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Parish Neighbourhood Plan 2013–2031

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Parish Neighbourhood Plan 2013–2031 Chardstock Parish Neighbourhood Plan 2013–2031 Introduction to Chardstock and associated planning issues Published by Chardstock Parish Council, c/o Chardstock Stores and Post Office, 8 Westcombes, Chardstock, Axminster EX13 7LF © Chardstock Parish Council 2016 Contents 1 Chardstock – map and statistical data 1 2 General description 1 3 Housing stock and needs 2 4 The local economy 3 5 Services and facilities 4 6 Chardstock and sustainability 5 8 The natural environment 7 9 Summary 7 1 Chardstock – map and statistical data 2 General description The rural parish of Chardstock lies between Chard in Somerset and Axminster in Devon, with a population of fewer than 1,000. It is designated as unsustainable in planning terms and unsuitable for further growth in East Devon District Council’s adopted Local Plan 2013–2031. The village itself is 1 mile from the A358 on the south-eastern corner of the parish at 4 3 Tytherleigh. 9 1 7 The parish is rich in historical association, having been settled since the Stone Age. It is mainly in the valley of the River Kit, a tributary of the River Axe. Chardstock village has half 6 of the total number of houses in the parish. The remaining population lives in ten widely dispersed hamlets, mainly to the north-west and the south-east. 8 10 2 5 Name of Parish: Chardstock OS Grid Reference: ST 30945 04481 (The George Inn) Approximate Size: c. 1560 hectares (3850 acres) Local Planning Authority (LPA): East Devon District Council (EDDC) East Devon District Council Ward: Yarty Population: 828 1 Number of Households: 3882 Main Settlement: Chardstock Village (total = 200 dwellings) Hamlets: 1) Brockfield, 2) Birchill, 3) Burridge, 4) Cotley Wash (Bewley Down), 5) Fordwater, 6) Holy City, 7) Hook, 8) Kitbridge, 9) Sycamore, 10) Tytherleigh (Total = 188 dwellings) 85 per cent of the parish is in the Blackdown Hills AONB. Chardstock Village has a Conservation Area. Much land in the parish comprises statutory or non-statutory sites of 3 biodiversity interest. Cotley Wash Hamlet Chardstock has a Parish Council with up to six politically non-aligned members. The Council published a Parish Plan in 2011, which was endorsed by the Local Planning Authority. Most of the parish is in the Blackdown Hills Area of Outstanding Natural Beauty (AONB), and 1 2011 Census. the local landscape is one of small, often historical settlements set in archetypal East Devon 2 Parish of Chardstock Housing Needs Report (Devon Communities Together/Devon Rural Housing Partnership), October countryside. Chardstock village has a fine Conservation Area with largely unspoilt medieval 2015, §4.3. 3 C. Martin Drake, Parish Biodiversity Audit for Chardstock, 2014. and Victorian buildings and well-preserved, historical street settings. 1 There are other important buildings and groups of buildings elsewhere in the village and Around 38 per cent of the population has lived in the parish for less than ten years,4 but new in the hamlets. The parish has 52 listed buildings (15 per cent of the total of dwellings). and older residents alike quickly integrate. Alongside these heritage assets are examples of many other styles of house design. The parish offers a high quality of life, mainly because of its manageable size and a long Historically, the community was largely agricultural, and farming remains important to the tradition of community involvement. When it is practical, local voluntary organisations provide local economy. But today there is also a broader range of economic activity, usually small, some limited services not available elsewhere.5 often home-based, enterprises. There is little employment other than self-employment. Overall, Chardstock is a flourishing and viable small community. 3 Housing stock and needs 3.1 There are currently 388 houses in the parish.6 3.2 Historically an agricultural settlement, Chardstock underwent significant change after the Second World War with the building of council houses in the village. From the early 1960s to the 1980s, and largely as a consequence of increasing social mobility, a fair amount of new housing was constructed, much of it in the form of bungalows scattered around the village and surrounding hamlets. In the 1990s, the large mixed development at Henley Close and Woodcock Way (“the Redrow estate”) on the eastern side of the village increased the size of the village community by 60 per cent. 3.3 Although Chardstock’s allocation for new house building in the original draft of the EDDC Local Plan was for ten houses (just under 5 per cent), since 2013, 21 planning applications have been approved for house construction in the village and, at the time of writing, 13 of these have been built. All the new-builds approved in the last three years are either adjacent to, or in, the Conservation Area – this in a settlement later judged by the Government Planning Inspector to be unsustainable. 3.4 The price of the 23 properties sold in Chardstock during the last three years (2013– Burridge Hamlet 2016) has ranged from £125,000 to £600,000 and averaged £365,312.7 Property 8 The parish has few services and facilities and what it has are mostly in the village. There is no values in Chardstock are above the national average (which is £288,000). generally available public transport, so residents must rely on private cars for their daily lives 3.5 There are 62 properties (14 per cent of all dwellings)9 in Chardstock in the lower two and to access such outside services as a shopping centre, a doctor’s surgery or a hospital. council tax bandings. This reflects the number of smaller, more affordable houses in The Local Planning Authority (East Devon District Council) has designated Chardstock as the parish. unsustainable in its Local Plan, which will be current from 2013 until 2031. This limits further development. 3.6 In September 2015, the parish and district councils together commissioned an external housing consultancy, Devon Communities Together, to undertake an Housing has developed sporadically, with major changes in the 1950s (29 houses built independent survey of housing needs in Chardstock parish. between 1948 and 1955), the 1990s (58 houses and bungalows built between 1991 and 1999) and in 2013 – 14, when a further 21 houses were approved, most of which have now been built. 4 Chardstock Parish Neighbourhood Plan: A Summary of the Main Output from the Issues Questionnaire, October 2014, p. 2. Chardstock is demonstrably viable as a community, with a heterogeneous populace drawn 5 Chardstock Parish Plan, February 2011, section 5. from all walks of life. 6 Parish of Chardstock Housing Needs Report, §4.3. 7 Online house prices, zoopla.co.uk. 8 The Guardian, 16 February 2016. 9 Parish of Chardstock Housing Needs Report, §4.3. 2 3.7 The resulting Housing Needs Report10 showed conclusively that there is no current 3.11 But there is clear evidence that Chardstock parish has no shortage of the larger and housing shortage in the parish. more expensive houses (3+ bedrooms), with a high proportion of such dwellings usually available.12 3.8 Since construction on land of the extent available in Chardstock can rarely exceed ten houses, the provisions in the NPPF and the Local Plan for requiring a proportion or 3.12 There is a real danger that, by approving much larger developments in order to build “affordables” in larger developments are rarely, if ever, triggered. a handful of affordable houses, the parish would seriously compromise its ability (and specifically that of the village) to sustain all the consequences for infrastructure. 3.9 Developers are reluctant to build houses at the lower end of the price range, simply because they reduce the overall profitability of development. They are willing to build 3.13 Since the known future need is for only two small houses, it may be prudent to defer “affordables” only if they also get approval for a substantial number of higher-value construction until such time as they can be built at a lower environmental cost, if at dwellings to offset the theoretical loss. all. 4 The local economy 4.1 The parish still has many active farms, although dairy farming is in decline. Shrinkage in the industry and the mechanisation of farming practice means that far fewer people are employed in farming than was once the case. 4.2 A pub, a shop and Post Office, a manufacturer of window-blinds and a joinery business can all be found in Chardstock village. Tytherleigh (on the A358) has a restaurant, an antique shop, a bathroom supplier and a breeder of alpacas. 4.3 The parish is home to a number of small businesses, many centred upon “homeworkers”, who use their domestic premises as a base from which to operate.13 Many such businesses are technology driven and will flourish fully only when the communications infrastructure has been modernised to be competitive with that of larger 3.10 The Housing Needs Report, however, revealed no urgent need to build any new settlements elsewhere. However, where these enterprises are small and locally houses, although there is some evidence that a small supply of affordable/smaller suitable, they already help to bolster the local economy and do not significantly houses (probably no more than two) would be advantageous at some point in the increase the burden placed on the local environment and infrastructure. future: “The survey identified a need, in the near future, for two units of affordable 4.4 Several households offer bed and breakfast facilities or self-catering accommodation housing. Due to this low level of need, the Parish Council will need to decide how to during the tourist season. take this further and whether this need should be addressed at all.”11 12 Chardstock Historical Record Group, Chardstock Housing Survey and Analysis.
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