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Bideford Town Study
Core Strategy Evidence
September 2011
Contents
1. INTRODUCTION 5
2. OVERVIEW 5
Population 6 Income 7 Benefits 7 Employment 8 Unemployment 10 House Prices 10 Housing Supply 11 Deprivation 12 Health 12 Schools 13 Open Space 14 Heritage 14 Landscape 15 Community Facilities 15 Transport 16 Tourism 17 Summary 18
3. SIGNIFICANT PLANNING 19 APPLICATIONS
4. SIZE, LAND USE AND 20 CHARACTER
5. CONSTRAINTS 20
Flooding 20 Topography 22 Landscape 22 Conservation 22
Bideford Town Study Contents
6. RELATIONSHIPS TO 23 OTHER CENTRES
7. COMMUNITY 24
Bideford Community Plan 24 Regeneration 25 Cattle Market 25 Kingsley Road Football Ground 25 The Pill 25 Bridge Street 26 East-the-Water Wharves 26 North Devon and Torridge Local Strategic Partnership – January 27 2010
8. NORTH DEVON UNESCO BIOSPHERE 28 RESERVE
9. VISION 28
10. KEY ISSUES 29
Housing 29 Employment 30 Retail 30 Regeneration 32 Community 32 Infrastructure 33 Transport 33 Shipping 33 Public Transport 33 Walking and Cycling 34
11. POTENTIAL FOR 34 GROWTH
Bideford Town Study Contents
North of Abbotsham Road – 34 Option 1 South of Abbotsham Road – 36 Option 2 South of Atlantic Village – 36 Option 3 South of Caddsdown – Option 37 4 South of the Cemetery – Option 37 5 South of Handy Cross – Option 38 6 South of East-the-Water – 38 Option 7 Regeneration – Option 8 39
12. GROWTH OPTIONS 39
13. SPATIAL ISSUES 40
Housing 40 Employment 40 Retail 41 Social 41 Infrastructure 42
14. CONCLUSION 42
TABLES Table 1 : Population 6 Table 2 : Average Household 7 Incomes (2009) Table 3 : Benefit Claimants (May 8 2009) Table 4 : Employment 8 Development Opportunities Table 5 : Employment Sectors 9 (2007) Table 6 : Unemployment 10 Claimants 2001 - 2011 Table 7 : Average House Prices 10 2001 - 2009
Bideford Town Study Contents
Table 8 : Schools Capacities and 13 Roll Forecasts (2011) Table 9 : Open Space (2010) 14 Table 10 : Landscape Types 15 (February 2011) Table 11 : Community Facilities 16 (June 2011) Table 12 : Annual Bideford Tourist 18 Market Potential (2008) Table 13 : Summary of Findings 18 Table 14 : Significant Planning 19 Permissions (2005 - 2009) Table 15 : A Summary of the Themes and Identified Projects 24 (May 2009) Table 16 : Key Issues (January 27 2010) Table 17 : Provisional Housing 29 Requirements 2006 - 2026 Table 18 : Retail Footprint 31 Catchment Leakage
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1 Introduction
1.1 This report provides an overview of the characteristics and issues which define the form and function of Bideford and how such could impact on the delivery of sustainable growth. The report presents a profile of Bideford that provides information and comment on such matters as: housing growth and needs, economic activity, service provision and infrastructure capacity, environmental considerations and development opportunities and constraints. It is through the examination of such matters that informed decisions will be enabled in relation to how best to accommodate the town’s future needs.
1.2 The purpose of the report is to support community focused consultation related to the North Devon and Torridge Joint Core Strategy. The Core Strategy being the first of the Local Development Framework Development Plan Documents prepared by North Devon and Torridge District Councils. It is the most important document in determining how the area will evolve. Through the Core Strategy direction will be given to guide the location, form and scale of development that is required to achieve sustainable growth that will meet the areas long term needs.
1.3 It is essential that local aspirations are reflected through the Core Strategy’s vision and objectives. Through undertaking additional town focused consultation it is hoped that locally relevant and supported visions can be established for the towns of northern Devon.
Figure 1 Bideford Long Bridge
Source: Torridge District Council
2 Overview
2.1 Bideford is a medieval market town straddling the River Torridge. It is supported by good highway access from the Atlantic Highway / A39, offering good connections to Bude and North Cornwall in the south and Barnstaple in the North.
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2.2 Bideford is well known for its Pannier Market, the historic Long Bridge that connects East-the-Water with the town centre of Bideford, the port and narrow streets that help define the character of the town. All services expected in a market town, such as shops, industry, schools, health etc, are readily available.
Population
2.3 The town has grown steadily over the last 20 years, with development occurring in locations all around Bideford, significantly at: Grenville Ridge, Londonderry, Eastridge View, Ayers Close and ongoing development adjoining Manteo Way at East-the-Water. The parish population has increased by 31% over the period 1991 to 2010, providing an annualised increase of about 214 persons per year. In 1991 the population of Bideford was 13,006 residents rising to 15,000 in 2001 with a projected level of 17,070 in 2010. The rate of population growth being greatest over the period 2001 to 2010.
2.4 From 2001 to 2010 the population of Bideford increased by 2,070 people representing a 13.8% increase overall. This rate of increase was greater than that experienced in other Torridge towns (Holsworthy, Great Torrington and Northam), the District and Devon as a whole. The changes in population are shown in Table 1.
2.5 The age distribution within the Bideford population presents a range of variances from the wider geographic areas presented in Table 1. The proportion of the Bideford population within the younger age bands 0-19 and 20-39 is significantly higher than for other towns in the district and Torridge as a whole. The proportion within the 40-59 year age band is generally comparable, however within the older age bands, 60–79 and 80+, the proportion of Bideford populations is significantly lower than the Torridge average and lower than that at the county level.
Table 1 : Population
Other Torridge Bideford Torridge Devon Towns
Total Population
2001 15,000 19,266 58,965 1,136,500
2010 17,070 20,922 65,716 1,179,354
Change 2,070 1,656 6,751 42,854
% Change 13.8% 8.6% 11.4% 3,7%
2010 Age Group Proportions
0 - 19 24.6% 18.9% 21% 21.5%
20 - 39 24.4% 19.6% 19.6% 23.9%
40 - 59 27.6% 26.7% 28.3% 27.2%
60 - 79 18.7% 26.8% 25% 21.4%
80+ 4.7% 8% 6.1% 6.0%
Source: Office for National Statistics - Census (2001), South Devon Health Informatics Service - Family Health Services Authority (FHSA) (2010): Retrieved from Devon Facts and
Figures (Devon County Council)
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2.6 Although the elderly population in Bideford is currently lower than the district and county average, change is reflective of the national trend of an increasingly ageing population. In 2008, 19% of the population in the South West was estimated to be 65 years and older. By 2033 more than a quarter of the population of the South West will be 65 years and over. The population in Torridge District already exceeds these levels(1), although in Bideford the current population has not yet reached the high rates anticipated for 2033.
2.7 The population of Bideford / Northam is projected to increase by 4,874 people (2), 2006 - 2021, an increase of 13.2%.
Income
2.8 Average household incomes in Torridge are the lowest of any Devon District. At £24,958 (2009), the average household income within Torridge was £2,015 (8%) below the Devon average. The average household income in Bideford is £23,448, which is £1,510 (6%) below the district average and correspondingly £3,525 (13%) below the county average. As illustrated in Table 2 there is however a variance in household incomes across the three town wards of approximately 8%.
2.9 Table 2 illustrates geographic variance in average household incomes and the proportion of those households with incomes below £15,000 and £20,000. Residents in Bideford North, Bideford South and Bideford East had income levels well below those of both the district and county levels.
Table 2 : Average Household Incomes (2009)
Total Households Household % Households % Households with Income Average with an Income an Income of Less (Median) Less than than £20,000 £15,000
Torridge 29,362 £24,958 26.3% 35.1%
Devon County 331,804 £26,973 25.7% 34.3% Council
Bideford North 2,844 £24,580 24.9% 33.2%
Bideford South 2,339 £22,565 13.6% 18.1%
Bideford East 2,234 £22,934 20% 26.7%
Source: Household Income Average (Median) - CACI Paycheck data (2009) / CACI (2008)
Benefits
2.10 All benefits listed in Table 3 are provided at a higher rate in Bideford than for the district, county and at the national level. The percentage of recipients of Job Seekers Allowance and Pension Credits is significantly higher than the district and county average.
1 Sub national Population Projections, ONS (May 2010) - http://www.statistics.gov.uk/pdfdir/pproj0510.pdf 2 Joint Strategic Needs Assessment Holsworthy Profile 2009: http://www.devon.gov.uk/jsna
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Table 3 : Benefit Claimants (May 2009)
Percentage of: Bideford Torridge Devon National
16 - 59 year olds claiming income support 6.3% 4.5% 3.9% 5.6%
16 - 64 year olds claiming job seekers allowance 4.3% 2.8% 2.0% 3.7%
Total population claiming disability living allowance 5.7% 4.8% 4.2% 5.2%
65 and older claiming attendance allowance 19.3% 16.0% 17.3% 18.2%
60 and older claiming pension credit 22.4% 17.0% 15.3% 20.6%
Source: Department for Work and Pensions: Retrieved from Bideford Devon Town Profile 2010 (DCC)
Employment
2.11 Bideford provides the focus for economic activity within Torridge District. The majority of employers and employment areas are located in Bideford, principally along Clovelly Road and Alversdiscott Road. Recent employment growth has been focused at Caddsdown Industrial Estate (off Clovelly Road), one of the districts newest employment areas.
2.12 Table 4 indicates the level of employment land available for development within Bideford's Industrial Estates. Within the Caddsdown and Clovelly Road Industrial Estates capacity exists for further development on a range of sites. Additionally, at East-the-Water two significant undeveloped sites adjoin Manteo Way and the Alversdiscott Industrial Estate providing opportunities for employment development amounting to approximately 20 hectares. The sites are allocated for general employment use in the Torridge District Local Plan and a development brief has been prepared to ensure appropriate comprehensive development.
Table 4 : Employment Development Opportunities
Planning Permissions Gross Site Area (Ha)
Industrial Estate Commenced Not Complete Without With No Longer Commenced 2010/2011 Planning Planning Available for Permission Permission Employment
Alversdiscott Road 0 8.18 8.378 3.96 16.558 0.01 - East
Alversdiscott Road 0 0 0 0.9 0 2.56 - West
Clovelly Road 0.062 1.83 2.161 1.15 4.053 0 Industrial Estate
Clovelly Road - 0 0 0 0.53 0 0 South
Caddsdown 0 0.428 1.63 4.08 0.428 0 Industrial Park
Total 0.62 10.438 12.169 9.72 21.039 2.57
Source: Torridge District Council Employment Land Monitoring (2011)
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2.13 The Rural Devon Employment Land Review (2008) identified that Bideford has approximately 6,554 economically active residents. The report also identified that the majority of future employment growth within the district will occur within the Bideford area and that such will be achieved on the basis of local company expansion with some modest levels of inward investment. Bideford being advantaged over other local markets by its importance as a local strategic centre and improved connectivity to the areas sub regional centre (Barnstaple) and markets beyond via direct access onto the A39 Atlantic Highway and subsequently the A361 North Devon Link Road.
2.14 The Rural Devon Employment Land Review determined that the overall land supply is not an obstacle to growth, but of importance is the availability of serviced land available to occupiers. Historic issues of land values and the costs of opening land for development has meant that unless the public sector intervenes or there is a large occupier requirement then it is often uneconomic to bring serviced land forward.
2.15 Table 5 shows the percentage of employees in various employment sectors across the town and in comparative areas. There are clear concentrations of sector activity in Bideford with regard to manufacturing, wholesale and retail, real estate and business activity, health and social work and public administration. The percentage of the workforce involved in manufacturing is 15.4%, significantly above the Torridge (13.3%) and Devon (9.2%) average. Wholesale and retail trade employment levels in Bideford at 20.8% are also significantly higher than the district average of 15.7%. Employment sectors which are comparably under represented in Bideford include: agriculture, construction, transport and communications and other community services.
Table 5 : Employment Sectors (2007)
Percentage of All Employees Bideford Torridge Devon
Agriculture and Forestry 0.2% 6.5% 2.2%
Fishing 0% 0.1% 0.1%
Mining and Quarrying 0% 0.1% 0.2%
Manufacturing 15.4% 13.3% 9.6%
Gas and Water 0.2% 0.2% 0.8%
Construction 5.7% 7.2% 5.7%
Wholesale and Retail Trade 20.8% 15.7% 18.2%
Hotels and Restaurants 5.9% 9.8% 8.9%
Transport, Storage and Communications 3.1% 3.8% 6.0%
Financial Services 1.8% 1.0% 1.6%
Real Estate and Business Activities 12.1% 10.0% 12.4%
Public Administration and Defence 7.9% 3.5% 6.4%
Education 11.8% 11.7% 9.4%
Health and Social Work 12.0% 12.6% 13.4%
Other Community Services 3.1% 4.5% 5.0%
Source: Office for National Statistics: Retrieved from Bideford Devon Town Profile 2010 (DCC)
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Unemployment
2.16 Unemployment levels across Bideford, as shown in Table 6, are relatively low, but have remained consistently higher than rates for the district and the county. The increase in unemployment claims 2006-2011 within Bideford was also significantly greater than experienced in the comparison areas. Within the three Bideford Wards (North, South and East), Bideford North currently (February 2011) experiences the highest unemployment rate at 5.1% and Bideford South the lowest at 4.2%.
Table 6 : Unemployment Claimants 2001 - 2011
Bideford Torridge Devon
2001 2006 2011 2001 2006 2011 2001 2006 2011
Number Unemployed 484314n/a 1,121 816 1,135 8,581 6,138 10,159
% of Working Age (16-64) Population 3.1%n/a 4.6% 3.1% 2.1% 2.9% 2% 1.4% 2.2%
NOMIS: Official labour market statistics (February 2011)
House Prices
2.17 Average house prices for Bideford and Northam steadily increased from 2001 to 2007 (Table 7), then fell back in 2009. This overall price increase has been at a higher rate than the County and England and Wales average. The average house price of £193,896 for Bideford/Northam is £17,304 or 8% below the average Torridge house price of £211,200, but well above the lowest ward average of £149,822 at Clovelly Bay.
2.18 Average house prices in Bideford/ Northam increased at a rate higher than that experienced across Devon and nationally over the period 2001-2009. Property prices do however vary considerably between Bideford and Northam and across the wards within each parish. In 2009 the average property price in Bideford was £165,186 compared with £213,927 in Northam. Within Bideford the average property price by ward in 2009 was: Bideford East £171,941, Bideford North £170,389 and Bideford South £153,229, all of which fall significantly below the the district average of £211, 200.
2.19 Property prices across all areas have been subject to reduction from 2007 and current market conditions suggest this trend has continued. Despite declining house prices from 2007, the combination of low household incomes, higher unemployment and relatively high house prices has affected people's ability to purchase housing. Affordability is a challenge for the residents of Bideford and the district as a whole. In 2009 the house price to household income ratio in Bideford was approximately 7:1, while for Torridge the ratio was 9.4:1.
Table 7 : Average House Prices 2001 - 2009
Overall Average Prices % Increase 2001 2003 2005 2007 2009 (£) 2001/2009
Bideford and Northam 94,071 143,899 180,108 204,495 193,896 106%
Devon 112,813 165,264 208,323 241,523 223,636 98%
England and Wales 92,183 129,632 157,880 179,905 157,033 70%
Source: Land Registry data: Retrieved from Bideford Devon Town Profile 2010 (DCC)
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Housing Supply
2.20 In April 2011 there were 7,719 Council Tax banded properties in the Bideford Parish. A total of 46% fell in Council Tax band A, 26.5% in Council Tax band B and 3.2% in Council Tax band E. In comparison 25.7% of all Torridge properties are within Council Tax band A, 21.8% in Council Tax band B and 15% in Council Tax band E.
2.21 Housing completions for the period 1991 to 2001 amounted to 615 dwellings, whilst for the period 2001 to 2011 a further 1500 dwellings were built(3). The rate of housing growth increased from an annual rate of about 61 units in the period 1991-2001 to 150 units per annum in 2001-2011. Figure 2 illustrates annual housing completions across Bideford, depicting a general increase in achieved development which peaked during 2006 - 2007. Recent years have seen a decline in completions, reflecting the challenging housing market associated to the economic downturn. Figure 2 Annual Housing Completions 1991 to 2011
Source: Torridge District Council Annual Housing Completions Monitoring - 1991-2011
2.22 Residential development opportunities in the Bideford Parish at April 2011 amounted to 1399 dwellings, which comprised of 288 dwellings on sites subject to construction and a further 611 dwellings on sites with planning permission on which no work had commenced. (4) Additional development opportunities are also available to the extent of about 500 dwellings on sites which are allocated for housing use in the Torridge District Local Plan but have not yet come forward for development.
3 Torridge District Council Housing Completions Monitoring 1991-2011 4 Torridge District Council Fiver Year Housing Land Supply Assessment 2012- 2017, 31 March 2010
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2.23 The Torridge District Local Plan currently determines the scope of permissible development, which in respect of Bideford generally relates to that which falls within a defined development boundary for the Town.
2.24 Affordable housing need in Bideford, as across the wider Torridge area in both urban and rural locations is a significant issue. The referenced affordability ratio illustrates the variance between average local household income levels and house prices. The Strategic Housing Market Assessment included Bideford within the Taw and Torridge Towns and Rural Fringe sub market area, which is described as "a predominantly lower value area with some localised price hot spots". Bideford was also identified as having lower new build values.
Deprivation
2.25 Torridge is ranked 188th from 326 local authorities in the English Indices of Deprivation (2010). At a local level Torridge is the third most deprived district council area in Devon. Deprivation issues in Torridge relate to the presence of barriers to housing and services, (physical and financial accessibility of housing and key local services), education, skill and training and the quality of the living environment (immediate home surroundings). Within these measures of deprivation(5), the majority of Torridge experiences higher than average levels of deprivation. More positively, the majority of Torridge falls with in the top quartile (least deprived) of the deprivation measure for crime, which takes account of recorded crime rates.
2.26 Indices of deprivation for Bideford(6) indicate the presence of a range of deprivations across the parish. The majority of areas within Bideford have above average levels of deprivation. Overall Bideford is predominantly within the third quartile of most deprived areas. Above average deprivation is present in respect of: income, employment (involuntary exclusion of the working age population), skills and training (educational disadvantage) and the living environment (quality of housing and air quality and traffic accidents). Bideford generally performs above the average in respect of deprivation measures relating to barriers to housing and services (physical and financial accessibility of housing and key local services) and crime (rate of recorded crime), which is in the top quartile (least deprived).
2.27 Significantly the Local Super Output Areas focused on the town centre, the western part of East the Water and the area between Stucley Road and Clovelly Road are within the most deprived areas (bottom quartile).The least deprived area within Bideford includes the Londonderry housing estate and part of Abbotsham Road.
Health
2.28 Bideford is currently well provided for in respect of local health services. The local NHS run hospital has a wide range of medical facilities which includes a minor injuries unit. Specialist facilities and more serious accident and emergency treatments have however to be dealt with at North Devon District Hospital in Barnstaple. A number of doctor surgeries, dentists and opticians are also available within the town.
2.29 The continuing growth of Bideford will place further pressure on existing services and the need for additional capacity to meet generated needs will be dependent upon growth levels. If previously considered levels of growth were maintained, the Devon Primary Care
5 http://www.communities.gov.uk/document/statistics/pdf/1871208pdf. 6 Local Super Output Area E01020277/85: http//www.imd.communities.gov.uk/InformationDisplay.aspx
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Trust indicated the need for a further 458m2 of accommodation to meet the needs of another 5,500 patients both in respect of the Wooda Surgery and the Bideford Medical Centre. The opportunity to achieve an expansion of existing services from current surgery premises may be problematic as a consequent of site limitations. The Wooda Surgery in East-the-Water is already about 30% undersized for the population it service.
2.30 In 2001 90.1% of residents surveyed in the Bideford Parish said they are in good or fairly good health, comparable to 90.4% for the District and 91.4% for Devon (7). Approximately 19.21% of residents surveyed in the 2001 census said they had a long term illness compared to 19.9% for the District and 19% for Devon.
Schools
2.31 Table 8 shows that Bideford has four primary/junior schools one secondary school (Bideford College) which includes a sixth form. Bideford College was recently rebuilt as part of the Building Schools for the Future Pathfinder project, which resulted in a capacity increase of about 15%.
2.32 St Marys Church of England Primary School is currently operating beyond capacity with forecast rolls extending pupil numbers well beyond the schools net capacity. Pynes Infant School and Nursery is also currently operating very close to its net capacity. Some latitude with regard to capacity exists against current and short term forecast enrolments at Westcroft Junior School and East-the-Water Community School. Forecast enrolment numbers for 2015 indicate that St Mary's Church of England Primary School and East-the-Water Community Primary School pupil numbers will exceed capacity.
2.33 Devon County Council's Education Services note that the below forecasts do not take account of additionally planned housing. Continued development and resultant population growth will place additional demands on the towns schools and additional capacity will need to be secured. The scale and most appropriate means of delivering additional educational capacity will be determined when future growth levels are known.
Table 8 : Schools Capacities and Roll Forecasts (2011)
Net Total Total Forecast Forecast Forecast Capacity Number Number Number Number Number Name June on Roll on Roll on Roll on Roll on Roll 2011 2009 2010 2011 2013 2015
St Marys Church of England Primary 324 340 338 343 353 377 School
Pynes Infant School and Nursery 268 256 256 252 233 249
Westcroft Junior School 360 347 328 320 330 318
East -the -Water Community Primary 230 182 193 204 216 248 School
Bideford College 1,854 1,628 1,604 1,594 1,558 1,500
Total 3,036 2,753 2,719 2,713 2,690 2,692
Source: Devon County Council Education Service (2011)
7 Bideford and Northam Devon Town Baseline Profile May 2006
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Open Space
2.34 Northam has a good number and range of open space typologies as indicated in Table 9, with existing deficiencies established through the completion of a PPG17 Open Space Assessment. Minimum standards in terms of distance and population per hectare of each typology will establish if there are open space deficiencies in the town. The Torridge Open Space Assessment is due to be completed in 2011.
Table 9 : Open Space (2010)
Typology Number
Parks 3
Play Areas 13
Open Space 10
Sport Fields 5
Allotment Sites 3
Woodlands 2
Source: Torridge District Council / Bideford Town Council
Heritage
2.35 The town of Bideford has a historic port at its centre. The network of medieval streets reflects the maritime trading heritage. The town centre has retained much of its historic street pattern and contains a large number of listed buildings. The Bideford Conservation Area, which contains over 200 listed buildings, extends to cover the majority of the towns commercial area. The variety of architectural styles and number of listed buildings in the Parish ( 2 Grade I, 10 Grade II* and 240 Grade II) are testament to the history of the area. Of particular note are the Grade I Listed: Royal Hotel and Bideford Long Bridge, along with the properties of Bridgeland Street, which contains a significant number of listed buildings including 5 Grade II* Listed Buildings.
Figure 3 Rope Walk 2.36 The Bideford Conservation Area was first designated in 1972 and then subsequently extended in 1976,1999 and 2008. A Conservation Area Appraisal was completed in 2009. A further Conservation Area in the Old Town to the south west of the town centre covers a largely unaltered late Victorian townscape of terraced housing along Clovelly Road. Within the Conservation Areas there are two Article 4 designations that restrict certain permitted developments, at Clovelly Road and at High Street. The Bideford East Conservation Area was originally designated in 1984 and then extended in June 2004.
2.37 The protection and preservation of Bideford's heritage is important and is considered to be linked with maintaining the towns commercial viability.
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Landscape
2.38 The Joint Landscape Character Assessment for North Devon and Torridge (February 2011), identifies a number of landscape typologies for the Bideford area. The overall strategy for each character type is to protect and enhance the special qualities. A summary of these qualities and strategies for the four landscape types in Bideford are set out in Table 10.
Table 10 : Landscape Types (February 2011)
Type Commentary
3A Upper Farmed Wooded Upper catchments of the main river valleys. Valley Slopes Special qualities are the open landscape, sunken lanes and species – rich hedgebanks, woodland, cob and thatch buildings and starlit skies.
The overall strategy is to protect the rural character and historic sense of place.
3G River Valleys Slopes and Tributaries of the main rivers. Combes Special qualities are the unspoilt secluded character, woodlands, the mosaic of water, hedges, fields and woodland, wildlife havens and sunken lanes and stone bridges.
The overall strategy is to protect and enhance the secluded character of river valleys.
4A Estuaries Taw – Torridge Estuary and surrounding mud flats and marshes.
Special qualities are open / expansive views, unique flora and fauna, opportunities for waterfront access and recreation and historic quays.
The overall strategy is to protect the character and open views to and from the estuary.
5B Coastal Undulating Rolling farmland. Farmland Special qualities are open uninterrupted sea views, field patterns, productive farmland, peace and tranquillity and low levels of development.
The overall strategy is to protect the working agricultural landscape with open sea views.
Source: Joint Landscape Character Assessment for North Devon and Torridge Districts (February 2011) - http://www.torridge.gov.uk/index.aspx?articleid=6374
Community Facilities
2.39 Bideford has a relatively large number and wide range of community facilities and services as set out in Table 11. The range of facilities is reflective of the size of the town and its role as an important service centre. Recent improvements have included an expanded retail offer provided by a new Tesco supermarket at East-the-Water and an extension to Morrisons Supermarket. A rebuilt Bideford College, opened in September 2010 also resulted in the provision of improved and expanded educational facilities.
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Table 11 : Community Facilities (June 2011)
Facility Number
Banks and Building Societies 6
Places of Worship 5
Cinema 1
College 1
Dental Practices 7
Doctor Surgery 3
Hospital 1
Optician Practices 5
Pharmacy 4
Police Station 1
Post Office 2
Primary School 4
Public Houses 11
Sport Pitches Football 3
Cricket 2
Rugby 1
Supermarkets 5
Community Halls 1
Vet 2
Transport
2.40 The port caters for ships up to 100 metres in length. A pilotage service is on hand to help ships navigate the Taw / Torridge Estuary and a Fuchs crane is available to load and unload cargo. Commonly exported cargo includes timber, aggregates, raw materials and clay extracts. The port also has other recreational users, a limited fishing fleet and is home to the MS Oldenburg, the support vessel for Lundy Island, which regularly transports goods and passengers to and from the Island.
Public Transport
2.41 Bideford is supported by an excellent bus service, with frequent services to and from Westward Ho!, Northam, Appledore and Barnstaple, which allows travel to work by public transport. Connections to Exeter, Bude, Great Torrington and Holsworthy are less frequent. National Express offers a daily service to and from London, Birmingham and Bristol.
2.42 For those without access to public or private transport, there is the option of using the Torridge Community Transport Association’s ring and ride service.
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Figure 4 Bideford Quay
Source: Torridge District Council
2.43 With regards to car parking, there are 9 Torridge District Council public pay and display car parks, with space for 1011 cars, providing short and long stay parking within and adjoining the town centre. A private car park for 50 vehicles (Chopes Car Park) is also available within the town centre. A Parking Study prepared for North Devon Plus in June 2010, to assist in the development of regeneration plans for the town, established that demand for some car parks exceeds capacity, but there is enough overall capacity to cater for existing demand.
Cycling
2.44 The National Cycle Network Route 27 (Devon Coast to Coast) and National Cycle Network Route 3 (West Country Way) that pass through Bideford (Map 1) provide dedicated cycling routes in and around Bideford.
Walking
2.45 A good network of public footpaths also supports walking as a recreational and transit option. The Bideford heritage trail through the old part of town and the Tarka Trail along the eastern bank of the River Torridge are well used by tourists and residents.
Tourism
2.46 Tourism makes a significant contribution to the Bideford economy. The town and wider area of northern Devon area attracts tourists from the whole country. The total annual tourism market potential is £26.3 million. A more detailed breakdown of this figure is shown in Table 12.
2.47 Highlights from a recent survey (CACI 2010) with regard to the experience of visitors to the town included: an appreciation of the range of independent shops and the towns uniqueness, the majority of visitors rated their visit as good or very good, the ambiance of
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the town and the natural landscape were the two most appreciated attributes. Some negative elements were also reported by the survey which related to the run down nature of some parts of the town, the presence of vacant sites and issues relating to car parking.
2.48 The main visitor attractions within the town are: The Quay, Pannier Market, Chuleigh Fort and the Burton Art Gallery and Museum (Torridge Town Council, Bideford Town Guide 2009 – 2010). Bideford is often used as a base to explore the wider northern Devon area or is visited by tourists based in the nearby resort of Westward Ho! or resorts in North Devon and North Cornwall.
Table 12 : Annual Bideford Tourist Market Potential (2008)
Spend Category Holiday Visiting Friends Day Visits Total Makers and Relatives
Retail 1.7 0.3 4.2 6.1
Catering 2.7 0.4 5.1 8.2
Entertainment / Attractions 1.3 0.2 1.4 2.8
Total Tourism Retail / Expenditure 5.7 0.9 10.6 17.2
Accommodation 4.5 0.7 0 5.2
Travel 2.0 0.3 1.7 4.0
Total Tourism Expenditure 12.1 1.9 12.3 26.3
Source: CACI Analysis and South West Tourism, Value of Tourism Devon & Districts 2008
Summary
2.49 A summary of findings pertinent to Bideford are presented in Table 13.
Table 13 : Summary of Findings
Topic Commentary
Population Significant population growth between 2001 and 2010, with high growth expected to continue.
Income Relatively low income
Benefits Relatively high claimant rates, in comparison
Employment Relatively high percentage employed in manufacturing, wholesale and retail
Unemployment Relatively low unemployment rates, but higher than district and and county rates.
House Prices Increasing house house prices; average house prices in Bideford are amongst the lowest in the district but affordability issues remain.
Housing Supply Significant housing construction between 2001 and 2011, with a spike during 2006 / 2007. A large number of sites remain available for development within the framework of the Torridge District Local Plan
Deprivation Above average levels of deprivation with regard to income, employment, education and skills, but less deprived for barriers to housing and services, health and disability and crime. There is however variance in the extent of deprivation within Bideford.
18 Bideford Town Study Bideford Town Study
Topic Commentary
Health Bideford has a good supply and range of health services, but travel is required to access specialist facilities. An extension to existing facilities may be required to support population growth.
Schools The rebuilt Bideford College resulted in an increase in secondary school capacity. The need for new primary and secondary schools will depend on the scale of future growth.
Community Facilities Good range of facilities. Recent improvements include the opening of a Tesco supermarket at East-the-Water and the completion of work at Bideford College.
Transport Excellent bus transport is available to Westward Ho!, Northam, Appledore and Barnstaple. Car parking in Bideford is adequate in respect of available spaces.
Tourism Bideford is a popular tourist destinations with a range of attractions within and close by, it is often used as a base to explore North Devon. Tourism is a significant contributor to the local economy.
3 Significant Planning Applications
3.1 Table 14 provides a selection of consented major planning applications for Bideford at April 2010. It is recognised that construction may have started and completion achieved for some developments.
Table 14 : Significant Planning Permissions (2005 - 2009)
Application Site Address Proposed Status Reference
1/0834/2010/FULM Morton Lodge, Clovelly Erection of 14 dwellings Not started Road
1/0327/2008/FUL Cleave Wood, Mines Road Erection of 12 dwellings Not started
1/0750/2007/REM Land at Catshole Lane Construction of 18 detached dwellings Nearly complete 1/0109/2008/REM
1/0939/2007/REM Thornlands Erection 148 dwellings Partially complete
1/0930/2007/REM Thornlands Erection of 161 with associated Partially services complete
1/0614/2007/FUL Heathfield Construction of 64 dwellings Not started
10/0759/2009/FULM East of Union Close Construction of 14 dwellings Not started
1/0051/2009/FULM Land off Fillablack Road Construction of 34 dwellings Not started
1/0030/2010/OUTM Littlebrookes, Mines Road Up to 14 dwellings and a play area Not started
1/0751/2007/OUT 81 Meddon Street Construction of 42 flats and houses Not started
1/0651/2008/LA Pollyfields Construction of 60 dwellings Not started
Bideford Town Study 19 Bideford Town Study
Application Site Address Proposed Status Reference
1/0647/2007/OUT Grenville College, South of Construction of 199 dwellings and Not started Abbotsham Road sports facilities
1/0773/2008/FUL Manteo Way Erection A1 Food store and Complete associated services (Tesco)
1/0626/2008/FUL Kingsley Road 2 storey extension to Morrisons Complete Superstore
1/1066/2007/CPO Abbotsham Road Replacement School Complete
Source: Torridge District Council Planning Department (2010)
4 Size, Land Use and Character
4.1 The built form is dominated by the River Torridge / Estuary, the Quay and the hilly topography. The narrow streets, large number of historic buildings, the Long Bridge and the new Torridge Bridge, together with the surrounding countryside, play a dominant role in defining the character of Bideford. Most of the buildings on the periphery of the town centre are in more modern low-medium density developments.
4.2 Facilities and employment opportunities are accessible by the majority of the towns population. The town centre is within walking distance for a significant proportion of the towns population and public transport provides transport options for the majority of the town's residents in respect of access to work and services. The town is quite spread out and the contained development includes relatively large clusters of retail, industrial, community and open space land uses.
4.3 Map 1 shows that Bideford is a moderate size and significantly larger than the districts other towns. The scale and diversity of retail, related service provision and employment opportunities are considered to be appropriate to a town of Bideford's size, an expansion of which will however be required to achieve balanced development with additional residential development. 5 Constraints
Flooding
5.1 Flooding from the River Torridge affects large parts of the built up area. Map 2 shows that a significant area of Bideford is affected by flood risk. The North Devon and Torridge Strategic Flood Risk Assessment identifies the extent of coverage of Flood Zones 2 and 3, the focus of which is from Chanters Road to Pill Road and west through Kenwith Valley. East-the-Water is less affected, but the area from the Queens and Brunswick Wharves to Nuttabury is subject to flood risk.
5.2 The presence of flood risk will be a significant factor when considering the form and location of development options. Opportunities to bring forward a range of regeneration sites in Bideford, to support the town centre in respect of viability and to improve the appearance and use of the wider area will be affected by the extent of flood risk.
20 Bideford Town Study Bideford Town Study A39 MAP 1: EXISTING LAND USES N
A386
A39
B3235 KENWITH VALLEY NATURE RESERVE
BIDEFORD COLLEGE 300m
600m
900m
ATLANTIC VILLAGE
1200m
A386
LEGEND: Industry Principal Open Spaces Development Boundary Conservation Area Bus Routes Tarka Trail
A39 Retail Community Facilities Parish Boundary 600m Distance from Town Centre Main Roads
(at A3 size) Bideford Town Study
5.3 The River Torridge is affected by both fluvial and tidal influences, the town experienced regular tidal flooding before improvements were achieved to defences in 2005. Today, the town is protected to a greater extent by flood defences along the eastern and western banks of the estuary and is protected by flood storage at KenwithValley, the Southcott / Pillhead Marshes and at Jennett’s Reservoir.
5.4 The Shoreline Management Plan 2 Figure 5 Flood Defences (October 2010) indicates that for the coastal area between Hartland Point and Anchor Head the existing flood defences are expected to remain in good condition over the next 20 years. Flood defences are however at risk of failing after this period due to erosion and sea level rise. The Managements Plan's advocated approach for the short term for the Taw- Torridge Estuary is to maintain existing defences while detailed investigations are undertaken to support the long term vision: "to manage the flood risk to people, property and infrastructure while allowing the estuary, where possible, to evolve naturally in response to climate change and rising sea levels.
Topography
5.5 Bideford town centre is located on relatively steep slopes, which together with the historic streetscape adds an element of constraint to development options. There are height and slope variations within and beyond the built form of the town, although providing little in the way of capacity restraints some of the areas adjoining the town are prominent in the landscape as a consequence of the landforms undulating nature. In planning for the towns future needs, regard should be taken of landscape impact both in the location of development and of its form and design.
Landscape
5.6 Torridge District Local Plan (2004) identifies only the presence of an Area of Great Landscape Value to the south of Bideford, but such does not adjoin the built form of the town. The open countryside around the built up area nevertheless has special characteristics. The Joint North Devon and Torridge Landscape Character Assessment, as previously referenced elaborates on these landscape qualities.
Conservation
5.7 The River Torridge / Estuary is a designated Site of Special Scientific Interest, providing important wildlife habitats, the conservation of which is of significance. There is also a number of sites designated as being of local conservation importance which are defined through the Torridge District Local Plan (2004), most of which are beyond the current development limits of the town. In determining the location and form of future development opportunities, regard should be given to the continuing value of local as well as national designations.
22 Bideford Town Study Bideford Town Study
5.8 As previously reference, Bideford has three Conservation Areas, and over 200 listed buildings including a number of Grade 1 and 11* listed buildings. The historic form of the town centre and environs will influence the nature of development on related sites. 6 Relationships to other centres
6.1 Bideford is the main town in Torridge District, providing vital services to Westward Ho!, Northam and Appledore, all a short distance away and to other smaller towns and villages further afield. The town acts as an important service centre, providing a wide range of services, retail options, education, health, community facilities and employment opportunities. The linking of Bideford and Barnstaple via the A39 Atlantic Highway results in strong linkages between the towns and significant levels of cross commuting and travel. The close proximity and size of the two towns reinforces this relationship. The A361 North Devon Link Road connects the area with Mid Devon and beyond.
6.2 Bideford contains a number of supermarkets, which together with the facilities in the town centre and the out of town outlet at Atlantic Village provide retail services to the town and beyond. The range and quality could be viewed as supporting a wide customer base. There is however a strong element of competition between Bideford and Barnstaple, most significantly in respect of comparison goods, although such is diminished by the range of retail outlets provided at Atlantic Village. Barnstaple, which is only 13 km from Bideford is a significantly larger centre and provides a higher number of national multiple retailers. Barnstaple has about 33% market share of the Bideford catchment. There is a high level of retail expenditure leakage from Bideford to Barnstaple.
6.3 Employment is supported by businesses at a range of employment centres, most significantly at the Caddsdown, Clovelly Road and Alversdiscott Industrial Estates together with services and facilities in and around the town centre. The majority of the towns working residents, work in and around Bideford, although a significant proportion commute elsewhere.
6.4 Bideford College provides secondary education for local residents and the surrounding catchment of villages. The presence of a sixth form, which is not available in Holsworthy or Great Torrington further extends the range of its catchment, although some pupils alternately attend Petroc College in Barnstaple.
6.5 Bideford Hospital provides a number of essential services, some of which are not available at other smaller hospitals in the district. For some specialist facilities Bideford residents do however need to travel to the North Devon District Hospital in Barnstaple or the Royal Devon and Exeter Hospital.
6.6 Commuting pattern information provided by the 2001 Census provides a useful guide as to work related travel patterns between the areas main towns. Accepting that some change may have occurred during the intervening time, the 2001 Census indicates approximately 58% of the working population of Bideford work within the town and that commuting occurs on the basis of 12% to Barnstaple, 5% to Appledore, 4% to Great Torrington, 3% to Northam and 2% to Westward Ho!. The remainder of Bideford's working residents commute to a wide range of other destinations within and beyond the district and county boundaries.
Bideford Town Study 23 Bideford Town Study
7 Community
Bideford Community Plan
7.1 Table 15 provides a summary of the actions in the Community Action Plan.
Table 15 : A Summary of the Themes and Identified Projects (May 2009)
Theme Projects
Developing a Sense of Place Old Town cemetery improvements Jubilee Square improvements Town signage improvements Restoration of cannons on Bideford Quay Bideford 500 heritage promotion Retaining Kathleen & May Enhancing the Bideford heritage railway centre Individual Tourism projects
Improving Education and Training Bideford College redevelopment Training and mentoring in the community Establish a vocational centre
Improving Quality of Life Bideford Town Band room Provide a wall for graffiti art Establish a youth café Upgrade the BMX youth cycle track Provide multi purpose community facilities for cadet groups and uniform services Provide a one stop shop police support office Refurbish the Polly Fields Centre Establish a neighbourhood framework for Bideford Develop a Bideford East Youth Club Extend the Barton Art Gallery Provide new facilities as Hawthorne Park
Promoting Local Business and Economy Develop new industrial land at Bideford East Improve local Business productivity Support local produce
Protecting and Enhancing the Protect Ford Woodland Environment Preserve and enhance Bideford wetlands Improvements to the New Road Area
Improvements to Rolle Canal
Upgrade Infrastructure and Improve Bideford East housing Access to Services Establish a walking / cycle track to Appledore Develop a community hub for Bideford
Source: Bideford Community Action Plan (2009)
24 Bideford Town Study Bideford Town Study
Regeneration
7.2 The Bideford Regeneration initiative was launched in 2004, as a partnership of The Town, District and County Councils, along with voluntary and community groups and the South West Regional Development Agency. The principal objective was to improve the character of Bideford, to encourage more investment in the area, to improve the local economy and to generate social and community benefits. A strategic regeneration framework (Terence O'Rourke 2007) was subsequently produced followed by a Feasibility Study and Delivery Strategy (Savills 2009). Central to the Framework was the identification of five town centre sites that were deemed to be of strategic importance in delivering the regeneration objectives. The District Council are now working with North Devon+ to achieve delivery of appropriate development on the five regeneration sites.
Cattle Market
7.3 The site is located off Chanters Road, bordered by Park Lane and Park Avenue, the Riverbank Car Park and Kingsley Road. The site embraces the disused Livestock Market, pay and display parking and a range of recreational uses. Proposals presented through the Feasibility Study and Delivery Strategy are centred around expanding existing sports facilities in the town centre. The site was subject to specific consideration in the Strategic Flood Risk Assessment (Level 2), which recommended that it should be reserved for water-compatible uses as a consequence of the extent of flood risk within the site.
Kingsley Road Football Ground
7.4 The site is located immediately north of the town centre, adjoining Kingsley Road and containing the Bideford Town Football Club. Proposals presented through the Feasibility Study and Delivery Strategy are retail based, to optimise the land value and to provide an opportunity to improve the retail offer within Bideford in a sustainable manner, given the sites proximity to the existing town centre.
7.5 Further work to advance this proposal was undertaken through a Retail Needs Assessment (Savills June 2010), which identified that there was justification for the provision of new retail facilities on a qualitative basis regarding convenience goods and significantly a quantitative need for comparison goods. The Assessment also recognised the presence of constraints to the redevelopment of the site, most significantly the need to relocate Bideford Town Football Club and the sites designation as a King George V Playing Field. A further significant constraint to the sites reuse is the presence of flood risk. The Strategic Flood Risk Assessment (Level 2) confirmed that most of the site forms part of the functional flood plain, with a recommendation that site should be reserved for water compatible development, indicating that "the northern third of the site is one of the most sensitive areas to flooding in Bideford". Further work was however undertaken through an Initial Flood Risk Assessment Study Report (Halcrow, June 2011) to determine if mitigation works could satisfactory address flood risk on the site. The Study concluded that while a mitigation scheme to off set the impacts of flood risk may be technically feasible it may prove prohibitively costly and that a more detailed assessment would be required to properly assess scheme options.
The Pill
7.6 This gateway site is located to the south of Kingsley Road. The site currently includes a range of uses including; a large short stay car park, a number of commercial operations and community uses. Proposals presented through the Feasibility Study and Delivery Strategy
Bideford Town Study 25 Bideford Town Study
are for a mixed use development comprising uses suitable for the town centre location: a community hub, hotel, office accommodation and a number of complimentary uses. The proposed scheme seeks to significantly improve the urban form along Kingsley Road to create a predominate gateway site and to better integrate the Dispensary building.
7.7 Flood risk is also a relevant consideration presented through the Strategic Flood Risk Assessment (level 2). The flood risk is however considered to be manageable, and reuse of the site could be enabled subject to proposals passing PPS25 (Development and Flood Risk) Sequential and Exceptions Tests.
Bridge Street
7.8 The site is located on the southern edge of the town centre and incorporates a car park and privately owned businesses. Proposals presented through the Feasibility Study and Delivery Strategy are for retail, residential use and car parking. The site is not subject to flood risk as a constraint but issues which will impact on the scope and nature of acceptable development are; the challenging topography, the need to maintain car parking levels and the historic environment within which the site is contained.
7.9 The site is subject to a Torridge District Local Plan Proposal (BID14), which seeks to increase the intensity of use on the site with a development that is of a high design standard and which retains car parking levels. On this basis, a development brief is being prepared for the site, by North Devon+, with the support of Torridge District Council. The focus of the brief is to ensure the appropriate integration of the proposed development of residential and car parking uses within the historic townscape, improve linkages with the town centre and the Pannier Market and ensure car parking capacity is maintained.
East-the-Water Wharves
7.10 The former wharves site between Barnstaple Street and the river is substantially vacant and run down in appearance other than that element which is in use as a public car park. The site is important and prominent; it is close to and has views to and from the town centre with an extensive river frontage that provides considerable opportunities for redevelopment. Proposals presented through the Feasibility Study and Delivery Strategy are for a high quality mixed use development which seeks to maximise the sites potential.
7.11 The site is subject to flood risk. The recommendation from the Strategic Flood Risk Assessment (Level 2) is that while the flood risk can be managed, it should only be allocated for development if proposals pass PPS25 (Development and Flood Risk) Sequential and Exceptions Tests. Other issues that will impact on the form of acceptable development will be the need to maintain car parking levels, the historic environment within which the site is contained, significantly the Long Bridge and the presence of a covenant which requires views from the Royal Hotel to be maintained.
7.12 The site is subject to a Torridge District Local Plan Proposal (BID16), which seeks to achieve uses which are beneficial to the wider area and to help retain town centre viability; housing and food retail are however discounted as acceptable uses. A development brief is now being prepared for the site, by North Devon+, with the support of Torridge District Council. The focus of the brief is to secure the delivery of a high quality mixed development that contributes to the economic growth of the town.
26 Bideford Town Study Bideford Town Study
North Devon and Torridge Local Strategic Partnership – January 2010
7.13 Through the 2010 North Devon and Torridge Local Strategic Partnership Federation event the following issues were identified as important in respect of the future development of Bideford (Table 16).
Table 16 : Key Issues (January 2010)
Health Community
Health care facilities are at maximum Create community hubs. capacity. Improve design standards. Need smaller health care units. Promote carbon zero and code for sustainable The hospital needs to cater for more people. homes. Improve parking and public transport at the Follow through on S106 agreements. hospital. Need new play equipment Need extra care housing
Sport and Leisure Roads
Shortage of sport facilities. Dualing of the Bideford – Barnstaple link road. Promote healthy lifestyles. Upgrade infrastructure to attract industry and Promote dual use of facilities. tourism. Schools should not sell off facilities Improve public transport. Promote equal access to sport and leisure Safeguard the route for a new bridge. Upgrade facilities the A361
Footpaths cycle paths Public Transport
Link the Tarka Trail from East-the-Water Make more public transport available for the over the old bridge to the town centre. elderly. Improve pedestrian and cycle links between Provide ring and ride hubs. Westward Ho! and the BidefordTown Need a park and ride. Centre. Need bus links to Tiverton Parkway from Bideford. Pedestrianise more of the town centre.
Environment Education
Develop green infrastructure – link Promote the ambitions of the young. woodlands and rural gaps Create jobs to stop young people moving away. Create accessible / attractive recreational Focus more on education. land / green infrastructure Support apprentices, skills training and better Promote environmental homes paid jobs.
Economy
Invest in tourist facilities. Attract employers from the Atlantic Array project. Increase the length of seasonal jobs. Create more winter jobs. Develop Bideford as a port. Promote higher paid jobs. Provide a variety of industrial units. Provide more parking in Bideford. Provide more services in East-the-Water.
Bideford Town Study 27 Bideford Town Study
8 North Devon UNESCO Biosphere Reserve
8.1 Bideford is located in the North Devon UNESCO (United Nations Educational, Scientific and Cultural Organisation) Biosphere Reserve, an area of special landscapes, significant wildlife habitat and areas rich in cultural heritage, connecting the catchments of the Taw / Torridge Rivers / Estuaries with the ocean (North Devon’s Biosphere Reserve). An important principle of the Reserve is to promote sustainable development. Bideford is part of the buffer zone where people benefit from the recreational and tourism opportunities. 9 Vision
9.1 To guide the future growth of Bideford, in scale, direction and scope, it is necessary to establish a locally accepted vision for the town. It is through the North Devon and Torridge Core Strategy that such a vision can be defined. To assist in the determination of a new vision for Bideford that will look to shape the form and function of the town over the next 20 years it is worth reviewing any previously proposed visions.
9.2 The absence of a community or town plan means that the local community does not have a commonly agreed vision. A vision for the town was however defined through the Bideford Regeneration Initiative; contained in Regeneration Framework document (Terence O'Rourke 2006) which provided " the vision for Bideford is to restore this gem of North Devon and ensure a thriving future for its community"
9.3 The January 2010 draft North Devon and Torridge Core Strategy contained the following vision for Bideford/Northam for the period to 2026. "Bideford/Northam will be a focus for growth in northern Devon, which will be delivered having due regard to the area's environmental quality. Housing, employment and community-based needs, linked to necessary infrastructure improvements, will be met through appropriate development that is predominantly located at Bideford. Regeneration will drive social and economic improvements, in scale and quality, to achieve thriving and sustainable centres at Bideford, Northam, Appledore and Westward Ho! The required growth to meet the increasing needs of our communities will be achieved without prejudice to valued environmental assets having due regard to the importance of the area's setting and landscape."
9.4 Draft Core Strategy consultation responses provided the following direction in respect of the proposed vision and development strategy for Bideford.
Bideford to have a distinct vision from Northam; Bideford will continue to be the focus for growth within the district; Housing growth to be supported by related increases in infrastructure capacity and employment opportunities; Regenerate the town centre and key sites; Development will be to a high design standard and reflect the surrounding historic and natural environment; and
28 Bideford Town Study Bideford Town Study
10 Key Issues
Housing
10.1 The housing target for Bideford/Northam of 6,100 dwellings was provided in the Pre-Publication North Devon and Torridge Joint Core Strategy. The local target provided a contribution to the overall Torridge Requirement of 10,700 (2006-2026) contained in the Draft Revised South West Regional Spatial Strategy (1). Of the identified 6,100 units for Bideford/Northam, 5,100 was to be accommodated in Bideford. However, following consultation responses to the referenced Core Strategy and the intended revocation of regional strategies announced through the Localism Bill, North Devon and Torridge District Councils have decided to review the proposed level of housing for each district area. Locally determined housing targets will be established through the North Devon and Core Strategy
10.2 Although the Regional Spatial Strategy is to be revoked, there remains a need to establish a housing target to meet future needs. As the District's principle centre, Bideford is expected to continue to be the focus for new growth. The Strategic Housing Market Assessment for the Northern Peninsula (December 2008), identified increased demand from the growth of households and the need for affordable housing as significant challenges, which need to be addressed when determining future growth levels.
10.3 To meet the continuing economic and social needs of Bideford, indications are that growth will continue in the short to medium term though the land supply available through allocations and consented development provided by the framework of the Torridge District Local Plan. To maintain an adequate deliverable land supply additional land release will be required to accommodate housing needs over the next 15-20 years. Within Bideford there are current development opportunities that could result in the delivery of about 1500 additional dwellings, most significantly through the continuing development of land adjoining Manteo Way and at Moreton Park. The housing land supply in Bideford is formed by sites which are subject to planning commitments and through a number of Torridge District Local Plan allocations which remain outstanding.
Table 17 : Provisional Housing Requirements 2006 - 2026
Dwellings
Housing Requirement (Bideford / Northam) 6,100
Completions 2006 - 2009 820
Commitments 31 March 2009 (1) 2,006
Strategic urban extensions, incorporating: 2,500
Land between Abbotsham Road and Clovelly Road (1,500)
Land south of Bideford East (1,000)
Additional non-strategic provision 744
1. Including dwellings under construction, existing planning permissions and outstanding Local Plan allocations.
Source: Pre-Publication North Devon and Torridge Joint Core strategy (January 2010)
1 Draft Revised Regional Spatial Strategy for the South West, Development Policy B www.gos.gov.uk/gosw/planninghome/691545/
Bideford Town Study 29 Bideford Town Study
Employment
10.4 The Rural Devon Employment Land Review identified the need for about 35 hectares of employment land to be provided for the period to 2026 within Torridge District. The Land Review also recommended the application of a flexible approach to meeting employment needs and to guard against the loss of employment land. The need to support town centre regeneration, including at Bideford, was identified as important to accommodate office requirements and encourage smaller business premise provision. The presence of an appropriately skilled workforce, business development support and infrastructure which meets the requirements of a modern local economy was identified as being of equal importance in achieving economic change.
10.5 The Land Review indicated that there was no Figure 6 Entrance to Caddsdown quantitative need for additional employment land on a district basis but issues of deliverability and quality need to be addressed to ensure an effective employment land supply that will meet changing demands. The only employment site within the district that achieved a "high" market assessment ranking was the area on Clovelly Road currently occupied by AAVF Anglo and the Caddsdown Industrial Estate. A review of the existing supply is therefore required to ensure future allocations meet these requirements to support economic development and encourage diversity in the towns economic base.
10.6 In Bideford most of the available serviced plots within the industrial estates are developed. However, although further allocated employment land is available the prospects of continuing significant development is considered limited in the absence of public sector intervention. The Land Review identified Bideford as the most important town in the district in terms of employment land on a quantitative and qualitative basis, it is therefore vital that an appropriate land supply is secured.
Retail
10.7 The Torridge Retail Study (2005) identified that Figure 7 The High Street Bideford in 2003 had 42,000 gross sqm of retail floor space and 227 units (GOAD 2003) and that Bideford Town Centre was both viable and vital. The Study provided comparable information for Barnstaple, indicating the presence of 71,533 sqm of retail floor space and from 427 units and the retail dominance of the centre in Northern Devon.
10.8 The Retail Needs Assessment: Kingsley Road (Savills for North Devon+ June 2010) stated that while Bideford is the principal centre for Torridge District, it is overshadowed by Barnstaple, a significantly larger centre with a good representation of national multiple retailers, only 13km distant.
30 Bideford Town Study Bideford Town Study
10.9 Bideford does however have a reasonable range of convenience and comparison shopping facilities, as well as catering for the tourist market and the historic nature of the town and the high proportion of independent outlets is an attraction to residents and visitors.
10.10 Although there has been a recent decline in the amount of retail floor space within the town centre there has been an overall increase in the amount of retail space in Bideford, which is as a result of edge of centre and out of town supermarket development. There is also a proposal to further develop Atlantic village, a planning application that would increase the retail space by 5,200 sqm is currently awaiting determination. The town experiences a high degree of expenditure leakage, most significantly to Barnstaple. The Atlantic Village outlet centre also impacts on expenditure levels and potential investment interest from national retailers.
10.11 CACI research (December 2010) identified that Bideford's Retail Footprint catchment contains 84,362 people who spend a total of £213.3 million on comparison goods annually from which Bideford is expected to achieve a 4.0% market share, resulting in a total comparison goods market potential of £8.5 million. A detailed breakdown of the retail catchment leakage is shown in Table 18. The average market share for a Rural Centre is 19.0%. The report determines that the strong offer of Atlantic Village is the cause of this low market share. The Retail Needs Assessment (Savills June 2010) examined market share on the basis of drive times from the centre, on which basis a comparison spend of £80.8 million was identified from which the town centres market share was 32%. The Assessment identified Barnstaple as having the greatest draw on the available expenditure within the defined catchment area.
Table 18 : Retail Footprint Catchment Leakage
Centre Name Centre Class Distance Core Total from catchment Catchment Bideford Market Share Market Share (Miles) (%) (%)
Bideford - Atlantic Village Major Factory Outlet 1.5 66.1 54.0 Centre
Barnstaple Average Regional Towns 7.7 15.1 23.3
Barnstaple - Roundswell Retail Parks Minority 6.2 6.0 6.6 Retail Park Fashion
Exeter Quality Regional Centres 35.9 n/a 4.9
Bideford Rural Centres 0 10.8 4.0
Barnstaple - Whiddon Valley Retail Parks Minority 8.3 1.2 1.8 Industrial Estate Fashion
Holsworthy Small Rural Centres 15.8 n/a 0.9
Hatherleigh Small Rural Centres 14.9 n/a 0.9
Torrington Small Rural Centres 5.3 0 0.8
Okehampton Rural Centres 21.2 n/a 0.6
Source: Retail Footprint 2010 - North Devon Plus: Bideford, Westward Ho!, Appledore: Economic Research 2010
Bideford Town Study 31 Bideford Town Study
10.12 The Retail Needs Assessment determined that Bideford Town was under performing in its role as the districts main centre and that if new retail facilities were attracted to Bideford then it would be possible to retain a greater proportion of available expenditure.
10.13 In response to the changing demands and challenges faced by town centre retailers Bideford Chamber of Commerce are preparing a Strategy for the town centre. The aims of the Strategy, which is in draft form relate to: increasing year round footfall from local residents and from the surrounding area; increasing the number of holiday season visitors into the town; increasing expenditure and to make Bideford a more successful place to trade, a more sustainable place to operate and a more pleasurable place to visit and live.
10.14 A key challenge, is to reduce spending leakage out of the town centre. The CACI Report suggested that Bideford could attract more people if there were more restaurants, clothing shops and outlets supplying local produce. There needs to be a reason for people wanting to shop in the town centre.
Regeneration
10.15 The District Council is pursuing the Figure 8 Jubilee Square Proposals redevelopment and revitalisation of key town centre sites. By securing appropriate uses on vacant and underutilised sites, improved town centre viability and vitality should be achieved. The objectives to be achieved by targeted actions are to: improve that character of the town, increase investment into the area, improve the local economy and generate social and community benefits. In addition to progress being made on schemes for the five key sites referenced in Section 7, enhancements to Jubilee Square and Manor Car Park are also planned for commencement in autumn 2011. Redesigning the important public places will improve the quality of the area, in particular the entrance to Cooper Street and the Town Centre.
10.16 Securing development that is to a high design standard that respects the towns historic form and results in an increasing range and intensity of use is regarded as central to achieving the sought outcomes that will contribute to an increasingly sustainable town centre that is better able to meet the needs of residents and visitors.
Community
10.17 Consultation responses to the Pre-Publication North Devon and Torridge Joint Core Strategy (January - March 2010) highlighted community concerns regarding the adequacy of community services and facilities, particularity in respect of health and education.
10.18 The primary and secondary schools in Bideford are close to capacity either in respect of current school roles or those projected in the near future. Although Bideford College has been rebuilt as part of the Schools for the Future programme, and capacity improvements resulted, additional secondary school capacity will be required to meet future needs. Additional primary school facilities will also be required, which will be required to be delivered through new schools.
32 Bideford Town Study Bideford Town Study
10.19 The BidefordCommunityHospital provides a wide range of services. The Local Strategic Partnership suggests the hospital is nearing capacity. As growth continues there will be increased pressure on the hospital and on GP facilities.
Infrastructure
10.20 Indications from South West Water are that there is sufficient water supply to support new development both planned in accordance with the Torridge District Local Plan and further development that will be defined through future development plans.
10.21 Indications from South West Water are that treatment facilities provided by the Cornborough Sewage Treatment Works are adequate to support new development both planned in accordance with the Torridge District Local Plan and further development that will be defined through future development plans. Maintained dialogue with South West Water will ensure issues related to sewage treatment will be identified and managed to ensure necessary infrastructure capacity is provided.
10.22 Access to superfast broadband is essential to homes and businesses in rural communities as much as in towns and cities. Funding has been secured from Broadband Delivery UK for the delivery of superfast broadband across Devon and Somerset over the next five years.
Transport
10.23 The Draft Devon and Torbay Local Transport Plan 3 (January 2011) includes Bideford as one of 28 Market and Coastal Towns. The Strategy for these towns includes: -
Promoting sustainable / low carbon travel; Improving the connectivity of local transport with the strategic bus network; Improving connections from towns to larger urban centres; & Improving opportunities for and encouraging walking, cycling and outdoor leisure.
10.24 In accommodating development proposals in Bideford opportunities to achieve sustainable transport and related links should be pursued in addition to ensuring that development is supported by necessary highway improvements.
Shipping
10.25 Bideford Port has a dual function as a commercial port and to a lesser degree a leisure port. The commercial operation of the port has been subject to recent increase. The port is also significant in its impact on the character of the town and the use of much of the quayside area. Bideford Port is important to the form and function of the town; the future operation of the port facility should be maintained and safeguarded.
Public Transport
10.26 Bideford, and the nearby centres of Northam, Appledore and Westward Ho!, are well served by frequent bus services. Bus services to Barnstaple are also frequent and will allow travel to work opportunities. In planning for additional development in Bideford, the need to extend bus services will be required to maintain access levels. The need to maintain and encourage increased use of public transport is important in respect of having a positive impact on congestion and as a contribution to reducing carbon emissions.
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Walking and Cycling
10.27 Opportunities to increase access to and the convenience of sustainable transport options should be pursued as an important contributor to achieve improvements in health and well being and to reduce car dependency. Proposals that encourage cycling and walking should be supported, such as new routes, between Westward Ho! Northam and Bideford and improved access to the Tarka Trail. As required from development, additional pedestrian and cycle links should be pursued to ensure modal choice within the town. 11 Potential for Growth
11.1 The following areas and sites, which are defined in Map 2, have been assessed with regard to their potential to accommodate future development. No view is provided with regard to the overall scale of required future development, the following comments relate only to the suitability of the identified sites to accommodate development. Additional detail in respect of each site area is contained within the North Devon and Torridge Core Strategy Strategic Site Assessment (June 2009) and related Sustainability Appraisals, which are available to view on the Council’s website(). The North Devon and Torridge Strategic Housing Land Availability Assessment also informs the comment below, this document is also available to view on the Councils website(1).
11.2 A range of development opportunities to accommodate the towns short term needs are available within the built form of Bideford. The current development limits of Bideford, through consented development on allocated and unallocated redevelopment sites provides for a range of housing and employment development opportunities. Ideally infill development, the use of suitable sites within the built form of the town, including regeneration sites, should be utilised in advance of the release of additional greenfield sites. The accommodation of future needs could not however be met through the development of currently identified sites alone, new site release will be required.
North of Abbotsham Road – Option 1
11.3 The site lies to the north of Abbotsham Figure 9 West of Londonderry Farm Road and is immediately adjacent to the western boundary of Londonderry Farm housing estate (separated by a single track lane - Osbourne Lane). The site comprises both agricultural land and woodland. The woodland is known locally as Badgershill Wood, a Site of Local Conservation Importance as identified in the Torridge District Local Plan (2004). A small stream flows through the wood to the north and the site slopes relatively steeply towards Kenwith Valley to the north.
11.4 The site currently provides a green buffer between the settlements of Abbotsham and Bideford and future development of the site will be dependant on achieving suitable site access and highway improvements. Devon County Council will require the preparation of a Transport Assessment to establish the necessary improvements. There is also evidence that the land has been mined in the past, indicating possible contamination issues.
1 http://www.torridge.gov.uk/index.aspx?articleid=2265
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Bideford Town Study
11.5 Within the undeveloped area, two sites were reviewed by the Strategic Housing Land Availability Assessment, both sites being determined as developable i.e ones that could come forward for development after a five year period from the 2010 Strategic Housing Land Availability Assessment.
South of Abbotsham Road – Option 2
11.6 The site is located on the western edge of Bideford, adjacent to Clovelly Road to the south, Moreton Campus to the east and Abbotsham Road to the north. The moderately sloping greenfield site encompasses GrenvilleCollege and Moreton House, both Grade II listed buildings as well as other agricultural buildings and barns. Bowood Plantation, which forms part of the site, is designated as a site of Local Conservation Importance (Torridge Local Plan, 2004) and holds biodiversity value.
11.7 The site is not subject to specific Figure 10 Higher Winsford Farm landscape character designations but would be highly visible from a swathe of the Area of Outstanding Natural Beauty and Coastal Preservation Area. Development proposals therefore have the potential to adversely impact on local landscape character but the wooded elements of the site are likely to help integrate any built form into the landscape. Potential access points could be established from Abbotsham Road and Clovelly Road, although Devon County Council would require a Transport Assessment and Travel Plan, given the potential scale of development on the site.
11.8 The Pre-Publication Joint North Devon and Torridge Core Strategy identifies the area for strategic housing growth, making a significant contribution towards meeting the housing needs of the area. The site has few constraints which would preclude it from development but the site would need to be subject to comprehensive masterplanning.
11.9 Within the undeveloped area, a number of sites have been submitted through the Strategic Housing Land Availability Assessment all of which have been determined as developable i.e ones which could come forward for development after a five year period from the 2010 Strategic Housing Land Availability Assessment.
South of Atlantic Village – Option 3
11.10 The site encompasses a substantial parcel of agricultural land and a large farm complex (Adjavin Farm), located to the south of Clovelly Road and Atlantic Village Retail park. The site lies outside but immediately adjacent to the Development Boundary of Bideford as identified in the Torridge District Local Plan (2004). The south eastern corner of the site is steeper in nature, with some mature trees and a valley side location. The site is bound by roads to the north, east and western boundaries.
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11.11 There are no areas subject to local Figure 11 Land at Adjavin Farm biodiversity or landscape designations, although the site lies adjacent to a Site of Local Conservation Importance as identified in the Torridge District Local Plan (2004). In addition the southern edge of the site is likely to form part of a wider wildlife corridor to the open countryside and the site will hold some intrinsic biodiversity value given its semi-rural location. Appropriate access could be provided to support comprehensive development of the site, although improvements to existing infrastructure and highways would be needed to facilitate development.
11.12 The site as a whole has been submitted through the Strategic Housing Land Availability Assessment and found to be developable i.e one which could come forward for development after a five year period from the 2010 Strategic Housing Land Availability Assessment.
South of Caddsdown – Option 4
11.13 The site is located immediately south Figure 12 Land Near Jennets Bridge and east of Caddsdown Industrial Estate and adjacent to the Development Boundary of Bideford (Torridge District Local Plan 2004). The land is used predominantly for agricultural purposes and slopes moderately south towards JennetsBridge. There is a densely wooded area on the western part of the site, designated as a Site of Local Nature Conservation Importance. The area is rich in biodiversity and acts as an important wildlife corridor to the countryside beyond.
11.14 The site would have to overcome substantial highway and infrastructure issues to enable development and is only a viable development option if neighbouring sites are developed in tandem.
11.15 Three sites have been submitted within the undeveloped area as part of the Strategic Housing Land Availability Assessment, two of which were determined as developable, i.e ones which could come forward for development after a five year period from the 2010 Strategic Housing Land Availability Assessment, with the third deemed not developable.
South of the Cemetery – Option 5
11.16 A substantial site located to the south of Bideford Cemetery and north west of Jennetts Reservoir. The moderately sloping, predominantly agricultural land also contains woodland which is likely to have some intrinsic biodiversity value and the area is also designated a Site of Local Conservation Importance (Torridge District Local Plan 2004).
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11.17 The site being greenfield in nature Figure 13 Land at South Elmscott provides important wildlife habitats and a green corridor to the open countryside beyond, although is not subject to any specific local landscape designations. Green infrastructure and other mitigating measures would therefore need to form part of an overall development proposal for the site as would Sustainable Urban Drainage Systems given the sites proximity to watercourses and Jennets Reservoir. In terms of access, the site could not support appropriate highway access in isolation but if considered as part of a wider southern extension, then development may be feasible in the longer term.
11.18 A site covering most of the area, submitted through the Strategic Housing Land Availability Assessment has been determined as developable (if considered as part of a wider proposal) i.e one which could come forward for development after a five year period from the 2010 Strategic Housing land Availability Assessment.
South of Handy Cross – Option 6
11.19 The site is located to the south of Figure 14 Bowden Farm Area Bideford, with the northern edge of the site adjoining the development boundary of the town as designated in the Torridge District Local Plan (2004). The substantial greenfield site is used predominantly for agriculture and related activities and varies from moderately sloping to steeply sloping in places with the southern and eastern part of the site holding an elevated position in the landscape. There are several landscape/biodiversity designations on the site including a Site of Local Conservation Importance (Ford Wood) to the north and also an Area of Great Landscape Value near the river Torridge. The site forms an important wildlife corridor to the open countryside beyond and is locally rich in biodiversity.
11.20 Development may have a negative impact on the local landscape character of the area given the topography of the site, an issue which also makes access challenging.
11.21 The Strategic Site Assessment (2009) concluded that the area would not be suitable for development because of these topographical and access constraints. However, the Strategic Housing Land Availability Assessment deemed that portions of site are developable i.e could come forward for development after a five year period from the 2010 Assessment.
South of East-the-Water – Option 7
11.22 The site is located south of East-The-Water, with the northern edge adjoining the Development Boundary as designated in the Torridge District Local Plan 2004. The substantial greenfield site is currently in agricultural use and is moderately to steeply sloping. The site holds a hill top location, dropping in both a southerly and westerly direction into a valley.
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11.23 The site can provide appropriate highway access to support comprehensive development and potentially support delivery of a distributor road running south of East-The-Water. The most suitable access points to the site are via Churchill Road and Gammaton Road.
11.24 There are landscape and biodiversity Figure 15 South of Polyfields constraints on and in close proximity to the site which would need to be taken into consideration in any future development proposals, namely close proximity to the River Torridge, a Site of Special Scientific Importance as well as a Site of Local Conservation Importance. Of critical importance is the protection of the Tarka Trail, an important cycle and pedestrian route, that follows the eastern bank of the River Torridge towards Torrington.
11.25 Within the undeveloped area to the south of East-The-Water several sites were submitted through the Strategic Housing Land Availability Assessment and have been determined as developable (in full or in part) i.e ones which could come forward for development after a five year period from the 2010 Strategic Housing land Availability Assessment.
Regeneration – Option 8
11.26 Each of the previously referenced sites Figure 16 East-the-Water Wharf Proposals are located within the development boundary of the Local Plan (2004), within the existing built environment. The regeneration of these sites, plus improvements to public realm will help revitalise the town centre. While land at the Pill and Bridge Street already contain businesses, the overall cumulative affect of new mixed use buildings will boost the town centre as a shopping and tourist destination.
11.27 Several of these previously referenced sites have been assessed through the SHLAA, two of which are developable, and the third, known as the Pill is not developable because of high flood risk. Council’s Joint Delivery Team (North Devon +) are actively pursuing proposals for Bridge Street and the three wharves at East-the-Water. 12 Growth Options
12.1 With regard to the form, function and scale of Bideford and taking account of the historic nature of the town centre and the adjoining scenic countryside, you are now invited to consider the relative merits of the 8 potential growth options, having regard to issues such as: landscapes and topography, coalescence, existing land use, the potential sensitivity of
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existing adjoining uses and the relationship of future development to the towns built form and proximity of services and facilities. The consideration of such issues will help to inform your views.
12.2 The growth options are shown on Map 2. The spatial implications will be dealt within the following section. The capacity of each area has not been provided, such has been addressed through other published material, at this time consideration is sought to assess the most appropriate location to accommodate the towns long term growth needs. 13 Spatial Issues
13.1 The housing requirement set out in the Pre-Publication North Devon and Torridge Joint Core Strategy (January 2010) is to be reviewed. The intended revocation of the Regional Spatial Strategy now enables the District Council to locally determine the district housing target, subject to evidential justification, which provides an opportunity to revisit housing targets for the districts towns and rural area. The growth opportunities and options for Bideford are consequently now subject to review having regard to spatial issues affecting the town.
Housing
13.2 Bideford is the principle town in Torridge District and it will continue to be the focus for growth, reflecting its status as a locally important centre at which future housing needs can be delivered through sustainable growth.
13.3 Opportunities for housing development in Bideford are currently provided through a range of sites in respect of size, location and status; commitment through planning consent, local plan allocations and sites which are now subject to implementation. Although deliverable housing sites are available to address immediate and possibly some medium term needs, additional land release will be required to accommodate the towns medium to long-term housing needs. The scale and location of additional land release is now a matter for consideration.
Employment
13.4 Increased levels of economic activity and employment development must be planned for if sustainable development is to be achieved. Improved employment opportunities on a quantitative and qualitative basis are required to reduce commuting, particularly to Barnstaple and in support of the population growth that will be achieved over the next 15-20 years. Bideford will continue to be the focus for economic activity in Torridge District and it will be the location for the bulk of employment land allocations.
13.5 The overall employment land supply in Bideford may not be required to be increased, but a flexible approach to land release, with regard to scale of provision, is suggested to ensure opportunities for appropriate employment growth are captured. Projected employment land requirements identified in the Devon Employment Land Review suggested an overall adequacy of employment land supply, but that improvements in the quality of supply and access to serviced land should be secured as a means of supporting employment development. A review of existing employment allocations is therefore required to ensure future allocations are available, suitable and attractive to the market and have delivery potential.
40 Bideford Town Study Bideford Town Study
13.6 In Bideford economic activity is focused at the Clovelly Road, Caddsdown and Alversdiscott industrial estates. It is at these locations that future employment opportunities should be provided and planned to maximise delivery potential.
Retail
13.7 The loss of expenditure from Bideford Town Centre, significantly to Atlantic Village and Barnstaple requires attention. A clear strategy is required to direct the future role of the town centre to ensure it is best placed to respond to changing retail practice and competition from other centres. A range of issues are relevant in respect of encouraging town centre use in addition to the extent of the retail offer, such as parking, signage, the attractiveness of the retail environment and the range of other activities available to extend the shoppers/visitors stay in the town centre.
13.8 The amount of new convenience and comparison goods will be influenced by future growth levels and development of the area, but more importantly on the ability of Bideford to attract shoppers, both residents and visitors. The provision of good quality and an increased range of shops and other attracting uses, particularly restaurants would encourage increased town centre use. Research also indicates that the regeneration of key town centre sites and improvements to the public realm would enhance the town centre and encourage greater use.
13.9 Taking account of retail activity throughout Bideford, a considerable increase in provision both in comparison and convenience goods has occurred through new and expanded supermarket facilities. Research has indicated that in respect of future needs additional comparison goods provision is required with some scope for convenience goods but on the basis of qualitative variance from the range of goods currently provided. Ideally enhancements in retail provision should be focused on the town centre, location to out of centre and then out of town locations being acceptable only where such is justified through sequential testing and where there would be no significant impact on the town centre.
Social
13.10 There will be a need to secure additional primary and secondary school capacity as a consequence of future levels of planned growth. New primary schools will be required, the means by which additional secondary school capacity is to be provided is subject to discussion with the Education Authority. The phasing of new provision to accommodate generated needs through new development will be critical.
13.11 Further consultation is required with the North Devon Health Care Trust to establish if capacity issues at Bideford Community Hospital will result from further population growth. It may be challenging to expand existing facilities given the limited amount of available on site space. The issue of capacity and limited opportunity for existing on-site expansion is also relevant in respect of GP facilities.
13.12 The Torridge Outdoor Sport Facilities Assessment (March 2011) indicates that there is a shortage of football pitches in Bideford, with some teams having to travel to Barnstaple. There is also some shortfall in the availability of public tennis courts and multi use games areas. Rebuilt sport facilities at Bideford College will be available to the community, alleviating some of the pressure, but significant new growth will increase the need for new sport and recreation facilities.
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Infrastructure
13.13 There is sufficient water and sewerage capacity to cater for new growth. South West Water will however need to be consulted when the location and scale of new development has been identified.
13.14 The preparation of Transport Assessment and Travel Plans, as necessary will establish the need for improvements to the highway network consequent of development. With regards to walking and cycling, new links in association with new green infrastructure will improve connectivity between the town centre, adjoining residential estates and nearby towns and villages. 14 Conclusion
14.1 This report has been undertaken to support future decision making for Bideford. It is hoped that through an appreciation of current circumstances and issues within the town that planning for the future can better address the needs and aspirations of the towns population. This report will help create an understanding of the challenges facing Bideford. This will then provide direction to finding solutions and addressing the needs of local residents.
14.2 Bideford is the largest town in Torridge District in population terms and provides the widest range of services and employment opportunities to serve its residents and those of the surrounding rural communities. The port, retail opportunities, well located employment opportunities, higher education, community services and facilities and excellent public transport links to Northam, Westward Ho!, Appledore and Barnstaple, underpin Bideford’s role as the district's principle town. Close proximity to Northam, Westward Ho!, Appledore and Barnstaple mean there are strong links to these towns.
14.3 The River Torridge / Estuary is both a constraint to development and an opportunity for shipping, tourism and recreation and provides an important environmental asset. The River Torridge, the quay, historic buildings, narrow streets and the topography all play a role in defining the character of Bideford. The issue of flood risk is significant in and around the town centre and has implications in respect of development and regeneration opportunities, the delivery of which are sought in support of a more vibrant town centre. The future prosperity of the town centre is important to Bideford and attention is required to support development that will encourage a greater intensity of use by residents and visitors to the area.
14.4 Relatively high unemployment rates and pockets of above average levels of deprivation are a concern. Opportunities to secure qualitative and quantitative employment improvements must be pursued, including increasing the supply of deliverable employment land. Other issues that need to be addressed relate to the capacity of exiting education and health services and how future demands resulting from population growth and changing demographics will be accommodated and managed.
14.5 To address future growth needs additional land release will be required, most significantly in respect of housing, but also employment land if a review of the existing supply determines that deliverability would be better achieved through alternative site allocations. New sites release may also be required to accommodate infrastructure required to address generated needs such as additional primary schools.
14.6 A total of eight potential growth options have been identified for consideration to accommodate the towns future development needs.
42 Bideford Town Study Aerial View of Bideford (2010)
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