Goodleigh (GOO)
Strategic Housing Land Availability Assessment | Site Assessment Form |North Devon | SHA/GOO/015
SHLAA SITE ASSESSMENT PROFORMA
SHA/GOO/015
Discount from SHLAA Supply / Not Currently Developable SITE INFORMATION SHLAA Reference: SHA/GOO/015 Promotion Ref(s): SHA/PRO/014
Settlement: Goodleigh Site Area: 3.854 (Gross / ha) Address: Land at Little Lily Farm Goodleigh Road GOODLEIGH Postcode: EX32 7NQ OS GR: SS 5833 NW E: 258400 N: 133537
Parish: Goodleigh Ward: Bratton Fleming
Source: SHLAA Proforma. 27-Aug- Assessing Officer: TB Site Visit: Photos: Y Processed: 2009 SITE DESCRIPTION The site is located to the north of Great Lilly farm holding. The site is accessed via a gateway onto the classified highway - Goodleigh Road. There is established trees and hedging to the boundary of the site. The north-east section of the site is made up of a steep gradient. The land is currently being used as a licence caravan club site with 5 caravans on the site, at the time of the site inspection. FURTHER INFORMATION Greenfield / Previously Developed Greenfield New Build / Conversion: NB Land (PDL) : Current Land Use(s): Agricultural and Caravan Club site
Adopted Plan All’n Ref: Draft Plan All’n Ref:
Planning Status: No Status
Pertinent Planning Information: No relevant planning history.
SUITABILITY STAGE A – LOCATIONS THAT ARE UNSUITABLE FOR HOUSING DEVELOPMENT CONFORMITY WITH STRATEGIC POLICY FOR DEVELOPMENT DISTRIBUTION The site is within the open countryside divorced from the village of Goodleigh and the edge of Barnstaple. Thus this site would not accord with national or local plan policy for residentail use.
NATIONAL AND INTERNATIONAL BIO / GEODIVERSITY No impact
FLOODING Flood Zone 1. The site lies with a defined Critical Drainage Area where runoff from development would need to meet stricter surface water drainage standards, such as through the provision of enhanced Sustainable Urban Drainage Systems (SUDS).
STAGE A STATUS
Development Distribution Bio / geodiversity Flooding
STAGE A Decision No Further Consideration
SUITABILITY STAGE B – DETAILED ASSESSMENT
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LOCAL BIODIVERSITY
LANDSCAPE
BUILT ENVIRONMENT
DCC - Archaeology: Assessment of the Historic Environment Record suggests that the development of this site will have no archaeological impact.
SITE FEATURES
TREES AND HEDGEROWS
LAND STATUS
COMPATABILITY
MINERAL RESOURCES
DCC - Minerals: No minerals impact AIR QUALITY
LIGHT POLLUTION
ACCESS TO PUBLIC TRANSPORT*
ACCESS TO SERVICES AND FACILITIES*
HIGHWAY ACCESS
DCC - Highways: In response to your request for highway observations on potential housing in respect of this site I can confirm the following concerns are raised:
1) The increased use of the access on to the public highway, resulting from the proposed development would, by reason of the limited visibility from and of vehicles using the access, be likely to result in additional danger to all users of the road and interference with the free flow of traffic. 2) The proposed development would be located where it is remote from adequate services, employment, education, public transport etc., and will therefore increase the need for journeys to be made by private vehicles which is non-sustainable and in conflict with the advice given in PPG13.
3)The use of the site access resulting from the proposed development would be likely to increase the conflict of traffic movements close to a junction resulting in additional danger and inconvenience to all users of the road. The above comments do not include any potential highway-related contributions that may be sought from the proposed development nor has any information been provided to assess if an acceptable method of dealing with highway drainage can be provided.
Paul Young for Development Management (Highways) Transport Planning Comments: Access to services is considered problematic. Development should preferably be steered towards Barnstaple and the market towns where access to services is better and the need to travel is less. PUBLIC RIGHTS OF WAY (PROW) / PEDESTRIAN AND CYCLE LINKS
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OPEN SPACE / RECREATIONAL FACILITIES
EMPLOYMENT LAND
OTHER DEVELOPMENT PLAN DESIGNATIONS
INFRASTRUCTURE CAPACITY
OTHER CONSIDERATIONS
AVAILABILITY & DELIVERY
POTENTIAL HOUSING CAPACITY
Proposed Land Use(s):
Net Developable Area (ha): Density Assumption (dph):
Potential Dwelling Capacity: Capacity Method: Capacity Notes: Brief details of the approach used to calculate site potential CONTRIBUTIONS
AVAILABILITY
Availability Status: Deemed Available Anticipated Availability: 2010 Promoted by landowner
ACHIEVABILITY
Anticipated Commencement (YYYY): Construction Period: Comments on potential delivery rates, phasing, etc.:
JUSTIFICATION AND CONCLUSION
Suitable: Y Available: Y Achievable: N
Provisional Status: Discount from SHLAA Supply
Provisional Decision: Not Currently Developable The site is located within the open countryside divorced from the settlements of Goodleigh and Barnstaple. Therefore this site is contrary to National Planning and Local Plan Guidance for distribution of development.
OVERCOMING CONSTRAINTS No opportunities to overcome constraints relating to location of the site. POTENTIAL YIELD 1-5 Years 6-10 Year 11-15 Years
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POTENTIAL HOUSING TRAJECTORY 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23
2023/24 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30 2030/31+
STAKEHOLDER PANEL REVIEW
Recommendation: Assessment Accepted - No Change Required
Comments: The Stakeholder Panel did not consider this site.
The inclusion of a site within the SHLAA does not indicate that planning permission will be granted for housing development or that the site will be allocated for development as part of the Local Plan.
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SHLAA SITE ASSESSMENT PROFORMA
SHA/GOO/016
Include within SHLAA Supply / Developable SITE INFORMATION SHLAA Reference: SHA/GOO/016 Promotion Ref(s): SHA/PRO/015
Settlement: Goodleigh Site Area: 0.350 (Gross / ha) Address: Land south of Dene Rise & Mertyle Cottage Goodleigh Road GOODLEIGH Postcode: EX32 7NP OS GR: SS 6034 SW E: 260220 N: 134247
Parish: Goodleigh Ward: Bratton Fleming
Source: SHLAA Proforma.
Assessing Officer: Site Visit: Photos: Y Processed:
SITE DESCRIPTION This site is currently used as an agricultural field. The site is accessed via a relatively narrow opening in the field onto Goodleigh Road, a classified highway. There are established trees and an established hedgerow to the boundary of the site. The site is slightly elevated away from the public highway. FURTHER INFORMATION Greenfield / Previously Developed Greenfield New Build / Conversion: NB Land (PDL) : Current Land Use(s): Agricultural land.
Adopted Plan All’n Ref: Draft Plan All’n Ref:
Planning Status: No Status
Pertinent Planning Information: No planning history.
SUITABILITY STAGE A – LOCATIONS THAT ARE UNSUITABLE FOR HOUSING DEVELOPMENT CONFORMITY WITH STRATEGIC POLICY FOR DEVELOPMENT DISTRIBUTION The site is on the outskirts of Goodleigh bordered by large detached residential properties.
NATIONAL AND INTERNATIONAL BIO / GEODIVERSITY No impact.
FLOODING Flood zone 1
STAGE A STATUS
Development Distribution Bio / geodiversity Flooding
STAGE A Decision Carry to Stage B
SUITABILITY STAGE B – DETAILED ASSESSMENT
LOCAL BIODIVERSITY None
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LANDSCAPE Site is within AGLV BUILT ENVIRONMENT Conservation and several Listed Buildings nearby but unlikely to be affected.
DCC - Archaeology: Assessment of the Historic Environment Record suggests that the development of this site will have no archaeological impact.
SITE FEATURES None TREES AND HEDGEROWS Some trees bordering site to the north and west. LAND STATUS Greenfield COMPATABILITY Compatable with existing residential properties. MINERAL RESOURCES none
DCC - Minerals: No minerals impact AIR QUALITY None LIGHT POLLUTION None ACCESS TO PUBLIC TRANSPORT* Infrequent bus service to Barnstaple ACCESS TO SERVICES AND FACILITIES* Nearest higher order service centre is in Barnstaple. Walking distance to Goodleigh which has a primary school and a public house. HIGHWAY ACCESS Yes
DCC - Highways: 1) The increased use of the access on to the public highway, resulting from the proposed development would, by reason of the limited visibility from and of vehicles using the access, be likely to result in additional danger to all users of the road and interference with the free flow of traffic. However, visibility may be achievable within the red outline subject to extensive engineering operations to the existing hedgebanks. 2) The proposed development would be likely to result in an increase in the volume of traffic turning right into the site at a point where inadequate forward visibility from and of such vehicles is available, and where the carriageway is of inadequate width, with consequent risk of additional danger to all users of the road and interference with the free flow of traffic. 3) There is inadequate footway provision to accommodate the additional pedestrian traffic likely to be generated by the proposed development. 4) The proposed development would be located where it is remote from adequate services, employment, education, public transport etc., and will therefore increase the need for journeys to be made by private vehicles which is non-sustainable and in conflict with the advice given in PPG13. Transport Planning Comments: Access to services is considered problematic. Development should preferably be steered towards Barnstaple and the market towns where access to services is better and the need to travel is less. PUBLIC RIGHTS OF WAY (PROW) / PEDESTRIAN AND CYCLE LINKS None OPEN SPACE / RECREATIONAL FACILITIES No EMPLOYMENT LAND
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No OTHER DEVELOPMENT PLAN DESIGNATIONS No INFRASTRUCTURE CAPACITY Infrastructure improvements required
OTHER CONSIDERATIONS
AVAILABILITY & DELIVERY
POTENTIAL HOUSING CAPACITY
Proposed Land Use(s): Residential
Net Developable Area (ha): 0.35 Density Assumption (dph): 14
Potential Dwelling Capacity: 5 Capacity Method: Contextual Capacity Notes: Site has limited potential for upto 5 dwellings due to existing settlement Brief details of the approach used to pattern, landscape impact and affect on nearby listed buildings and calculate site potential conservation area. CONTRIBUTIONS Normal level of contributions required. AVAILABILITY
Availability Status: Deemed Available Anticipated Availability: 2010
ACHIEVABILITY
Anticipated Commencement (YYYY): 2016 Construction Period: 1 year Comments on potential delivery rates, phasing, etc.:
JUSTIFICATION AND CONCLUSION
Suitable: Y Available: Y Achievable: N
Provisional Status: Include within SHLAA Supply
Provisional Decision: Developable Site could deliver a small number of dwellings suited to the settlements requirements.
OVERCOMING CONSTRAINTS
POTENTIAL YIELD 1-5 Years 6-10 Year 11-15 Years 5
POTENTIAL HOUSING TRAJECTORY 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 5 SHA/GOO/016 Page 1128 Strategic Housing Land Availability Assessment | Site Assessment Form |North Devon | SHA/GOO/016
2023/24 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30 2030/31+
STAKEHOLDER PANEL REVIEW
Recommendation: Assessment Accepted - No Change Required
Comments: The Stakeholder Panel did not consider this site.
The inclusion of a site within the SHLAA does not indicate that planning permission will be granted for housing development or that the site will be allocated for development as part of the Local Plan.
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SHLAA SITE ASSESSMENT PROFORMA
SHA/GOO/042
Include within SHLAA Supply / Developable SITE INFORMATION SHLAA Reference: SHA/GOO/042 Promotion Ref(s): SHA/PRO/035
Settlement: Goodleigh Site Area: 0.562 (Gross / ha) Address: Playing Field Northleigh Hill GOODLEIGH Postcode: EX32 7NR OS GR: SS 6034 NW E: 260186 N: 134510
Parish: Goodleigh Ward: Bratton Fleming
Source: SHLAA Proforma.
Assessing Officer: TB Site Visit: 27/8/09 Photos: Y Processed:
SITE DESCRIPTION The site is currently used as recreational playing fields. The site is located to the edge of the settlement and well related to existing residential dwellings in Goodleigh. There is vehicular access to this site, however, this consists of a narrow highway. The site is flat, apart from the access, which is on a slight gradient. There is a power cable to the boundary of the site. There is an established hedgerow to the boundary of the site. FURTHER INFORMATION Greenfield / Previously Developed Greenfield New Build / Conversion: NB Land (PDL) : Current Land Use(s): Recreational playing fields.
Adopted Plan All’n Ref: Draft Plan All’n Ref: GDL02
Planning Status: Draft Allocation 27735 - Formation of hard surface play area & erection of perimeter fence - Pertinent Planning Information: Approved - 6.10.99.
SUITABILITY STAGE A – LOCATIONS THAT ARE UNSUITABLE FOR HOUSING DEVELOPMENT CONFORMITY WITH STRATEGIC POLICY FOR DEVELOPMENT DISTRIBUTION The site is well related to the settlement of Goodleigh.
NATIONAL AND INTERNATIONAL BIO / GEODIVERSITY No impact
FLOODING Flood Zone 1
STAGE A STATUS
Development Distribution Bio / geodiversity Flooding
STAGE A Decision Carry to Stage B
SUITABILITY STAGE B – DETAILED ASSESSMENT
LOCAL BIODIVERSITY No impact.
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LANDSCAPE No impact on landscape character. BUILT ENVIRONMENT No impact on the historic environment although nearby Conservation Area and Listed Building.
DCC - Archaeology: Assessment of the Historic Environment Record suggests that the development of this site will have no archaeological impact.
SITE FEATURES Overhead telegraph wires to the boundary of the site. TREES AND HEDGEROWS Hedgerow to the boundary. LAND STATUS Greenfield. There is a small red brick shelter located to the middle of the site. COMPATABILITY Yes - residential development surrounding the site. MINERAL RESOURCES No
DCC - Minerals: No minerals impact AIR QUALITY No impact. LIGHT POLLUTION No. ACCESS TO PUBLIC TRANSPORT* Infrequent bus service to Barnstaple ACCESS TO SERVICES AND FACILITIES* Walking distance to Goodleigh which has a primary school and a public house. HIGHWAY ACCESS Reasonable access. The highway serving the site is a narrow rural lane.
DCC - Highways: In response to your request for highway observations on potential housing in respect of this site I can confirm the following concerns are raised: 1) The increased use of the access on to the public highway, resulting from the proposed development would, by reason of the limited visibility from and of vehicles using the access, be likely to result in additional danger to all users of the road and interference with the free flow of traffic. 2) The county road providing access to the site is, by reason of its inadequate width, horizontal alignment, junctions and lack of footway provision, unsuitable to accommodate the increase in traffic likely to be generated.
The above comments do not include any potential highway-related contributions that may be sought from the proposed development nor has any information been provided to assess if an acceptable method of dealing with highway drainage can be provided.
Paul Young for Development Management (Highways) Transport Planning Comments: Access to services is considered problematic. Development should preferably be steered towards Barnstaple (strategic sites) and the market towns where access to services is better and the need to travel is less PUBLIC RIGHTS OF WAY (PROW) / PEDESTRIAN AND CYCLE LINKS No. OPEN SPACE / RECREATIONAL FACILITIES Loss of recreation playing field. Goodleigh Parish Council has confirmed they are currently looking for a new site for the playing fields, nearer to the Village Hall.
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EMPLOYMENT LAND No OTHER DEVELOPMENT PLAN DESIGNATIONS No INFRASTRUCTURE CAPACITY Yes. The road serving the site is of an inadequate width and the access requires greater visibility.
OTHER CONSIDERATIONS Highway constraints for 5 plus dwellinghouse to this site? AVAILABILITY & DELIVERY
POTENTIAL HOUSING CAPACITY
Proposed Land Use(s): Residential
Net Developable Area (ha): 0.4 Density Assumption (dph): 13
Potential Dwelling Capacity: 5 Capacity Method: Density Multiplier
Capacity Notes: Access constraints and existing settlement pattern should limit development Brief details of the approach used to to 5 dwellings. calculate site potential CONTRIBUTIONS Highways, recreational open space? AVAILABILITY
Availability Status: Deemed Available Anticipated Availability: 2014
ACHIEVABILITY
Anticipated Commencement (YYYY): 2018 Construction Period: 1 year Comments on potential delivery rates, phasing, etc.:
JUSTIFICATION AND CONCLUSION
Suitable: Y Available: Y Achievable: N
Provisional Status: Include within SHLAA Supply
Provisional Decision: Developable The site is within the main built up area of the village of Goodleigh. The vehicular access to the site is in need of improvement, in particular to visibility. The site is owned by the Parish Council and the P.C are supportive of developing the site for housing, in particular for local/affordable housing. The site is currently used as recreational playing fields, therefore, this would need to be re-located to another site within the village. The site is rather promient, in relation to the adjacent dwellinghouse, thus excavation works may be required when developing the site. OVERCOMING CONSTRAINTS Highway improvements? POTENTIAL YIELD 1-5 Years 6-10 Year 11-15 Years 5
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POTENTIAL HOUSING TRAJECTORY 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23
2023/24 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30 2030/31+ 5
STAKEHOLDER PANEL REVIEW
Recommendation: Assessment Accepted - No Change Required
Comments: The Stakeholder Panel did not consider this site.
The inclusion of a site within the SHLAA does not indicate that planning permission will be granted for housing development or that the site will be allocated for development as part of the Local Plan.
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SHLAA SITE ASSESSMENT PROFORMA
SHA/GOO/043
Include within SHLAA Supply / Developable SITE INFORMATION SHLAA Reference: SHA/GOO/043 Promotion Ref(s): SHA/PRO/036
Settlement: Goodleigh Site Area: 3.059 (Gross / ha) Address: Land to the south of the Village Hall Goodleigh Road GOODLEIGH Postcode: EX32 7NH OS GR: SS 5933 NE E: 259685 N: 133917
Parish: Goodleigh Ward: Bratton Fleming
Source: SHLAA Proforma.
Assessing Officer: Site Visit: Photos: Y Processed:
SITE DESCRIPTION The site is currently used as an agricultural field. The site is located adjacent to Goodleigh Village Hall, on the edge of the settlement. The access to this site is shared with the village hall. The field is slightly sloping down into the valley. The boundary of the site consists of a mixture of hedgerow, wooden fencing and trees. FURTHER INFORMATION Greenfield / Previously Developed Greenfield New Build / Conversion: NB Land (PDL) : Current Land Use(s): Agricultural land.
Adopted Plan All’n Ref: Draft Plan All’n Ref: GDL01
Planning Status: Pre-App C104789 : HOUSING DEVELOPMENT. Response sent Pertinent Planning Information: C103214 : LOCAL AFFORDABLE HOUSING AND RECREATIONAL FACILITIES. Response sent
SUITABILITY STAGE A – LOCATIONS THAT ARE UNSUITABLE FOR HOUSING DEVELOPMENT CONFORMITY WITH STRATEGIC POLICY FOR DEVELOPMENT DISTRIBUTION The site is reasonable well related to the village.
NATIONAL AND INTERNATIONAL BIO / GEODIVERSITY No impact.
FLOODING SE boundary of the site is within Flood Zone 3.
STAGE A STATUS
Development Distribution Bio / geodiversity Flooding
STAGE A Decision Carry to Stage B
SUITABILITY STAGE B – DETAILED ASSESSMENT
LOCAL BIODIVERSITY No impact.
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LANDSCAPE No impact on landscape character. BUILT ENVIRONMENT No impact on the historic environment although nearby Conservation Area and Listed Buildings
DCC - Archaeology: This site lies to the west of an undated fishpond and in an area crossed by channels associated with a watermeadow system. Any development here may provide dating evidence for the construction of the fishpond and will have an impact on the watermeadow system. For this reason the HES may advise that any consent for development of this site should be conditional upon a programme of archaeological work being undertaken in mitigation for the impact upon the heritage asset.
SITE FEATURES No imapct TREES AND HEDGEROWS Trees and hedgerow to the boundary. LAND STATUS Greenfield. COMPATABILITY Yes - adjacent village hall and housing estate to rear of the village hall. MINERAL RESOURCES No impact.
DCC - Minerals: No minerals impact AIR QUALITY No impact. LIGHT POLLUTION No. ACCESS TO PUBLIC TRANSPORT* Infrequent bus service to Barnstaple. ACCESS TO SERVICES AND FACILITIES* Walking distance to centre of village which contains a school, bus stop, public house. HIGHWAY ACCESS Yes
DCC - Highways: In response to your request for highway observations on potential housing in respect of this site I can confirm the following concerns are raised:
1) The increased use of the existing access on to the public highway, resulting from the proposed development would, by reason of the limited visibility from and of vehicles using the access, be likely to result in additional danger to all users of the road and interference with the free flow of traffic. 2) The proposed development would be likely to result in an increase in the volume of traffic turning right into the site at a point where inadequate forward visibility from and of such vehicles is available, and where the carriageway is of inadequate width, with consequent risk of additional danger to all users of the road and interference with the free flow of traffic. 3) The use of the site access resulting from the proposed development would be likely to increase the conflict of traffic movements close to accesses/junctions resulting in additional danger and inconvenience to all users of the road. 4) There is inadequate footway provision to accommodate the additional pedestrian traffic likely to be generated by the proposed development. 5) The proposed development would be likely to result in an increase in vehicular traffic along a designated public footpath with consequent loss of amenity and risk of additional danger and inconvenience to all users of the designated right of way. The above comments do not include any potential highway-related contributions that may be sought from the proposed development nor has any information been provided to assess if an acceptable method of dealing with highway drainage can be provided. It is likely contributions or works will be required to implement traffic calming proposals and provide a 'gateway' to the village. SHA/GOO/043 Page 1135 Strategic Housing Land Availability Assessment | Site Assessment Form |North Devon | SHA/GOO/043
Transport Planning Comments: Access to services is considered problematic. Development should preferably be steered towards Barnstaple (strategic sites) and the market towns where access to services is better and the need to travel is less. PUBLIC RIGHTS OF WAY (PROW) / PEDESTRIAN AND CYCLE LINKS No. OPEN SPACE / RECREATIONAL FACILITIES No. EMPLOYMENT LAND No. OTHER DEVELOPMENT PLAN DESIGNATIONS No. INFRASTRUCTURE CAPACITY The existing access is shared with the adjacent village hall. The site would need to have its own access. Highway works/improvement would be needed to acheive this onto Goodleigh Road.
OTHER CONSIDERATIONS Landowner / developer has indicated that pre-application discussions will commence in 2015 with an application in post April 2016 and a potential start on site post April 2017. They are also looking at a development of 40 dwellings although the allocation AVAILABILITY & DELIVERY
POTENTIAL HOUSING CAPACITY
Proposed Land Use(s): Residential
Net Developable Area (ha): 2.14 Density Assumption (dph): 20
Potential Dwelling Capacity: 42 Capacity Method: Density Multiplier
Capacity Notes: Site should be limited to 10 dwellings due to landscape impact, flood zone, Brief details of the approach used to access and maintaining a suitable level of development for the settlement calculate site potential CONTRIBUTIONS Highways, affordable housing. AVAILABILITY
Availability Status: Deemed Available Anticipated Availability: 2010
ACHIEVABILITY
Anticipated Commencement (YYYY): 2018 Construction Period: 1 year Comments on potential delivery rates, phasing, etc.:
JUSTIFICATION AND CONCLUSION
Suitable: Y Available: Y Achievable: N
Provisional Status: Include within SHLAA Supply
Provisional Decision: Developable
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The site is located to the edge of the village and could provide a community package development. The access is currently shared with the adjacent village hall, this needs to be altered to ensure the site has it own access on to Goodleigh Road. The site slopes sharply down into the valley. Suggest the site nearest the road to be developed for housing, the site sloping away from the road, is rather prominent from views within the open countryside. OVERCOMING CONSTRAINTS New access to site. POTENTIAL YIELD 1-5 Years 6-10 Year 11-15 Years 10
POTENTIAL HOUSING TRAJECTORY 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 5 5
2023/24 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30 2030/31+
STAKEHOLDER PANEL REVIEW
Recommendation: Assessment Accepted - No Change Required
Comments: The Stakeholder Panel were satisfied with the overall assessment of this site.
The inclusion of a site within the SHLAA does not indicate that planning permission will be granted for housing development or that the site will be allocated for development as part of the Local Plan.
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SHLAA SITE ASSESSMENT PROFORMA
SHA/GOO/567
Discount from SHLAA Supply / Not Currently Developable SITE INFORMATION SHLAA Reference: SHA/GOO/567 Promotion Ref(s): SHA/PRO/340
Settlement: Goodleigh Site Area: 3.834 (Gross / ha) Address: Land off Coombe Close Goodleigh Barnstaple Postcode: EX32 7NJ OS GR: SS5934SE E: 259543 N: 134130
Parish: Goodleigh Ward: Bratton Fleming
Source: Pre-App. SHLAA Proforma.
Assessing Officer: MA Site Visit: 9/10/14 Photos: Y Processed:
SITE DESCRIPTION The site is located on the western edge of the village, adjacent to Coombe Close, a linear housing development of approximately 8 detached bungalows. The land slopes relatively steeply from north to south where it becomes flatter but with a slight slope to the west. The upper slopes of the site are potentially visually prominent from the west. FURTHER INFORMATION Greenfield / Previously Developed Greenfield New Build / Conversion: NB Land (PDL) : Current Land Use(s): Agricultural
Adopted Plan All’n Ref: Draft Plan All’n Ref:
Planning Status: No Status 6136 : OUTLINE APPLICATION PROPOSED BUNGALOW. Refused Pertinent Planning Information: 4/10/88 C108629 : PROPOSED DEVELOPMENT. Response sent.
SUITABILITY STAGE A – LOCATIONS THAT ARE UNSUITABLE FOR HOUSING DEVELOPMENT CONFORMITY WITH STRATEGIC POLICY FOR DEVELOPMENT DISTRIBUTION Relatively well related to Goodleigh, a recognised village.
NATIONAL AND INTERNATIONAL BIO / GEODIVERSITY None
FLOODING Flood zone 1
Environment Agency: The track to south of site is at risk from surface water flooding. STAGE A STATUS
Development Distribution Bio / geodiversity Flooding
STAGE A Decision Carry to Stage B
SUITABILITY STAGE B – DETAILED ASSESSMENT
LOCAL BIODIVERSITY Well established hedgerown that may contain some wildlife interest. SHA/GOO/567 Page 1138 Strategic Housing Land Availability Assessment | Site Assessment Form |North Devon | SHA/GOO/567
LANDSCAPE The site is within the AGLV. The upper slopes are visually prominent in the wider landscape, particularly from the west although any further development would be seen in the context of the existing development. BUILT ENVIRONMENT The site is not within the conservation area. However, the upper slopes are potentially visually prominent from parts of the conservation area to the east although it is currently well screened by a well established hedgerow and tree cover.
DCC - Archaeology: Assessment of the Historic Environment Record (HER) does not suggest that the scale and situation of this development will have an impact upon any known heritage assets. The Historic Environment Team would have no comments to make on any development here.
SITE FEATURES The northern part of this greenfield site is steeply sloping down to more flatter land to the south. A overhead line crosses part of the site. TREES AND HEDGEROWS Minimal impact on existing trees and hedges although the existing boundary hedges should be retained and enhanced where possible. LAND STATUS Greenfield site, grade 3 agricultural land. Existing agricultural buildings on the southern boundary although not worthy of retention. COMPATABILITY Existing residential uses to the immediate east and south. MINERAL RESOURCES None
DCC - Minerals: No comment AIR QUALITY No impact LIGHT POLLUTION No impact subject to a well designed lighting scheme ACCESS TO PUBLIC TRANSPORT* A limited public transport service runs from Goodleigh in to Barnstaple ACCESS TO SERVICES AND FACILITIES* Good access to services and facilities in Goodleigh, including a primary school HIGHWAY ACCESS An existing grass track runs adjacent to 1 Coombe Park. The site access is approximately 3 metres wide, the wider part at the immediate entrance to the field is about 6.5 metres wide. The junction converges with the existing junction to Coombe Park and the main road through Goodleigh. Limited opportunities to create improvements to the existing access.
DCC - Highways: In response to your request for highway observations on potential residential development in respect of this site, I can advise you of the following comments made by Development Management (Highways) on behalf of Devon County Council in its capacity as Local Highway Authority: 1) The increased use of the junction onto the public highway, resulting from the proposed development would, by reason of the limited visibility from and of vehicles using the access, be likely to result in additional danger to all users of the road and interference with the free flow of traffic. 2) The use of the site access resulting from the proposed development would be likely to increase the conflict of traffic movements close to a junction which has restricted visibility for emerging vehicles resulting in additional danger and inconvenience to all users of the road. 3) The Advance Payments Code applies and, therefore, any residential development will require the road to be built to an adoptable standard, including drainage and street lighting. Consideration has not been given to potential highway-related contributions that may be required nor if an acceptable method for the disposal of highway surface water can be achieved. PUBLIC RIGHTS OF WAY (PROW) / PEDESTRIAN AND CYCLE LINKS
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A PROW runs along the southern boundary. OPEN SPACE / RECREATIONAL FACILITIES No loss of open space. EMPLOYMENT LAND No loss of employment land OTHER DEVELOPMENT PLAN DESIGNATIONS None INFRASTRUCTURE CAPACITY Improvements to the existing site access will be required.
OTHER CONSIDERATIONS
AVAILABILITY & DELIVERY
POTENTIAL HOUSING CAPACITY
Proposed Land Use(s): Housing
Net Developable Area (ha): 0.35 Density Assumption (dph): 30
Potential Dwelling Capacity: 10 Capacity Method: Contextual
Capacity Notes: SHLAA endorsed assumptions applied to identify potential capacity (.5 x Brief details of the approach used to calculate site potential 70% x 30). CONTRIBUTIONS Contributions likely to be sought in line with the requirements established in the adopted development plan. AVAILABILITY
Availability Status: Developer Option Anticipated Availability: 2014
ACHIEVABILITY
Anticipated Commencement (YYYY): Construction Period: Comments on potential delivery rates, phasing, etc.:
JUSTIFICATION AND CONCLUSION
Suitable: Y Available: Y Achievable: N
Provisional Status: Discount from SHLAA Supply
Provisional Decision: Not Currently Developable The site is considered developable in principle along the lower slopes subject to a suitabe access being achieved. Contextually it is considered more appropriate to concentrate development in the eastern part of the site, adjacent the existing housing development for about 10 dwellings rather than extend development further west where further housing would be poorly related.
OVERCOMING CONSTRAINTS
POTENTIAL YIELD 1-5 Years 6-10 Year 11-15 Years
SHA/GOO/567 Page 1140 Strategic Housing Land Availability Assessment | Site Assessment Form |North Devon | SHA/GOO/567
POTENTIAL HOUSING TRAJECTORY 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23
2023/24 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30 2030/31+
STAKEHOLDER PANEL REVIEW
Recommendation: Assessment Accepted - No Change Required
Comments: The Stakeholder Panel did not consider this site.
The inclusion of a site within the SHLAA does not indicate that planning permission will be granted for housing development or that the site will be allocated for development as part of the Local Plan.
SHA/GOO/567 Page 1141