability, needs to be put into action. The survey results should be used to: review priorities; ensure appropriate strategies are in place; define an action plan to achieve them; and determine those accountable to deliver these plans.

It is critical to recognise that, with the make up of small, un-established businesses, with low confidence in many of the of the local and regional council, community and public agencies: accompanied by the potential negative impact on future sale / business success, in directly confirming any business weaknesses: that it is unlikely to see any immediate collective action initiated by the mass of businesses themselves.

Within the business profile of the area, some businesses may not seek to increase profitability, especially where the business is run to support a life-style choice. However these businesses together with established and successful businesses should be encouraged and engaged with, to support the broader business profile, critical to the overall future economy and community.

21 The Lyn Plan – Economy Evidence Lyn & Exmoor Vision Business Survey (Conclusion & Recommendations) The communication and acknowledgement of the survey results should be managed sensitively and should encourage businesses to further highlight the support they require. Relevant bodies pertaining to exist to support them, need to demonstrate a commitment to acting on issues raised, and be seen to actively provide a cohesive and co-ordinated strategy to deliver an infrastructure and business support service to help promote a sustainable and profitable local economy.

The survey results, illustrate the unique and different profile within the Lyn & Exmoor area, in comparison to that identified by wider regional surveys, such as that undertaken by Devon Renaissance. It is critical that the profile of the economy and the specific needs of the Lyn & Exmoor area are advised and incorporated into statistics from regional surveys and other relevant statistics; that are being used to form future policies, strategies and funding streams; which will affect the future local economy.

Key differences to the profile of businesses in the Lyn and Exmoor area compared to that shown for North Devon in the Devon Renaissance survey include:-

-33% higher number of small businesses operating as Partnerships or Sole Trader

-50% higher number of businesses turning over less than £100k

-80% fewer number of businesses turning over more than £250k

-6 out 10 businesses compared to 1 out of 10 operating within the Tourism and Leisure Sector

-No statistics were available on business tenure and new ownership levels from the Devon Renaissance Survey, but the high level of businesses being bought and rapidly sold on again in the Lyn and Exmoor area, is a key defining aspect of it’s economic profile, and an indicator of low confidence in future success. In the last 6 months within the accommodation providers category, 90% of businesses in Lynbridge, over 50% in Lynmouth and at least 25% within the total area have changed ownership or are for sale.

The relevant local and regional council, community and public agencies should be informed of the survey results and be requested to confirm how their strategies will incorporate the areas needs.

The critical requirements highlighted by the survey, that need to be addressed to support a prosperous local economy include:-

Improved road access to the area

22 The Lyn Plan – Economy Evidence Lyn & Exmoor Vision Business Survey (Conclusion & Recommendations) Improved and better managed local parking Improved public transport links and services

Increased visitor numbers to the area

- Improved and cohesive marketing of the area

Skills for business managers, notably to enable the development of Internet, On Line Trading and Web Marketing, and effective Business & Financial Planning

- Solutions to improve the ability to secure employees

It is critical that the lack of confidence and perceived poor quality of service and advice, from certain local and regional council and public agencies, including those subscribing to supporting the Lyn & Exmoor Vision Group, are addressed. These bodies are those that are critical to helping overcome the barriers and constraints to business growth and economic profitability in the area. It is therefore critical the issues identified are appropriately highlighted to these agencies and bodies and that they should be challenged to address them within the context of the benefit to the overall economy.

The most pertinent bodies, the confidence in them and the issues pertinent to their role, revealed from the survey results are as follows:-

-Lynton and Lynmouth Town Council:

The business response to ‘Local Council taking responsibility for Tourism’ was cited as the least popular initiative to ‘sustaining/ increasing visitors’ and gained more definite responses of ‘No’ than any other proposed initiative. 92% of businesses are affected by tourism.

Businesses appear to have a lack of confidence in the parish council’s focus and perceived ability to address the key issues to support the local economy that is driven almost entirely by tourism. Previous attempts to gain Council support for promoting tourism are perceived to have failed.

The body most frequently cited in the context of working together with other businesses is a voluntary group, promoting the area. They are yet to gain approval from the local council in seeking support to help the group continue its work.

Further concern, more recently expressed includes the potential weakening of the parish council due to the lack of applications to fill all the council positions.

23 The Lyn Plan – Economy Evidence Lyn & Exmoor Vision Business Survey (Conclusion & Recommendations)

The biggest constraint on business success and growth has been identified as ‘poor road access, local parking and poor transport links and services’. The parish council should acknowledge the business constraints and their impact on the economy, review proposals to improve issues under their direct control (such as car park signage), and highlight and lobby where appropriate relevant District, County and Highways Councils / Agencies on issues managed at this level.

91% of businesses believe improving and maintaining the local infrastructure and existing buildings is a number one priority to sustain / improve visitor numbers. Specific reference to the NDDC owned Lynmouth Pavilion is made within the survey responses. The parish council should play a key role in communicating the local businesses view and lobbying the NDDC to clarify and speed plans to address the negative impact this has whilst the property remains derelict.

The second most cited initiative to improve the local economy is the establishment of a dedicated Arts and Music Venue. The Manor Care Home on Lynmouth Green that is up for sale was nominated as a possible venue. The parish council should highlight potential initiatives to support future economic growth and challenge existing plans that may not be aligned to supporting a sustainable local income and future economy.

- Exmoor National Park Authority (including Visit Exmoor)

53% of businesses stated they had utilised the services offered. 79% of these businesses perceived the quality of service and advice received as poor to average

49% of businesses cited Exmoor National Park Planning regulations as a major to average constraint on business growth.

Businesses highlighted the apparent ease of creating additional holiday homes and tourist bed spaces, versus the difficulty of reverting a business premise: and the consequential negative impact that high levels of holiday homes has on an area, and the spreading of business too thinly from the over saturation of bed spaces. Past and current National Park regulations are perceived to support these initiatives rather than control them.

Successful Marketing was cited as critical to the majority of businesses future plans, the fragmented and poor quality of local marketing was cited as the third biggest constraint on business growth. Recent Exmoor National Park initiatives appear to be adding to the multiplicity of regional marketing streams and appear to demonstrate a lack of co-operation with other regional marketing bodies.

24 The Lyn Plan – Economy Evidence Lyn & Exmoor Vision Business Survey (Conclusion & Recommendations)

Within the second highest constraint on business growth identified as ‘Communications’- the inability to use mobile phones in the area was specifically highlighted. It is perceived that the National Park Planning regulations have created this situation. With 81% of businesses operating in a self employed partnership or sole trader status, and 44% recruiting no staff or only 1 employee – should the one person managing the business need to be away from the business premise, yet only within the immediate locality - trade often gained via telephone can be lost through the inability to receive calls diverted to their mobile phone. The apparent professionalism of the business is also compromised in its inability to answer calls arising from this situation.

91% of businesses cited the development of an Outdoor Activity centre as the most likely initiative to improve the economy of the area. Skern Lodge at Appledore that has been established for over 25 years provides a good example of such a venture. Exmoor National Parks support in pursuing such a venture would be critical.

- North Devon Marketing Bureau:

Providing marketing and training support for businesses, 53% of businesses stated they had utilised the services offered. 68% of these businesses perceived the quality of their service and advice as poor to average.

Successful Marketing was cited as critical to the majority of businesses future plans, the fragmented and poor quality of local marketing was cited as the third biggest constraint on business growth.

Promoting the area as the ‘Walking Capital of Exmoor’ was cited by 87% of businesses to be an initiative that would help sustain / increase visitor numbers to the area.

Following plans to improve business premises, the next most critical business activities planned were identified as ‘increasing turnover’ and ‘developing Internet, On Line Trading and Web Marketing’. However ‘Marketing and Sales’ was identified as a weakness for 65% of businesses and ‘Computers / IT / Web’ identified as a weakness for 68%: both were identified as the most critical skills area where support would be sought. If the skills deficiency can not be addressed by quality training and advice, the critical objectives to securing profitability will not be achieved.

- North Devon Enterprise Agency:

25 The Lyn Plan – Economy Evidence Lyn & Exmoor Vision Business Survey (Conclusion & Recommendations) A regional business support service, only 26% stated they had utilised their services. 90% of these businesses perceived the quality of their service and advice as poor to average.

In addition to addressing the management skills requirements in Marketing and Sales and Computers/ IT/ Web as listed under the North Devon Marketing Bureau, Financial and Business Planning was identified as the next most critical area where support would be sought to help deliver business development plans.

Other relevant local and regional council, community and public agencies who should be informed of the survey results and where appropriate be requested to confirm how their strategies will incorporate the areas needs, are proposed below:-

- North Devon District Council - Devon & Somerset Highways Agency - Somerset & Devon County Council - South West Tourism - Tourism Skills Network - Training Skills Network - North Devon Chamber of Commerce and Industry - Exmoor Tourist Association - Devon Renaissance - Devon Strategic Partnership - Business Link - Federation of Small Businesses - South West Regional Development Agency - Rural Enterprise Agency - MAPLE - LACT

26 The Lyn Plan – Economy Evidence Lynton & Barnstaple Railway (Exmoor Enterprise) 5.2. Lynton & Barnstaple Railway (Exmoor Enterprise)

OUR HISTORY The original railway was sponsored by the Victorian publisher Sir George Newnes and opened in 1898, operating between Lynton and Barnstaple. Built to a two-foot gauge the line passes through the most attractive scenery of any in England. The line was closed in 1935 by the then Southern Railway. The track was taken up and the engines and rolling stock sold for scrap. The railway was fondly remembered by local people who always regretted its demise.

Preserving the memory of the line and attempting to restore the railway has been the objective of the L&B Railway Association (founded in 1979) which has now become the Lynton & Barnstaple Railway Trust.

THE PROJECT We call the project to re-instate the railway ‘Exmoor Enterprise’.

Phase I has already been achieved. The railway re-opened at Woody Bay Station near Parracombe in 2004. We now have a one-mile length of the original track and since 2004 we have carried more than 200,000 passengers. Each year more than 30,000 people visit the railway and we are open for 220 days a year.

Phase II extends the railway to nine miles running from Lynton to Wistlandpound Reservoir near Blackmoor Gate. Phase II will operate year round and provide a significant transport link into Lynton. Along the route of Phase II we are gradually purchasing more of the track-bed and discussing our plans with the landowners concerned. We expect that passenger numbers on the nine mile railway will eventually grow to 150,000 per year. We are preparing a planning application to cover the route from Wistlandpound to Caffyns. There are options for the final part of the route from Caffyns into Lynton that should be discussed as part of the Lynton Neighbourhood Plan.

Phase III completes the railway to the centre of Barnstaple (19 miles in total) providing commuter and tourist services. The route of the railway is virtually unobstructed as far as Pilton Yard in Barnstaple. We already own Chelfham Station and the renowned Chelfham Viaduct is restored and ready to carry trains again.

Much of the railway route is readily accessible and many of the bridges and cuttings are still in place.

Phase II will provide:  at Lynton a terminus station with pedestrian access to the centre of the town  at Parracombe a station to serve the village

27 The Lyn Plan – Economy Evidence Lynton & Barnstaple Railway (Exmoor Enterprise)

 at Blackmoor Gate a Station, Loco Shed and Engineering Works with car parking that would be a ‘park-and-ride’ for visitors into Lynton  at Wistlandpound Reservoir a terminus to serve visitors to the lake and the Calvert Trust.

THE BENEFITS The re-instatement of the railway will provide an attraction comparable to other Heritage Railways such as the West Somerset Railway, Ffestiniog Railway, North York Moors Railway and the Swanage Railway. The railway will provide rail access for another 100,000 annual visitors to Exmoor National Park. The full project development cost is close to £30 million of which more than £23 million will be spent locally in the West Country. The annual return to the local economy is calculated at more than £14 million per year and supports 190 additional local jobs. This is in an area where North Devon District median household Income ranks near the bottom of national league tables. After the initial capital injection the railway is a sustainable long-run business projecting an operating surplus on turnover greater than £2.5 million per year. As with our present operations, over 80% of our income will be spent locally with businesses in Devon, Somerset and Cornwall. Visitors attracted to the railway will boost the economy of Exmoor National Park.

RECENT PROGRESS The railway continues to develop from its own membership resources. There are currently 2200 members from all parts of the UK and around the world. These members have contributed towards the development of our Woody Bay Station site, further land purchase and completion of the railway’s own steam engine, ‘Axe’

Our 762 Club is building a replica of the American engine ‘Lyn’ that operated on the railway and our Essex Area Group are constructing Heritage Coaches to the original designs. Our next major objective is to have a ‘heritage train’ operating on the existing track. Indeed we have already achieved this for one short week at the September Gala in 2010. An L&B Manning-Wardle engine ‘Lyd’ and the original L&B Coach 15 visited from the Ffestiniog Railway. In 2010 we won the Invensys national railway award for the re-creation of the signalling system at Woody Bay Station (in competition with every railway in the UK).

HOW COULD THIS AFFECT LYNTON? When the railway first arrived at Lynton in 1898 it boosted the economy of the town and provided a much improved transport link to Barnstaple displacing the former horse-drawn stage coach. Ironically the introduction of motor coaches on tarmac surfaced roads contributed to the closure of the railway in 1935.

28 The Lyn Plan – Economy Evidence Lynton & Barnstaple Railway (Exmoor Enterprise) Restoring the railway would provide another economic boost to Lynton and provide a platform for regeneration of the twin towns. Already our railway special events bring thousands of visitors to the area. This would become a year round effect. What visitors spend with local businesses for food, accommodation, local attractions and other purchases would be much more than their expenditure on fares and our railway goods.

Bringing visitors from park and ride facilities at Blackmoor Gate into Lynton will ease tourist parking problems especially in the summer season. Our station facility would have some disabled access but otherwise visitors would walk into the town centre.

The railway will employ about 50 staff including apprentices. As well as those who operate the trains and station staff there will be an engineering and maintenance facility at Blackmoor Gate. This will provide the mechanical, electrical, communications and woodworking skills needed to keep the railway operating. The experience our staff will gain will be entirely relevant to the local North Devon manufacturing, transport and farming equipment needs. Recruitment for these jobs will focus on the local area. As well as our own employees the ‘spin-off’ effect equivalent to another 140 jobs will be felt in the area.

There are options for the railway route into Lynton. The original location of Lynton Station was inconvenient for the town and we would want to reach closer to the town centre. Subject to engineering surveys our preference is to pass behind the original Lynton Station site and travel round the contour behind Gratton Drive and terminate on the upper part of Lydiate Lane behind Holman Park. From here pedestrian access could be provided downhill to the park and into Lynton. Other locations for the station and methods of access into the town are possible and we would like to discuss these with the neighbourhood representatives as part of the Lynton Plan project.

29 The Lyn Plan – Economy Evidence Lynton & Barnstaple Railway (Exmoor Enterprise) Much more information about our activities can be found on our website:

www.lynton-rail.co.uk www.762club.com

The Lynton & Barnstaple Railway Trust. Registered Charity No. 1082564 A limited Company registered in England No. 4040633 Registered Office: Woody Bay Station, Martinhoe Cross, Parracombe, Devon, EX31 4RA.

30 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results

6. Community Engagement Evidence 6.1. Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results

6.2. Further detailed information including the raw data is available on the Lyn Plan website.

31 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results

This document contains the results of the Project so far. It’s not complete, and will be added to as the Project goes on as a record of all the information which went into the Project.

Amongst the information still to be recorded is are what the Neighbourhood Reps and members of the Steering Group and Town Council have collected and reflected on so far. The discussions at the meeting on 15th will also form part of the results.

The full results of the surveys are also available as spreadsheet files with this report.

32 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results Contents

Summary of Residents' Survey Responses

Summary of Interactive Mapping Responses

Business Survey & Get Together

Forum

Youth Engagement

Landowners / Developers

Neighbourhood Reps

Town Councillors

33 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results Summary of Residents' Survey Responses

This report sets out the results from the residents’ questionnaire which was distributed to households throughout the Lynton & Lynmouth parish. There were 126 responses received by 7th March 2012 when the results were collated here.

Each question has a graph showing the overall results and the description below will give an overview of the main themes and issues emerging from the consultation. In addition a number of direct quotes will be included to support the themes and issues highlighted.

The majority of people responding to the questionnaire lived in Lynton & Lynmouth parish, with many also - shopping, working and spending leisure time here.

QUESTION 1: The lack of local needs housing in Lynton & Lynmouth was generally considered to be a problem, with almost half of the respondents stating it was a big problem. Key concerns raised under this question were:

 The lack of employment prospects and Lynton & Lynmouth generally being regarded as a ‘low wage’ area.  Ensuring young people can remain in the community.  Concern over any new housing provided being used to accommodate migrant workers in the hotel/catering sector.  Knowing of local people in housing need.  Too many second / holiday homes in the parish.

34 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results

 Recognising that there are properties for sale in the parish, and how these can be bought or adapted for local needs.

QUESTION 1 COMMENTS:  Housing needs must be commensurate with employment prospects.  I have lived here for four years. I am aware that we have a comparatively small amount of social housing and that many households struggle to find decent housing at reasonable prices.  If such a provision was made it would merely encourage more non- local employment and a subsidy to low wage employers of migrant workers  I am from a local family. I know of people who have had to move away because of housing issues  Is there a problem? There are empty houses / houses for sale (not expensive). How many houses are needed?  Too much property being purchased for second homes or holiday lets at inflated  prices making it impossible to purchase a property locally on local salaries!

35 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results QUESTION 2: Starter homes were mostly thought to be the type of local housing needed, although homes for families and older people were also popular. Other comments include:

 Properties for rent – especially for single people.  Homes for older people.  Homes which have accessible private space/gardens.  A variety of housing types are needed.  Shared-ownership housing.  Smaller homes for older people to be able to downsize, and provide opportunities for family-size homes to become available.  Issue of high property prices.  The need for employment opportunities was emphasised.

QUESTION 2 COMMENTS:  Single people find it difficult to find places to rent. Elderly/infirm people cannot find bungalow type accommodation (even if they have finance to purchase).  Houses & bungalows of 1 & 2 bedrooms are in very short supply for retired people. I live in a 5-bedroomed house ideal for a family, but cannot find a small one myself.  Starter Homes & small homes would 'free-up' many of the larger houses for families.

36 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results

 Shared ownership homes-part buy part rent  Little point having affordable homes for employees (or other) having to commute either by owning a car or using infrequent costly bus travel.  There are plenty of family homes in Lynton but the prices are too high to buy

QUESTION 3: There was an even split between ensuring the price of renting/ buying a home for local people was reduced, and providing a mixture of housing for local people – i.e. homes for those only having a local connection, and homes for local people and of reduced rent/purchase price (affordable).

SOME EXCERPTS FROM PEOPLE’S HOUSING STORIES:  When I moved here, over 10 years ago, I had to adhere to certain rules in order to buy a particular house because it had a covenant attached to it in order for it to be purchased by a 'local' person.  These rules were maintained and adhered to vigorously regardless of my continued involvement in, and commitment to, the community.  As a result I think that 'grey areas' could be taken into consideration when deciding on who could be eligible for a home of their own, rather than a strict 'tick box' procedure which could exclude some people.  I have contributed a massive amount to the local community and to help the town's property, yet because I moved here as soon as I was old enough to do so from the city, I would have zero qualification for this scheme as proposed. I have

37 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results no attachment to where I originally came from, I have no friends there and my home and community is very much here now. But as a younger person, this scheme would do nothing to help me!  The area has relied on tourism too long and needs to make space for those who wish to have other businesses here that can offer work to people, but we must not lose sight of keeping our open spaces and community facilities like the cinema.  My children would not have got on the housing ladder if we had not been able to raise a mortgage for them. This is partly due to the high housing prices but also to the bad state of repair of many houses that come up for sale.  Tenancies for Social housing should be for a limited period to help people who cannot afford to rent in the private sector. Tenancies should not be for life or transferable -perhaps there could be some local tenancy agreement. Review of need and circumstances should be normal so that this subsidized housing helps people through a period of need, but is not a life-long solution. Tenants should have to declare a change in circumstances like anyone else getting a form of state aid. By definition people in social housing should not own other property.  Our 2 sons only got 2 flats to live in 'cos we stumped up the mortgage allowing a 4 storey house to be converted into 2 separate flats. One son runs an electrical business, the other lives here with his local girl friend (who works locally). He works mostly in South Wales.  Instead of new builds we should concentrate on existing buildings to avoid urban sprawl. Reducing holiday/second homes in the area would improve the all round profitability of the towns; tourism and local amenities would then improve.  Many of the people who live here seem to commute to Barnstaple etc to work. If people want to live here, unless you own a business or both partners work full time, it is very difficult to earn enough in the area as the higher paid jobs do not exist.

QUESTION 4: Ensuring there are ‘places to work’ was the most popular response for the types of development needed to make Lynton & Lynmouth stronger. ‘Community facilities’ were also well supported.

The comments that were made in relation to this particular question emphasised the importance of year round employment and sustaining and creating local businesses in the parish – particularly:

 Employment facilities/spaces such as start up units for the self-employed  Promotion of the area to attract visitors including events and attractions  Opportunities for professional services/businesses  ‘Game changing’ development to boost tourism.

38 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results Other responses to this question included:  The lack of sports and leisure facilities and the need for particular facilities such as a leisure centre  Importance of maintaining and supporting existing services such as shops and the Post Office  Improved public transport provision  Improved services and food shopping opportunities  Ensuring the provision of new facilities does not impact on the viability of existing facilities.  Park/green space for social interaction / dog walking.

QUESTION 4 COMMENTS:  Better infrastructure & promotion of the areas with new ways to attract business and visitors. The area cannot stick to 'flood memories' and the cliff railway forever. But it mustn't turn into another Blackpool - it needs preserving.  There is a thriving community spirit with football, cricket, bowls, tennis facilities and importantly areas for meetings.  Variety of work which brings professionals into community. Support for local shops  Certainly a good sports centre and places to socialise especially during winter

39 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results

 Green space with seats & garden for elderly to walk to sit & talk, mums & babies e.g. land behind Valley of Rocks Hotel

QUESTION 5: There was overwhelming support for reusing redundant buildings and sites within Lynton, Lynmouth and Barbrook, whereas a much smaller proportion suggested development on greenfield sites. This question was linked to the interactive online mapping where particular sites were highlighted for a variety of uses (see interactive mapping summary below).

Key issues raised under this question included:  Sites must be economically viable and have positive outcomes for the community  Important to ensure design is high quality  New development should be sensitive to the natural beauty of the area and the character of the built environment  Convert existing empty buildings/vacant businesses  Compulsory purchase underused second homes / buy up holiday homes which become available

40 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results QUESTION 5 COMMENTS:  We should look for all types of site which can meet the needs we have. This means that they have to be economically viable - greenfield or brownfield. We should at sites which have previously been thought difficult to develop, or to be outside development limits. The test should be would development of the site be, in the round, have a positive impact on Lynton / Lynmouth / Barbrook. However we should not damage our greatest asset - the environment around us.  It is a beautiful area and new development should not damage it. There seem to be quite a few under-used buildings and empty plots which could be developed. There are also some green areas available, But please don't build anything hideous and spoil this place!  Allow conversion of empty shops or businesses into housing (change of use etc.)  I'm not keen on building on greenfield sites, but if this is the only option I think it's important to design the houses with plenty of outdoor/garden space. (This is lacking in Lynton) The gardens could be individual or shared by a number of houses like a community garden/allotment sitting area etc. (I can come up with some designs - I've seen them in magazines of real-life projects).  Buy up any holiday homes that are put on market (rent appropriate to price paid for property)

41 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results Summary of Interactive Mapping Responses

This section summarises the key findings from the interactive mapping where people were able to suggest particular sites for development or for other uses.

42 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results

43 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results

44 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results

45 The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results

7. 2011 Census – Neighbourhood Plan Area – Lynton & Lynmouth Parish 2011 Census – Lynton & Lynmouth Parish Area

The evidence provided below can be found on the Neighbourhood Statistics website provided by the Office for National Statistics (ONS)

The figures on this tab are from the 2011 Census and are for your parish, often compared with a larger area including North Devon, the South West region and at a national level. All data is the most recent available on the Neighbourhood Statistics website.

Usual resident population, March 2011

Variable Lynton & Lynmouth Exmoor National Park North Devon All people 1,441 10,273 93,667 Males 689 4,960 45,558 Females 752 5,313 48,109

The 2011 Census recorded 626 households in your parish. Since 2001 the population has decreased by 72 persons but the number of occupied households has remained the same. However the number of households with no usual residents (245 household spaces) has increased by 97 household spaces from 148 in 2001 – this includes holiday homes, second homes and empty homes. Therefore 28% of all household spaces in the parish have no usual residents; this is a significant proportion of the housing stock and is almost 3 times higher than the percentage for North Devon as a whole.

2 Map on the ONS website: http://www.neighbourhood.statistics.gov.uk/dissemination/LeadDatasetList.do?a=7&b=11126213&c=lynton&d=16&g=6416324 &i=1001x1003x1032&m=0&r=1&s=1364225069531&enc=1&domainId=62

The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results

Lynton North South England and Devon West Lynmouth Household Spaces With At Least One Usual 71.90% 89.80% 94.00% 95.70% Resident Household Spaces With No Usual Residents 28.10% 10.20% 6.00% 4.30%

Percentage of people in each age band in your parish, March 2011

40% 2011 Census Population Profile Lynton and Lynmouth 35% North Devon South West 30% England

25%

20%

15%

10%

0% 0-15 16-24 25-44 45-64 65+

In terms of the population profile for the parish, compared to the district, regional and national statistics, the chart above shows that Lynton & Lynmouth have considerably older population with a significant proportion (63%) of the population aged over 45, compared to North Devon (51%).

The percentage breakdown of different types of household in your parish is shown in the chart, below. The majority of households in the parish are one person households and family households with no dependent children.

The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results

40% 2011 Census - Household Composition

Lynton and Lynmouth 35% North Devon 30% South West

25% England

20%

15%

10%

0% One Person One family One family Lone parent All other All other with with no family with households households dependent dependent dependent with with no children children children dependent dependent children children

People were asked in the 2011 Census about what kind of dwelling they were living in at the time. The chart below shows the percentage of different types of accommodation in your parish.

2011 Census - Accommodation Type 45% Lynton and Lynmouth 40% North Devon

35% South West England 30%

25%

20%

15%

10%

0% Detached Semi-detached Terraced dwelling Flat, Maisonette Caravan/Mobile dwelling dwelling or Apartment Home

The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results

The chart illustrates that the proportion of terraced housing and flats in the parish is comparable to national statistics given the high density housing pattern within the settlements of Lynton & Lynmouth.

The census also gave information about the tenure of different households in your parish – the proportion of social rented housing is particularly low within the parish, compared to regional and national levels.

2011 Census - Household Tenure 80%

70% Lynton and Lynmouth North Devon 60% South West

50% England

40%

30%

20%

10%

0% Owned; Total Social Rented; Total Private Rented; Total

The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results

2011 Census - Economic Activity

40%

35% Lynton and Lynmouth North Devon 30% South West

25% England

20%

15%

10%

Other

Retired

Student Student

employed

Unemployed

TimeStudent

Self

TimeEmployees

Full

Term Sick / Disabled / Sick Term

Full

Part

Long Looking After Home / FamilyHome/ After Looking ECONOMICALLY ACTIVE ECONOMICALLY INACTIVE

Part-time employees worked 30 hours, or less, a week.

The highest proportion of economically active workers are self-employed, this corresponds with the table below that shows a significant percentage of working age people are in the categories for skilled trades and managers/directors.

OCCUPATION Lynton and North South England Lynmouth Devon West Managers, Directors and Senior Officials 25.1 11.7 11.1 10.9 Professional Occupations 8.1 13.2 16.5 17.5 Associate Professional and Technical Occupations 8.6 10.2 12.1 12.8 Administrative and Secretarial Occupations 7.9 9 11 11.5 Skilled Trades Occupations 19.9 17.4 13.4 11.4 Caring, Leisure and Other Service Occupations 8.8 10.1 9.8 9.3 Sales and Customer Service Occupations 7.2 8.4 8.4 8.4 Process, Plant and Machine Operatives 3.3 7.4 6.7 7.2 Elementary Occupations 11.2 12.8 11 11.1

The Lyn Plan – Community Engagement Evidence Lynton & Lynmouth Neighbourhood Plan – Phase 1 Results

Qualifications held by people in your parish, March 2011

The chart, below, shows percentages of people aged 16 and over in your parish by their highest qualification.

2011 Census - Qualifications 30%

Lynton and Lynmouth North Devon 25% South West England

20%

15%

10%

0% No Qualifications 1-4 GCSEs any 5 or more GCSEs Apprenticeship 2 or more A Degree or higher Other grade or grade A-C or Levels or equivalent Qualifications equivalent equivalent equivalent

The type of industry that people work in reflects the importance of the tourism sector in the area as the majority of people work in the accommodation/food services industry and the retail sector (see chart below).

The Lyn Plan –Evidence Base The following chart shows the percentage of economically active people and type of industry they work in:

2011 Census - Industry - Lynton and Lynmouth

30%

25% Lynton and Lynmouth

20%

15%

10%

P EducationP

F Construction F

C ManufacturingC

Security

Activities

Motor CyclesMotor

ServiceActivities

L Real Estate ActivitiesRealLEstate

ServiceActivities

B Mining and QuarryingMiningand B

TechnicalActivities

H Transport and Storage and Transport H

ConditioningSupply

I Accommodation and Food Food AccommodationI and

O Public O and Administration Defence;Social Compulsory

M Professional, Scientific and and Professional, Scientific M

N Administrative and Support AdministrativeSupport N and

Repair of Motor Vehicles and Vehicles MotorRepair of

G Wholesale and Retail Trade; Retail Wholesale G and

D Electricity, Gas, Steam and Air and Electricity,Steam D Gas,

Management and Remediation Remediation Managementand

Q Human Health and Social Work Work HealthHuman Social andQ

E Water Supply; Sewerage, Waste Waste WaterSupply; E Sewerage,

J Information and Communication InformationJ and A Agriculture,Fishing A and Forestry K Financial and Insurance Activities FinancialK Insurance and 52