Considering Sites for Development in Inwardleigh Parish (including Folly Gate) Site Information Pack

This pack contains:

A Site Information Table This table sets out information about the constraints and opportunities for each site which has been considered in each settlement. A conclusion about each site’s potential for development has been recorded in the following ways:

ACCEPTED SITES

Sites which are allocated or have planning permission and are deliverable within the next 5 years.

POTENTIAL MEDIUM TERM (6‐15 YEARS) SITES Sites with limited constraints and/or constraints which can be overcome but which are not currently in the planning system. The principle of development on these sites is not yet established through an adopted Development Plan or Neighbourhood Plan.

POTENTIAL MEDIUM TERM (6‐15 YEARS) SITES – AVAILABILITY UNCONFIRMED Sites with limited constraints and/or constraints which can be overcome but which are not currently in the planning system and their availability is unconfirmed. The principle of development on these sites is not yet established through an adopted Development Plan or Neighbourhood Plan. WINDFALL SITES Sites which are not allocated for development but where the principle of development is established through an approved planning consent or is likely to be granted consent on the basis of existing and emerging policy.

REJECTED SITES Sites which have significant constraints which cannot be overcome or are likely to make development unviable and sites which are in unsuitable locations.

Site Information Packs July 2016

For all accepted sites, potential medium term sites and windfall sites, an indication of the site’s overall capacity as well as an assessment of its potential has been recorded.

 Site Capacity – this means how much development could be delivered on the site taking into account physical constraints (e.g. flood zones) but not taking into account policy considerations (i.e. what level of development is appropriate for the settlement) or infrastructure constraints (i.e. what could be realistically and reasonably accommodated in the settlement).  Site Potential – this means how much development could be delivered on the site taking into account physical constraints (e.g. flood zones) and policy considerations (i.e. what level of development is appropriate for the settlement) or infrastructure constraints (i.e. what could be realistically and reasonably accommodated in the settlement).

Site Maps These maps show all of the sites which have been considered as part of this exercise. They also show all of the sites which are already allocated in adopted plans.

Constraint Maps These maps show the different constraints, such as conservation areas, flood zones and the wildlife sites.

Map Abbreviations

AONB Area of Outstanding Natural Beauty AWI Area of Wildlife Interest For more information CWS County Wildlife Site DNP Dartmoor National Park South Hams and West Devon Place Making Team MCZ Mineral Consultation Zone Follaton House, Plymouth Road, Totnes, TQ9 5NE OSWI Other Site of Wildlife Interest Email ‐ [email protected] PROW Public Rights of Way SAC Special Areas of Conservation www.westdevon.gov.uk SPA Special Protection Area SSSI Site of Special Scientific Interest www.facebook.com/westdevonboroughcouncil TPO Tree Preservation Order www.twitter.com/WestDevon_BC UWS Unconfirmed Wildlife Site WHS World Heritage Site

Site Information Packs July 2016

Site area Years Years Site Reference Site Address Site Information Conclusion Site Capacity Site Potential (ha) 1-5 6-15

Folly Gate - General Information Folly Gate is a small village located in the north of the Borough. It has only a limited range of facilities within the village which include a pub and village hall. The designated primary schools for Folly Gate are Okehampton and Hatherleigh Primary Schools. There will be a requirement to provide financial contributions towards primary school transport from any new development. Development will also need to contribute towards additional primary school land and/or facilities at either Okehampton or Hatherleigh. Hatherleigh's current site is not capable of expansion and some land next to the school site would have to be secured. The designated secondary school is Okehampton College and financial contributions will be required from new development towards additional capacity and secondary transport.

General consultation comments In addition to the applications with consent or live applications, Inwardleigh Parish Council does not envisage further development in Folly Gate. Any future development should contribute to: - an upgrade to the sewage treatment works - a contribution of land and/or monies towards public open space provision or play provision in the village. - a contribution to the cost of a new village hall.

Access Due to the significant Vehicle access acceptable in principle. Site is well related to the village centre. constraints Good public transport links along the A386 to Okehampton. identified relating to Landscape and Ecology impact on the The site covers a large area and development on all of the site would represent a doubling of the size of the village. Development of this size and on the character of the village eastern side of the A386 would alter the character of the village and make it more visible in views from Dartmoor. The size of the site and its location to the and wider landscape, east of the A386 does not lend itself well to development, even small scale, without significantly affecting the character of the settlement. There are very the site is not limited services in the village which could support a development of this size and any proposals would have to be supported by additional infrastructure. considered to have The northern part of site is in an Unconfirmed Wildlife Site (area next to Folly Gate Cross) and the eastern edge is next to a County Wildlife potential for Site which may reduce yield. Site is relatively flat. development at this Heritage and Archaeology time. No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Land at Folly Flood Risk, Water Quality and Drainage WD_11_01_08/13 Gate Cross, 5.7 No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. 00-- Folly Gate Contamination and Environmental Health Possible noise issues resulting from proximity to this main road. Relevant assessments will be required. Other No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Summary of consultation responses A respondent noted that development of this site would double the size of the village and this would be inappropriate. It is suggested that it would be better to keep any future development to the east of the main road. The current cross is considered to be a danger and there are concerns about safe pedestrian crossing of the A386. WDBC Response to consultation The Council notes the concerns raised and these are reflected in the commentary above. Site area Years Years Site Reference Site Address Site Information Conclusion Site Capacity Site Potential (ha) 1-5 6-15

Access Limited constraints Vehicle access acceptable in principle although the listed Site is well related to the village centre and existing development. building, watercourse Landscape and Ecology and its Site is relatively flat. associated issues are Wetland area within the western part of the site which could be an important habitat. An ecological survey may be required. This constraint may reduce the likely to reduce the yield. yield. Due to the Heritage and Archaeology limited range of Site is next to a listed building and any development would need to respect the setting of this heritage asset which may reduce the yield. facilities only small Flood risk, water quality and drainage scale development is Potential drainage issues towards the west of the site near to the route of the watercourse. likely to be suitable. As Land west of Contamination and Environmental Health such, it is considered WD_11_08_08/13 Glencoe, Folly 0.7 21 10 - 10 No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. there could be Gate Other potential No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process. for approximately 10 Summary of consultation responses dwellings. In addition to the applications with consent or live applications, Inwardleigh Parish Council does not envisage further development in Folly Gate. A respondent noted that development of this site could help to join up the village. WDBC Response to consultation The Council notes the comments raised.

Access There are limited Vehicle access acceptable in principle either from the A386 or the adjoining Shobrook Warehouses site where there is planning permission for 14 dwellings.constraints to Site is well related to the village centre and other development development but due Landscape and Ecology to the limited range of There are strong field boundaries which are important and should be maintained. Any development should follow these structural boundaries. local facilities only The site covers a large area and development on the whole site would represent a significant growth of the village with the potential to impact on the small landscape and character of the village. A smaller scale development is likely to be more appropriate in terms of respecting landscape and settlement scale development is character. However, because of the site's location which benefits from being well related to the rest of the village there could be opportunities for a slightly likely to be suitable. larger scale development if it improved the offer of services in the village. This would need further consideration. Due to the nature of Site is flat and reasonably well screened. the site there may Heritage and Archaeology be potential for a larger No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. development but this Flood risk, Water Quality and Drainage would need to be Land west of No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. supported by WD_11_10_14 Folly Gate 2.4 78 15 - 15 Contamination and Environmental Health additional facilities for village No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. the village. Further Other consideration is No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process. The site is in multiple needed in this respect. ownership and issues relating to access would need to be resolved in order to bring the site forward. Summary of consultation responses Inwardleigh Parish Council note that planning permission has been granted for 14 dwellings on this site. The landowner confirms that the site beyond the current application could be capable of accommodating a further 15 dwellings. WDBC Response to consultation The Council notes the comments regarding the approval for planning consent however this is not included within the site area. There may be potential for larger scale development in Folly Gate. However, in regards to the comments made at the beginning of this assessment in relation to the lack of services and facilities presently available, the potential for the site has been reduced accordingly. Site area Years Years Site Reference Site Address Site Information Conclusion Site Capacity Site Potential (ha) 1-5 6-15

Access There are some Highways access acceptable in principle. constraints relating to Site is on the edge of the village and slightly detached from the village centre although pedestrian and public transport connections are good. contamination but Landscape and Ecology mitigation measures Site is brownfield and vacant and an appropriate redevelopment could improve the quality of the site. are in place through Heritage and Archaeology the granting of No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. planning permission. Flood Risk, Water Quality and Drainage As such, it is No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. considered that there Former garage WD_11_11_13 0.2 Contamination and Environmental Health could be potential for 888- site, Folly Gate There are contaminates on the site as a result of its previous use which may affect viability due to the remediation works required. approximately 8 Other dwellings or No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process. employment on the Summary of consultation responses site. Inwardleigh Parish Council note that an application has been submitted for 8 dwellings on this site and the PC are in support of the application. WDBC Response to consultation The Council notes the comments and support from the Parish Council for this site.

Access Due to the significant Relatively isolated location, but good bus access to Okehampton and Hatherleigh. landscape and Landscape and Ecology accessibility Isolated development within a rural landscape and of a scale incongruous with the existing settlement pattern, but no identified Biodiversity constraints. constraints identified Land at New Heritage and Archaeology the site is not Road, Folly No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. considered to have WD_11_12_16 0.58 ---- Gate, Flood risk, water quality and drainage potential for Okehampton No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. development at this Contamination and Environmental Health time. No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Other D11. SHDC/WDBC SHLAA 2016 Mineral Consultation Zones SHDC SHLAA 2014 Special Area of Conservation SHDC SHLAA 2013 Special Protection Areas (Marine) WDBC SHLAA 2013/2014 Site of Special Scientific Interest SHDC/WDBC Allocations Tree Preservation Orders AONB Conservation Areas Dartmoor National Park Ancient Monuments Local Nature Sites Historic Parks and Gardens County Wildlife Sites Listed Buildings Ancient Woodland World Heritage Sites Greater Horseshoe Bat Bridleway Byway Critical Drainage Area Footpath Flood Defences Restricted Byway Flood Zone 2 Flood Zone 3

The maps display the information above as a series of separate layers. These layers can be turned on or off using the free Adobe Acrobat Reader software - https://acrobat.adobe.com/uk/en/acrobat/pdf-reader.html Inwardleigh Strategic Housing & Economic Land Availability Assessment Sites Inwardleigh

WD_11_11_13

WD_11_08_08/13

WD_11_10_13 WD_11_01_08/13

WD_11_12_16

Scale = 1:5000 Date: 20 / 05 / 2016 11:14:57

Okehampton Hamlets