Bovey Tracey Community Centre Bovey Tracey Full Planning

Design and Access Statement including: Planning Statement Heritage Statement Flood Risk Assessment

Bovey Tracey Community Centre Bovey Tracey

Full Planning Application for

Bovey Tracey Town Council

November 2017 REF: 1690_DAS_01 Contents

1.0 Introduction 8.0 Access Statement

1.1 Purpose of Report 8.1 General 1.2 Description of the Works 8.2 Access and Entry 1.3 Project Vision 8.3 Internal Circulation 1.4 Project Brief & Need 8.4 Accessible WC Provision 8.5 Changing Places Facilities 2.0 Site Analysis 9.0 General Considerations 2.1 Description of Site 2.2 Existing Site & Images 9.1 Transport 2.3 Site & Context Features 9.2 Fire Strategy 2.4 Land Use and Designations 9.3 Drainage 2.5 Environmental and Amenity 9.4 External Lighting 2.6 Flood Risk Access & Movement 9.5 Waste Strategy 2.7 Views & Vistas 9.6 Pre-application Advice 2.8 Access & Movement 9.7 Community Involvement 2.9 Existing Elevations & Site Section 10.0 Sustainability 3.0 Planning Statement 10.1 Principles of Sustainable Development 3.1 National Planning Policy 10.2 Our Approach 3.2 Local Planning Policy 10.3 Achieving Sustainable Development 3.3 Conclusion 10.4 Environmental 10.5 Social 4.0 Flood Risk Statement 10.6 Economic

4.1 Flood Risk Zones 11.0 Conclusion 4.2 Guidance from the Local Plan 4.3 The Sequential Test 4.4 Appropriate Development in Flood Zone 3a Appendix A - Existing Drawings 4.5 Mitigation Measures 4.6 Conclusion 1690_S_01 - Exitsing Location & Block Plan 1690_S_02 - Existing Site Plan 5.0 Heritage Statement 1690_S_03 - Existing Elevations 1 1690_S_04 - Existing Elevations 2 5.1 Statutory Designations 5.2 Conservation Area Appendix B - Planning Drawings 5.3 Architecture 5.4 Historic Buildings 1690_P_01 - Proposed Site Plan 5.5 Materials and Finishes 1690_P_02 - Proposed Ground Floor Plan 5.6 Conclusion 1690_P_03 - Proposed Elevations 1 1690_P_04 - Proposed Elevations 2 6.0 Design Development 1690_P_05 - Proposed Site Sections 1690_P_06 - Proposed Roof Plan 6.1 Site, Form & Layout 6.2 Heritage Influences 6.3 Industrial Influences Appendix C - Public Consultation 6.4 Form Evolution 6.5 Design Development 6.6 Resolving the Roof Form 6.7 Public Consultation 6.8 Post Consultation Changes 6.9 Further Consultation with the Planners Site Address:

7.0 Design Statement Former Site of the Old Thatch Inn

7.1 Use Station Road 7.2 Amount 7.3 Layout & Context 7. 4 Sca l e Bovey Tracey 7.5 Appearance 7.6 Materials Key TQ13 9AW Figure 01: Aerial photograph of Bovey Tracey Community Centre Site, Bovey Tracey

1.1 Purpose of Report 1.4 Project Brief & Need

This statement has been prepared by Peregrine Mears Architects to support The project was initiated by the need for the Town Council to find a new the planning application for the proposed new Community Centre on the home within Bovey Tracey. The existing Town Hall had been identified as site of the former Thatched Inn on Station Road, Bovey Tracey. needing substantial repair if it was to be continued to be utilised. The Town Council decided to sell the building with a need to vacate the premises by This document should be read in conjunction with the accompanying 2019. This brought about the need for a new site to house the Town Council. drawings and reports forming the planning application submission. The site at Station Road was seen as the most suitable replacement for the new Town Council Chambers. 1.2 Description of the Works In addition, the Town Council wish to consolidate other local services, The proposed works consist of a new build single storey structure upon including the library, information centre and public conveniences (again, the site to accommodate the 4 key town services and other associated all in sub-standard buildings). The site of the former Thatched Inn on Station uses under one roof, with associated landscaping and public realm Road provides an ideally located position within the town to facilitate all interventions. these services as well as the wider community uses into the future. Figure 02: View of site from Station Road Car Park The proposal will see the development of a highly flexible main space To summarise, the proposed community centre will to accommodate the to serve the community year. This space will front onto Station Road with following four key services under on roof: ancillary spaces located in a ‘wrap around’ single storey structure to the rear (south) of the site. 1.3 Project Vision 1. The Town Library

2. The Community & Tourist Information Centre The Town Council and Steering Group have set out a strategic vision for the project, coming out of the previous consultations. The vision is as follows: 3. The Town Council (Offices & Chambers)

‘The impact and ambience of the centre must be of a welcoming and 4. The Public Toilets (formerly in the Station Road Car Park) human scale - ‘A building fit for the 21st century’.

The building must be a secure and accessible public building incorporating an environmentally friendly approach to design and ongoing running This application will improve the appearance of a prominent, long costs. The proposal should seek to include high levels of natural daylight standing vacant site on the main entrance into the town as well providing and incorporate areas of low maintenance hard and soft landscaping. community and local government services in a building fit for the 21st The centre will aim to cater for a range of functions suggested by the local century. community during consultations in 2016. In addition, the Town Council are in consultation to secure funding for a Business Hub for the development of Figure 03: View of the Devon Guild from bridge over the River Bovey local businesses.

28.76

EL 2.1 Description of Site 33.10

The site is located on the south side of Station Road, the main east/west 28.77 Existing Entrance to Station Road Car Park SN1 throughfare through the town. The site occupies a prominent position in Leat 28.80 SN2 the town and forms the ‘Gateway’ along with the Devon Guild into Bovey 29.03

28.82 Tracey to the local population and visitors alike. 28.55 28.59 28 Pathway 28.49 .68 28.63 28.69 28.70 The site is surrounded by a mixture of development to the North, West 28.58 28.73 28.76 28.83 28.81 29.13 and South, predominantly residential and secondary shop frontages. To IC ToW Terrace G 28.64 LP 28.86 28.53 28.68 SB 28.85 the East is Station Road Car Park, the main parking facility for tourists and Residential Litter Road ToW .62 28.76 bin Station 28 29.13 28.91 locals to Bovey Tracey, with the Devon Guild further afield. RL 28.87 37.63 Planter 28.59 28.86 Wall 28.72 28.87 Access RS Accessible SV 28.65 28.93 Coach Drop-off The site is accessed off Station Road and from the Station Road Car Park. Kerb Spaces & Parking Lane 28.73 28.77 of kerb 28.80 Top 28.81 LP 28.62 28.80 35.11 28.93 28.73 28.82 EL 28.67 EL .93 UL 2.2 Existing Site & Images 28 30.89 28.74 29.56 SN4 MHT 28.98 29.39 29.00 ToW 29.02 ToW 28.87 GAS 28.69 29.01 29.02 28.79 DP DP UL ToW The existing site is currently vacant (formely the Old Thatch Inn). To the East 28.89 29.25 28.80 G 31.18 Overgrown MH 29.05 28.83 28.93 RL ToW is the current Tourist and Community Information Centre. The following 32.47 Wall 28.74 Cycle Store 29.04 ToW 28.75 page includes a number of site and context photos. The existing site ToW Paving 33.36 EL 28.67 28.80 34.05 31.04 Community location and boundary is highlighted on the location and site plans to the GAS 28.83 28.67 ToW EL & Tourist 28.93 28.84 31.88 right and below. 29.08 28.46 28.87 RL 29.03 Info.Centre 27.90 RL SN5 28.67 ToW 28.84 BL ToW 35.48 28.83 28.85 28.54 Railing 27.94 33.94 ToW 28.45 RL 31.13 EL 27.98 31.04 31.86 To Town Leat 27.97 28.58 Centre DP 28.01 29.01 To Town Centre Existing Site 30.94 29.03 29.11 (former site of Old Thatched Inn) 28.51 EL Site Area - 0.2 Acres 28.80 28.84 Grass 28.53 28.54 Mill Marsh Park Wall 29.12 RL EL cable 31.84 30.93 SB Pay 28.49 meter Overhead 29.01 28.47 28.98 Hedge 31.71 EL 34.44 29.18 EL 31.28 Mill Marsh Park 28.92 TP Devon Guild RL 32.66 ToW 28.45 ToW 28.86 of Craftsmen 31.51 28.46

fence River

Bovey 28.98

Wooden Dolphin 30.46 Road SN3 To A382 Hotel TF 28.46 28.48 Station Application Boundary (Monks Way) 28.58 B3344 Tourist Information EL EL Centre 31.60 34.06 Station Road 28.98 Car Park Road 33.33 31.29

Newton RL EL 34.26 34.27 RL Devon Guild Property 37.40 EL Property of Craftsmen Adjacent 33.97 Adjacent Bridge Car Park 35.87 0 50 100 M RL Bovey RL

Scale 1:1250 @ A1 35.91 RL EL 37.45 34.01 River

0 5 10 15 M Bovey Figure 4: Location01: Plan Location taken Plan from drawing - 1690_S_01 - not to scale Figure 5: Existing site Plan taken from drawing - 1690_S_02 - not to scale

Scale 1:100 @ A1 Station Road Public Project Title Note: This drawing is protected under copyright and may not be Notes: Conveniences Bovey Tracey Community Centre reproduced in whole or in part without the Architects' consent. (recently demolished) Station Road, Bovey Tracey © Peregrine Mears Architects Ltd. Bovey Tracey Community Centre | Design & AccessRoad Statement 04 Peregrine Mears Architects Ltd accept no responsibility for for: Bovey Tracey Town Council Scale works on siteTo unless A382 appointed to provide full architect's Station 1:100 @ A1 services under the RIBA Conditions of Engagement. Any Existing Site (Monks Way) Application Boundary Drawn By The Old Sail Loft The Senate discrepencies must be reported to the Architects before work Drawing Title Paiges Lane Southernhay JS Barnstaple Exeter commences. (former Thatched Inn) EX31 1EF EX1 1UG Date Existing Site Plan 28/06/2017 t: 01271 377776 t: 01392 267213 This is a PLANNING APPLICATION drawing only. B3344 www.mearsarchitects.com Tourist Information Drawing No. Rev No. Do not scale from this drawing. Centre 1690_S_02 -

Station Road Car Park

Road

Newton

0 10 20 30 40 50 M

Scale 1:500 @ A1

02: Existing Block Plan - 1:500 @ A1

Notes: Project Title Note: This drawing is protected under copyright and may not be Bovey Tracey Community Centre reproduced in whole or in part without the Architects' consent. Station Road, Bovey Tracey

Peregrine Mears Architects Ltd accept no responsibility for for: Bovey Tracey Town Council Scale works on site unless appointed to provide full architect's various @ A1 services under the RIBA Conditions of Engagement. Any Key: - Application Boundary Drawn By The Old Sail Loft The Senate discrepencies must be reported to the Architects before work Drawing Title Paiges Lane Southernhay JS Barnstaple Exeter commences. EX31 1EF EX1 1UG Date Location Plan & Existing Block Plan 01/06/2017 t: 01271 377776 t: 01392 267213 This is a PLANNING APPLICATION drawing only. www.mearsarchitects.com Drawing No. Rev No. Do not scale from this drawing. 1690_S_01 - 2.0 Site Analysis

Figure 6: View of site looking east from Station Road Figure 9: View looking South from path on opposite side of Station Road Figure 12: View of the site and information centre in the forground from the east

Figure 7: View of Site from Station Road with Devon Guild in the background Figure 10: View of site looking West from Public Toliets (now demolished) Figure 13: View of Devon Guild from Bovey Bridge

Figure 8: View of site looking South East from Station Road Figure 11: View of site looking West from within hoardings Figure 14: View of site looking South from within hoardings

Residential dwellings to the North of the Site

3x 3 storey residentail Green space adjacent dwellings adjacent to the to car park broken by site to the west pedestrain route 2.3 Site & Context Features Newton Road

The site sits in a prominent location on Station Road, on the western Station Road To Dartmoor approach to the centre of Bovey Tracey. Access to Car Park car park from Site StationRoad The Dolphin Hotel The site is surronded by a mixture of development to the north and west Info.Cente including 2/3 storey mixed use commercial and residential with 2 storey Station Road Mixed use buildings- residential properties located immediately adjacent to the south and sout Ground Floor commercial use west boundaries of the site. The Devon Guild of Craftsmen combined with consec- tutive used for residentail purposes To the east the site is bounded by Station Road Car Park and the current Bovey Bridge River Bovey Tourist and Community Information Centre. Mills Marsh Park

Slightly further afield is the River Bovey, the Devon Guild and Mills Marsh Park. To Town Centre Town Centre Boundary The Devon Guild is highly visible from the site, particularly in the winter months with a much reduced tree canopy. Conservation Area Mill Marsh park Figure 15: Existing Site & Context Diagram path

Built Up Boundary 2.4 Land Use & Statutory Designations Town Centre Boundary The site lies within a number of defined zones under planning policy and is within the vicinity of a number of listed buildings and structures. Conservation Area Station Road Car Park The defined town centre boundary runs to the south of the site, including Built Up Boundary a portion of the Station Road Car Park that fronts Station Road with the site Site forming the boundary of the zone. Info.Cente Station Road The site is included within the Bovey Tracey Conservation Area by virtue of the previous building (The Thatched Inn) and its listed status. Station Road Car Park The Devon The site and buildings upon used to be designated as grade two listed. This Guild of Crafts- men Bovey Bridge Site listing was removed within the demolition of the remains of the Thatched Info.Cente Inn in 2012. River Bovey Mills Marsh Station Road Park The site sits within close proximity to the Devon Guild of Craftsmen and the Bovey Bridge and the Dolphin Hotel, all of which are grade two listed The Devon buildings and structures. Guild of Crafts- men Bovey Bridge

River Bovey Mills Marsh Park

Figure 16: Land Use & Statutory Designations Diagram

© Peregrine Mears Architects Ltd. Bovey Tracey Community Centre | Design & Access Statement 06 2.0 Site Analysis Uninterupted sunlight throughout the most part of the day with little shading from adjacent buildings South westerly Noon prevailing winds

2.5 Environmental & Amenity

Trees and Evening The linear profile of the site is orientated North South with the site benefitting vegetation lining Station Adjacent buildings provide the river Bovey Road from limited overshadowing from adjacent buildings. immediate protection from Car Park prevailling wind Site Trees and vegetation within the immediate vicinity are limited to garden and hedgerow/ boundary treatments. Trees more substantial in size lie across the road to the north in Marsh Mills Park and to the South East lining The river pulls Station green space into the banks of the River Bovey. the centre of the city The prevailing wind is from the South West with neighbouring development Little (if any) shading to the primary facades helping to screen the site from the worst exposure.

Morning The River Bovey pulls green space into the centre of Bovey Tracey (flood plains) and provides a natural break in the development of the town.

This site has limited overlooking and amenity issues from neighbouring properties to the West and South (generally side/gable elevations). Figure 17: Environmental & Amenity Diagram Properties to the North (other side of Station Road) have principal facades that look over the site. Open green space surrounding the site retains a balance of developed vs public open space

2.6 Flood Zones Flood zone 3B

With the site situated in Flood Zone 3a, a ‘Sequential Test’ has been Station Road Flood Zone 3A undertaken (see flood statement in section 4 of this document). The zones Car Park Site highlight the worst case scenario for water levels during times of peak Info. Station Road Direction of flow of Cente rainfall. The highest flood risk for this site is from surface water runnoff from water from Dartmoor Dartmoor and Station Road from the West rather than flooding from the River Bovey.

The diagram opposite highlights how the site is outside of Flood Zone 3b The Devon Guild of Craftsmen with a portion of the site falling within Flood Zone 3a. Bovey Bridge

River Bovey Mills Marsh Park

Figure 18: Flood Zone Diagram

Pedestrian access Vehicular access

Private boundary to Veiws from adjacent houses dwelling through the site 2.7 Views & Vistas

The site is visible from both directions of travel through the town, highlighting its prominent position. Views are predominantly from the Regulating Site Devon Guild / Bovey Bridge through Station Road car park and the mixed Site Lines use buildings opposite (mainly residential) with some active frontage including commercial uses. To the south and west the site is bounded by a Views towards the site from wall providing privacy to adjacent residential properties. Views of the active frontage proposed building opposite Views out from the site include the Devon Guild and views up the High from The listed Devon Guild which is visible Street as well as the buildings opposite. from both sides of the village

Figure 19: Views & Vistas Diagram)

Pedestrian access via pathway leading from 2.8 Access & Movement Indio Road behind Pedestrian Routes of access are indicated as both vehicular and pedestrian on the Vehicular access diagram. The site is accessed from both directions via Station Road by vehicle; from the east from the A382 By-pass and Dartmoor and west from

the High Street. Vehicular and Vehicular pedestrian access from access leading Established pedestrian routes are present giving access to the site from a station road Site from Dartmoor range of directions.

The site is located immediately adjacent to the Station Road car park providing ease of access.

The site is well served by local public transport links and is close to defined Vehicular and pedestrian access cycle ways. via station road leading from the

Pedestrian access via Mills Marsh Park Path Figure 20: Access & Movement Diagram)

2.9 Existing Site Elevations

Ridge Height: + 37.700m Ridge Height: + 37.450m

Eaves Height: + 34.440m Parapet Height: + 34.060m

Datum: + 28.800m Datum : + 28.800m

Station Road Site of Thatched Inn Community & Tourist Adjacent Property Car Park Information Centre

Station Road Site of Thatched Inn Community & Tourist Adjacent Property Car Park Information Centre North Elevation

Figure 21: Existing North Elevation - not to scale North Elevation

Ridge Height: + 37.680m

Ridge Height: + 37.400m

Ridge Height: + 37.680m

Ridge Height: + 37.400m Ridge Height: + 35.580m

Eaves Height: + 34.060m Ridge Height: + 35.580m

Eaves Height: + 33.100m

Eaves Height: + 34.060m

Eaves Height: + 33.100m

Datum: + 28.800m Datum: + 28.800m

Station Road Car Park Site of Thatched Inn Pathway Tourist & Community Station Road Information Centre

Station Road Car Park Site of Thatched Inn Pathway Tourist & Community Station Road Figure 22: Existing East Elevation - not to scale Information Centre East Elevation

28.76

EL East Elevation 33.10 28.77

SN1 28.80 SN2 29.03

28.82 28.55 28.59 28 28.49 .68 28.63 28.69 .7628.70 28.58 28.73 28 28.76 29.13 EL IC 28.83 28.81 ToW 33.10 G 28.64 LP 28.68 28.86 28.53 SB 28.85 Litter ToW 28.76 bin 28.62 29.13 28.91 RL Elevation 28.87 37.63 Planter 28.59 28.77 28.86 Wall North 28.72 28.87 RS SN1 SV 28.65 28.93 Kerb 28.80 kerb 28.73SN2 28.77 28.80 of LP29.03 .62 Top 28.81 28.80 28 East 35.11 28.93 28.73 .82 28.82 .67 28 EL EL 28 28.55 28.59 .93 UL 28 30.89 28.74 29.56 28 Materials Key: SN4 MHT 28.98 .49 .68 28 29.39 29.00 ToW 28.63 28.69 29.02 ToW 28.87 GAS 28.69 29.01 29.02 28.79 .58 28.73 28.70 Elevation DP DP UL ToW 28 G 28.89 29.25 28.80 28.76 31.18 Overgrown MH 29.05 28.83 IC 28.83 28.81 29.13 28.93 RL ToW ToW G Wall LP 32.47 28.64 28.68 28.74 28.86 28.53 SB 28.85 ToW Litter 29.04 Paving ToW 28.75 ToW 28.76 EL bin 33.36 28.62 29.13 28.91 28.67 RL 28.80 34.05 Elevation 31.04 28.87 37.63 GAS Planter Metal Balustrade 28.59 28.86 1 5 28.72 28.87 Red Brick 28.83 28.67 Wall North ToW EL 31.88 .01 29.08 28.93 28.46 RS28.84 29 SV 28.65 28.93 28.87 RL 29.03 Kerb kerb 28.73 28.77 SN5 28.80 27.90 RL of LP 28.67 BL ToW .62 Top 28.81 28.84 28.80 ToW 28 35.48 28.83 28.85 East 27.94 28.54 .93 28.73 Railing 35.11 ToW28 33.94 28.82 2 6 EL .67 28.45 RL Slate Tile EL Ceramic Glazed Brick Pattern 28 EL 31.13 27.98 .93 30.89 UL 31.86 28 28.74 29.56 31.04 Materials Key: SN4 MHT 28.98 27.97 29.39 29.00 ToW 29.02 28.69 ToW 28.87 28.58 GAS 29.01 DP 29.01 DP UL ToW 29.02 28.79 Elevation 28.01 DP 28.80 G 28.89 29.25 Overgrown 30.94 29.03 31.18 3 Brick 7 28.95 29.11MH 29.05 28.83 28.51 EL Existing Boundary Wall RL ToW 28.93 Wall 28.80 28.84 32.47 Grass 28.74 28.53 28.54 Wall 28.08 29.12 29.04 ToW 28.75 ToW Paving RL EL cable 33.36 EL 28.67 28.80 34.05 31.0431.84 30.93 SB Pay 28.49 28.07 GAS meter Overhead Metal Balustrade 29.01 28.47 1 Glazed Window Unit with Aluminium Frame 5 28.83 Red Brick 28.67 4 Hedge 28.98 31.71 ToW EL 31.88 .01 Ground level 29.08 28.93 28.46 28.84 29 29.32 EL 34.44 28.87 RL 29.18 EL 31.28 29.03 28.92 TP RL 32.66 27.90 RL SN5 28.67 28.45 ToW ToW 28.84 ToW BL ToW 35.48 28.83 28.85 28.86 27.94 28.54 31.51 28.46Railing ToW 33.94 2 Ceramic Glazed Brick Pattern 6 Slate Tile 28.45 EL RL 31.13 fence 27.98 31.04 31.86 27.97 28.98 28.58 DP Wooden 28.01 29.01 30.46 SN3 TF 28.46 28.4830.94 3 Brick 7 Existing Boundary Wall 28.95 29.11 29.03 2828.51.58 EL 28.80 28.84 Grass 28.53 28.54 28.08 Wall 29.12 EL EL 31.60 34.06 RL EL cable 28.98 31.84 30.93 SB Pay 28.49 28.07 33.33 meter Overhead Glazed Window Unit with Aluminium Frame 31.29 29.01 28.47 4 Hedge 0 5 10 15 M 28.98 Ground level 31.71 EL 34.44 29.32 RL EL 29.18 EL 28.92 TP 31.28 34.26 34.27 RL 32.66 ToW RL ToW 28.45 28.86 EL 37.40 31.51 28.46 33.97

fence 35.87 28.98 RL RL Wooden 35.91 30.46 SN3 RL EL TF 28.46 28.48 Scale - 1:100 @ A1 37.45 34.01 28.58 EL EL 31.60 34.06 dimensions in millimeters 28.98 33.33 0 5 10 15 M 31.29

RL EL 34.26 34.27 RL EL 37.40 33.97 35.87 RL RL 35.91 RL EL Scale - 1:100 @ A1 37.45 34.01 dimensions in millimeters Project Title Note: This drawing is protected under copyright and may not be Bovey Tracey Community Centre reproduced in whole or in part without the Architects' consent. Station Road, Bovey Tracey

Peregrine Mears Architects Ltd accept no responsibility for for: Bovey Tracey Town Council Project Title Scale works on site unless appointed to provide full architect's Note: This drawing is protected under copyright and may not be Bovey Tracey Community Centre 1:100 @ A1 services under the RIBA Conditions of Engagement. Any reproduced in whole or in part without the Architects' consent. Drawn By The Old Sail Loft The Senate discrepencies must be reported to the Architects before work Drawing Title Station Road, Bovey Tracey Paiges Lane Southernhay commences. JS Barnstaple Exeter Peregrine Mears Architects Ltd accept no responsibility for for: Bovey Tracey Town Council EX31 1EF EX1 1UG ScaleDate works on site unless appointed to provide full architect's Existing Elevations 1 t: 01271 377776 t: 01392 267213 This is a PLANNING APPLICATION drawing only. 1:10008/09/2017 @ A1 services under the RIBA Conditions of Engagement. Any www.mearsarchitects.com DrawnDrawing By No. The Old Sail Loft The SenateRev No. discrepencies must be reported to the Architects before work Drawing Title Paiges Lane Southernhay Do not scale from this drawing. commencesFigure. 23: Existing Site Section AA - not to scale JS Barnstaple Exeter 1690_S_03 EX31 1EF EX1 1UG - Date Existing Elevations 1 08/09/2017 t: 01271 377776 t: 01392 267213 This is a PLANNING APPLICATION drawing only. www.mearsarchitects.com Drawing No. Rev No. Do not scale from this drawing. Ridge Height: + 37.450m 1690_S_03 - © Peregrine Mears Architects Ltd. Bovey Tracey Community Centre | Design & Access Statement 09

Ridge Height: + 35.580m

Eaves Height: + 34.440m Ridge Height: + 34.260m

Eaves Height: + 33.100m

Eaves Height: + 31.600m

Adjacent Property Site of Thatched Inn Station Road Car Park

South Elevation

Elevation South

Project Title Note: This drawing is protected under copyright and may not be Bovey Tracey Community Centre reproduced in whole or in part without the Architects' consent. Station Road, Bovey Tracey for: Bovey Tracey Town Council Peregrine Mears Architects Ltd accept no responsibility for Scale works on site unless appointed to provide full architect's 18144 @ A1 services under the RIBA Conditions of Engagement. Any Drawn By The Old Sail Loft The Senate discrepencies must be reported to the Architects before work Drawing Title Paiges Lane Southernhay JS Barnstaple Exeter commences. EXO1 1EF EX1 1UG Date Existing Elevations 0 4;/43/041= t: 410=1 O====2 t: 41O30 02=01O This is a PLANNING APPLICATION drawing only. www.mearsarchitects.com Drawing No. Rev No. Do not scale from this drawing. 1234_S_46 - 3.0 Planning Statement

3.1 National Planning Policy

This project has the potential to deliver a number of the key objectives e) where possible, and in accordance with the town centres of the Government’s National Planning Policy Framework (NPPF): first sequential approach, locate major retail and leisure developments within or on the edge of town centres; and - Sustainable development which boosts the economy; f) resist the development of new major retail and leisure - Protecting and managing the environment; developments in out of centre locations where they would - Maintaining and enhancing the vitality of Town Centres. significantly harm the vitality or viability of a town centre, including those adjoining the plan area. The NPPF also promotes local distinctiveness through good design, responding to local characteristics, reflecting the identity of local 2.41 Town centres are vital and sustainable locations for surroundings and materials, whilst not preventing innovation. development, particularly retail provision but importantly also for employment, housing, leisure and accessible services. The policy sets out the general strategy, that Newton Abbot town centre is 3.2 Local Planning Policy the strategic town centre within the district, where the majority of activity and development is to be expected. Significant town A summary of the relevant adopted Teignbridge Local Plan 2014 centres at Dawlish and Teignmouth are designated, providing policies is summarised below. a supporting role and giving access to residents in the coastal Policy S13 - Town Centres area to higher level town centre provision. More local needs are Figure 24: Bovey Tracey Policies Map from the Teignbridge Local Plan 2013 - 2033 to be met in the smaller towns of Bovey Tracey and Chudleigh The vitality, viability, accessibility and attractiveness of the following which both have defined town centres. Other retail provision is Town Centres will be maintained and enhanced and their retail local provision only, and covered in other policies. The retail b) support the key role of small scale, local or independent emphasis maintained: provision targets are based on the Retail and Leisure Study outlets and the sale of local produce as part of their local carried out for the Council in 2010, allowing for the comparison Strategic Town Centre: Newton Abbot distinctiveness and character; elements of the superstore commitments and completions in Significant Town Centres: Dawlish and Teignmouth c) promote development in or adjoining town centres of a scale Teignmouth and Dawlish. Bearing in mind the date of the data and nature which will enhance their vitality and viability, contained in the Retail and Leisure Study and changing pat Locally Important Town Centres: Bovey Tracey and Chudleigh including the following provision for net comparison goods terns of retailing experienced in recent years, the Council will retail floorspace: carry out a full review of retail development needs within three The Council will: years of the adoption of the plan. i. Newton Abbot around 11,000 square metres net a) support them as sustainable locations for living, working and 2.42 The aim will be to use investment, development and activity through the day and into the evening while ii. Teignmouth around 1,000 square metres net maintaining the essential retail character of Adopted enhancement proposals to boost the economy and Teignbridge Local Plan (6th May 2014) 31 primary shopping d) invest to enhance their facilities, environment and economic environment of the town centres. Heritage, environment and frontages; potential; development should work together to promote their lasting economic success.

2.43 One of the key features of national planning policy is the ‘town Policy S19 - Bovey Tracey Policy EC9 - Development in Town Centres centres first’ policy, which uses a ‘sequential approach’ to the location of new retail and leisure provision, guiding it to available Bovey Tracey will continue to attract the investment needed to enable its Development within town centres will capitalise on heritage assets to sites within town centres, then adjoining town centres, and only economy and community to flourish. Policy objectives will ensure Bovey support regeneration, encourage visitors and improve the environment, then to sites outside them. More detail on the sequential Tracey will be a place where current and future generations have access vitality and interest of each centre. Developments will be required to: approach is contained in a later policy of this document. to homes, jobs and community facilities whilst protecting the area’s assets. The Plan will seek to: a) where feasible, include a mix of uses including making maximum use of floors above ground level; a) allocate 3 hectares of land for employment development and support improvements to existing employment areas; b) enhance the immediate physical environment, including taking advantage of heritage assets to promote an improved shopper b) allocate land with capacity for at least 470 homes; and visitor experience;

c) identify a preferred location for provision of a new 1.8 hectares c) support the vitality and viability of the town centre; and Primary school site; d) take opportunities to improve the character and quality of shop d) support provision of multi-use community building and public fronts. open space at land on Le Molay-Littry Way; 3.14 Town centre developments need to balance high level activity, e) support town centre enhancements including improvement to the continued importance of heritage and their role as public realm, improved traffic management, creation of a town sustainable centres. The policy, which applies to all town centre square, and a new Information Centre and public toilets; developments, aims to promote an appropriate mix.

f) enhance play space, including a new skate park in both Bovey 3.15 Shop fronts are an important component of a town’s character Tracey and Heathfield; and identity and can make a valuable contribution to a town’s distinctive image. The Council has produced a Shop Front g) create 3 hectares additional sports pitch space; Planning Advice Note that gives more detail on improving design h) create a network of safe cycling and walking routes, including standards. provision of a link to the Wray Valley Trail; and

i) retention of existing employment uses at Pottery Road.

2.49 Bovey Tracey lies on the edge of Dartmoor, but close to the main A38 trunk road to Plymouth. The policy sets out a development

Figure 25: Bovey Tracey Inset Map from the Teignbridge Local Plan 2013 - 2033 and infrastructure strategy which has been prepared in close liaison with the local community. More detailed policies and proposals are set out in the Bovey Tracey Chapter.

Policy BT5 - Town Centre Policy EN4 - Flood Risk Planning permission will not be granted for any proposal which as a consequence of inadequate provision of water services or surface water The Council will support enhancements to the town centre, in particular There will be a sequential approach to new developments (excluding drainage and disposal, would pollute the water environment. through any programme of measures to improve parking, accessibility minor developments) which guides development to areas at lower risk of and the public realm. river and coastal flooding. Where possible, developments should be sited in Flood Zone 1. Only if there is no available site in Flood Zone 1 which 13.20 The Plan seeks to support the vitality and viability of the town accords with the policies of the Local Plan, will locating the development 5.13 Flood risk can originate from a number of sources including centre and will work to enhance its role and function within the in Flood Zone 2 and then Flood Zone 3 be considered. Where the groundwater, surface water, coastal and river flooding. The local community. The town centre performs an important role regeneration or other sustainability benefits of a proposal can only be Council would like to prevent flooding by limiting development for tourism and leisure visitors as well as providing retail, service met on a site within flood zones 2 or 3 this will be taken into account in in locations of flood risk. However, there will be occasions when and community functions. We will aim to maintain the retail the sequential test. development is appropriate in locations liable to flooding, subject focus of the town to ensure it continues to meet local needs to suitable mitigation measures being in place. The plan has however uses that are complementary to this function will also be Development within flood zones 2 and 3 which meets the sequential been informed by Level 1 and Level 2 Strategic Flood Risk encouraged as appropriate. approach will be permitted only where it: Assessments and Scoping and Outline Water Cycle Studies, which were carried out in collaboration with the Environment Agency 13.21 The Council commissioned proposals to enhance the character a) provides wider sustainability or regeneration benefits to the and South West Water. The plan also takes account of The Flood of the town centre, involving investment in an improved street community that outweigh the associated flood risk, taking and Water Management Act 2010. scene and other changes. The area is indicated on the policies account of the vulnerability of the proposed use to flooding; plan and the final report from the study forms the basis of further 5.14 The Local Plan defines settlement limits and allocates land for work and action over the period of the plan. b) demonstrates occupants’ safety in a flooding event; development in locations that are not considered to be affected c) does not increase flood risk elsewhere; and by emerging Coastal Change Management areas being progressed through the South Devon and Dorset Shoreline d) if relevant, takes account of the Shoreline Management Plan. Management Plan and the Exe Estuary coastal management strategy processes. In considering development proposals regard will be had to: 5.15 Future consideration will be given to the relocation of facilities e) the adequacy of existing water supplies, drainage, disposal within any finalised Coastal Change Management area. arrangements, sewerage and sewage treatment facilities;

f) the need for surface water drainage systems, separate from all foul drainage systems; and

g) the use of sustainable drainage systems where ground conditions are appropriate.

Policy EN4 - Flood Risk EN5 Heritage Assets 5.18 The Council will encourage management and interpretation of sites of archaeological interest. It will seek to identify such sites There will be a sequential approach to new developments (excluding To protect and enhance the area’s heritage, consideration of and discuss with interested parties the means by which this can minor developments) which guides development to areas at lower risk of development proposals will take account of the significance, character, be achieved. river and coastal flooding. Where possible, developments should be sited setting and local distinctiveness of any affected heritage asset, including 5.19 The Council will act to positively manage the heritage assets and in Flood Zone 1. Only if there is no available site in Flood Zone 1 which Scheduled Monuments, Listed Buildings, Conservation Areas, Historic will consider the preparation of a Heritage Strategy, further accords with the policies of the Local Plan, will locating the development Parks and Gardens, other archaeological sites and other assets on the Conservation Area Appraisals and Management Plans, a Register in Flood Zone 2 and then Flood Zone 3 be considered. Where the Register of Local Assets, particularly those of national importance. of Local Assets. regeneration or other sustainability benefits of a proposal can only be Development should respect and draw inspiration from the local historic met on a site within flood zones 2 or 3 this will be taken into account in environment responding positively to the character and distinctiveness the sequential test. of the area, important historic features, their settings and street Development within flood zones 2 and 3 which meets the sequential patterns. Where appropriate development should include proposals approach will be permitted only where it: for enhancement of the historic environment including key views and actions identified in Conservation Area Character Appraisals and a) provides wider sustainability or regeneration benefits to the Management Plans. community that outweigh the associated flood risk, taking account of the vulnerability of the proposed use to flooding; 5.16 The towns and villages of Teignbridge have a rich and historic heritage. Features of architectural, townscape, b) demonstrates occupants’ safety in a flooding event; archaeological and historic interest contribute to the identity of c) does not increase flood risk elsewhere; and the settlements and countryside and can form important aspects of their current or future economic and social success. The policy d) if relevant, takes account of the Shoreline Management Plan. will act with Policy S2 to ensure that new development takes full account of historic and heritage assets affected by it. The aim will In considering development proposals regard will be had to: be to incorporate such assets within development in a positive e) the adequacy of existing water supplies, drainage, disposal manner, although the weight to be attached to them will reflect arrangements, sewerage and sewage treatment facilities; their significance, and the positive benefits that come with the development being proposed. f) the need for surface water drainage systems, separate from all foul drainage systems; and 5.17 In cases where there may be a loss of a heritage asset the Council may wish to satisfy itself that the developer has made g) the use of sustainable drainage systems where ground conditions appropriate provision for recording archaeological or other are appropriate. remains. It may impose a condition on a planning approval requiring the implementation of an appropriate programme of archaeological work.

3.3 Conclusion

S2 Quality Development k) respect the distinctive character of the local landscape, The proposed community centre development provides the opportunity seascape, protecting and incorporating key environmental assets for the Town Council to deliver a scheme in a sustainable location that New development will be of high quality design, which will support the of the area, including topography, landmarks, views, trees, will compliment and enhance the vitality of the town centre. creation of attractive, vibrant places. Designs will be specific to the hedgerows, wildlife habitats, heritage assets and skylines; place, based on a clear process which analyses and responds to the l) ensure that the development is usable by different age groups The Community Centre will provide a centre for a number of key services characteristics of the site, its wider context and the surrounding area, and people with disabilities; and provided within the town in an accessible location. As outline in the creating a place with a distinctive character and taking account of the m) location and scale of Sustainable Urban Drainage Systems. Teignbridge local plan, town centres are vital and sustainable location following objectives: for development, not only for retail, but also employment, leisure and 2.5 The design of new development is very important and this policy accessible services. The proposed community centre will provide a a) integrating with and, where possible, enhancing the character promotes the key objectives of design. Further details will be beacon for community activity right in the centre of the town. of the adjoining built and natural environment, particularly provided through more detailed guidance. Applicants, At a national level the proposal supports sustainable development that affected heritage assets; particularly for major residential schemes, are advised to refer to boosts the local economy, protects and manages the environment by b) making the most effective use of the site; the Design Council’s ‘Building for Life’ national standard as the maintaining and enhancing the vitality of the town centre. c) create clearly distinguishable, well defined and designed public Council will expect proposals to score well against this measure, and private Adopted Teignbridge Local Plan (6th May 2014) 15 and the relevant criteria that are included in this policy. This plan spaces which are attractive, accessible and safe and provide a also contains more specific policies for specific aspects of design stimulating environment; such as trees, wildlife and heritage to consider. The aim is to d) allow for permeability and ease of movement within the site and create new places which future generations will treasure. with adjacent areas, placing the needs of pedestrians, cyclists and public transport above those of the motorist, depending on the nature and function of the uses proposed; e) create a place which is easy to find your way around with streets defined by a well structured building layout; f) the building layout takes priority over parking and roads, so highway requirements do not dominate the site’s appearance and function; g) the buildings exhibit design quality using materials appropriate to the area, locally sourced if feasible; h) create inclusive layouts which promote health, well-being, community cohesion and public safety; i) provision of an appropriate range of dwelling types taking account of demographic changes; j) incorporate public art where this can contribute to design objectives;

4.1 Flood Risk Zones 4.2 Guidance from the Local Plan

The development site for the new Bovey Tracey Community Hub is The adopted Teignbridge Local Plan 2033 outlines the approach required a) provides wider sustainability or regeneration benefits to the located within the flood zone. The type of development which is for development proposals that fall within a flood risk zone. community that outweigh the associated floor risk, taking permitted depends on which flood zone the site is in. Enquiries with account of the vulnerability of the proposed use to flooding; the Environment Agency confirmed the site lies in Flood Zone 3, refer Policy EN4 (Flood Risk) defines that: b) demonstrates occupants’ safety in a flooding event; to the map below left from the Environment Agency website. Further There will be a sequential approach to new developments (excluding c) does not increase flood risk elsewhere; and investigation with Teignbridge District Council has confirmed the site is minor developments) which guides developments to areas at lower risk of d) if relevant, takes account of the Shoreline Management Plan. classified as Flood Zone 3a, refer to the map below right, as recorded in river and coastal flooding. Where possible, developments should be sited the Teignbridge Strategic Flood Risk Assessment. in Flood Zone 1. In considering development proposals regard will be had to: e) the adequacy of existing water supplies, drainage, disposal There are limitations on what development can take place in Flood Zone Where the regeneration or other sustainability benefits of a proposal can arrangements, sewerage and sewerage treatment facilities; 3a and certain procedures need to be followed to demonstrate that only be met on a site within flood zones 2 or 3 will this be taken into account f) the need for surface water drainage systems, separate from all development is suitable and acceptable. in the sequential test. foul drainage systems; and As the site is owned by Bovey Tracey Town Council which has other g) the use of sustainable drainage systems where ground conditions Development within flood zones 2 and 3 which meets the sequential are appropriate land available for development in Bovey Tracey, a Sequential Test was approach will be permitted only where it: required.

Figure 26: Flood Risk Diagram Figure 27: Flood Risk Diagram