Considering Sites for Development in Lewdown and Thrushelton Parish (including Lewdown and Alder Quarry) Site Information Pack

This pack contains:

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

ACCEPTED SITES

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

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

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

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

Site Information Packs July 2016

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

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

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

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

Map Abbreviations

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

Site Information Packs July 2016

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

Lewdown - General Comments Lewdown is a small village located along the old A30. It has a good range of local facilities within the village, including a pub, shop and primary school (Lewtrenchard Primary School). There is limited capacity at the primary school and the school is not capable of expansion. The designated secondary school is Okehampton College and financial contributions will be required from new development towards additional capacity and secondary transport. There are two distinct areas to the village, one which contains the school and one which contains the shop. They are connected via a footpath and are within easy walking distance of each other. Lewdown sits within the catchment area for the River Tamar. The water quality in this catchment area is being monitored, particularly in relation to shell fisheries and/or levels of phosphorous and nitrates. If any development is proposed, early discussions with the Environment Agency will be required to look at ways to overcome any negative impact. At the time of publishing this report, future levels of growth have been proposed as part of the preparation of Our Plan. These proposed levels have been informed by this Land Availability Assessment and other evidence which is being collected in relation to the sustainability of individual settlements and their infrastructure capacity. In Lewdown, there is a proposed minimum planned requirement for 40 new homes and employment. The site potential is therefore based on the most up to date information available at this time and may be subject to change. It may also be the case that as part of a future Neighbourhood Planning process, or Site Allocations Development Plan Document, that higher levels of development could be accommodated if as part of a comprehensive scheme, suitable upgrades to local infrastructure can be achieved. As such, where more than one site has been identified as either an accepted site, potential medium term site and/or windfall site, this may add up to a level of development which is greater than can realistically and reasonably be accommodated in the settlement. It will be the role of a future Neighbourhood Planning process, or future Allocations Development Plan Document to determine appropriate strategies and options for growth in the settlement.

Access Due to the significant Access via Reddicliffe House is not considered suitable for the level of residential development proposed. Site is well related to the rest of the village. constraints Landscape and Ecology identified relating to Mature trees at the entrance to the site. access, the site is Heritage and Archaeology not considered to have No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. potential for Flood Risk, Water Quality and Drainage development at this No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. time. Land to rear of Contamination and Environmental Health WD_32_03_08/13 Redcliffe House, 0.3 No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. ---- Lewdown Other No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Summary of consultation responses Lewdown Grouped Parish Council do not support the development of this site and note that the road access is not suitable. WDBC Response to consultation The Council notes the comments and notes the support for the initial assessment of this site. Site Reference Site Address Site area (ha) Site Information Conclusion Site Capacity Site Potential Years Years 1-5 6-15

Access There are limited Vehicle access acceptable in principle. constraints to Site is well related to the rest of the village. development although Landscape and Ecology the public drinking No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. water line and proximity Heritage and Archaeology to the Sewage No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Treatment Works may Flood Risk, Water Quality and Drainage reduce the yield. No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Contamination and Environmental Health Land adjacent to Proximity to sewage treatment works to north may cause odour complaints and reduce yield. Relevant assessments will be required. There is a public Rowan WD_32_04_08/13 0.5 drinking water line along southern part of site which may reduce yield. 15 12 - 12 Cottages, Other Lewdown Part of the site is allocated in the 2005 Local Plan for residential development (site WD_32_13_13). Summary of consultation responses Lewdon Grouped Parish Council support the development of this site. They note that the site is in the centre of the village and could be suitable for residential or employment development. WDBC Response to consultation The Council notes the comments and support for the initial assessment of the site.

Access Due to the significant The site has no obvious suitable vehicular access as there is only a Byway Open To All Traffic (BOAT) to the west of the site. This access is not adequate constraints to serve as main access to development of the site. identified relating to Site is well related to the rest of the village. access, the site is Landscape and Ecology not considered to have The site is flat and development not visible in wider views. potential for Heritage and Archaeology development at this No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. time. Flood Risk, Water Quality and Drainage No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Land to rear of Contamination and Environmental Health WD_32_08_08/13 The Redcliffes, 1.8 No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. ---- Lewdown Other No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Summary of consultation responses Lewdown Grouped Parish Council do not support the development of this site and note that the road access is not suitable. It is felt that if the track was upgraded it would start to detract from the rural nature of the village. WDBC Response to consultation The Council notes the comments and support for the initial assessment of the site. Site Reference Site Address Site area (ha) Site Information Conclusion Site Capacity Site Potential Years Years 1-5 6-15

Access The whole of the site is Vehicle access acceptable in principle. not suitable for Site is not within the village centre but is well related to the school and within walking distance to the village centre. development due to Landscape and Ecology issues Site is relatively flat and not visible in wider views. relating to impact on The site covers a large area and development on the whole site would represent a large growth of the village with the potential to impact on the landscape landscape character. and character of the village. Keeping development along the frontage could limit impact on landscape character and would blend in more easily with existing However, there is development. potential for Heritage and Archaeology development on No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. part of the site. Flood Risk, Water Quality and Drainage Field 5983, No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. WD_32_09_08/13 Crossroads 1 Contamination and Environmental Health 30 15 - 15 Farm, Lewdown No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Site is close to an old quarry with possible contamination/ground gas issues. Relevant assessments will be required. Other No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Summary of consultation responses Lewdon Grouped Parish Council do not support the development of this site. However, it was noted that if needed in the future, the site could be used to allow for an extension of the school or parking/playing field. WDBC Response to consultation The Council notes the comments from the Parish Council. Because the site is detached from the village proper it is considered that other sites more closely related to the village centre should be considered first. However, the site is within a safe walking distance to the school and the village centre and there are limited physical constraints on the site. As such, there is potential for development, although there will be further opportunity through a future Neighbourhood Planning project or an allocations process to explore the potential for development

Access Vehicle access acceptable in principle but would require a breaching of the hedgebank. Site is not within the village centre but is well related to the school and within walking distance to the village centre. Landscape and Ecology Site slopes slightly from north to south and is relatively well screened from wider views. Heritage and Archaeology No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Flood Risk, Water Quality and Drainage No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Contamination and Environmental Health Site is close to an old quarry with possible contamination/ground gas issues. Part of field Other There are limited 8087, WD_32_10_08/13 0.5 No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process. constraints to 15 10 - 10 Crossroads Summary of consultation responses development. Farm, Lewdown Lewdown Grouped Parish Council do not support the development of this site. They note that there are current problems with parking outside of the school which causes congestion and it is considered that development of the site will only exacerbate this. WDBC Response to consultation The Council notes the comments and concerns raised by the Parish Council. As the site is detached from the village proper it is considered that other sites more closely related to the village centre should be considered first. However, the site is within a safe walking distance to the school and the village centre and there are limited physical constraints on the site. As such, there is potential for development, although there will be further opportunity through a future Neighbourhood Planning project or an allocations process to explore the potential for development on this site, including a consideration of how any development could help to alleviate school parking issues. Site Reference Site Address Site area (ha) Site Information Conclusion Site Capacity Site Potential Years Years 1-5 6-15

Access Vehicle access acceptable in principle. Site is not within the village centre but is well related to the school and within walking distance to the village centre. Landscape and Ecology The site is very visible in views from parts of the Dartmoor National Park. The site covers a large area and development on the whole site would represent a large growth of the village. However, the site is currently developed and a redevelopment of the site could improve the area. Heritage and Archaeology No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Flood Risk, Water Quality and Drainage No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Contamination and Environmental Health 0.5ha Jethro's Motel, No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. There are limited 1.5 ha 0.5ha employment WD_32_11_13 Lewdown EX20 1.5 Other constraints to employment land - & land and 30 4DS The site a brownfield site with vacant motel rooms and a hardstanding area. development. or 45 dwellings 30 The site benefits from good access to the A30 via the old A30 and there could be potential within the site for a mixture of residential and employment uses. dwellings Summary of consultation responses Lewdown Grouped Parish Council support the development of this brownfield site and suggest that it could be suitable for a mix of residential and small employment units. WDBC Response to consultation The Council notes the comments and welcomes the support for the initial assessment of this site.

Access Vehicle access acceptable in principle. Site is well related to the rest of the village. Landscape and Ecology Site is brownfield and vacant. A redevelopment of the site could improve the area. Heritage and Archaeology No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Flood Risk, Water Quality and Drainage No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Land opposite Contamination and Environmental Health There are limited WD_32_12_13 The Reddicliffes, 0.1 No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. constraints to 333- Lewdown Other development. The site has not been confirmed as being available for development. Summary of consultation responses Lewdown Grouped Parish Council support the site as an obvious and logical infill opportunity located near to local facilities. WDBC Response to consultation The Council notes the comments and support for the initial assessment of this site. Site Reference Site Address Site area (ha) Site Information Conclusion Site Capacity Site Potential Years Years 1-5 6-15

Access There are limited Vehicle access acceptable in principle. constraints to Site is well related to the rest of the village. development. As such, Landscape and Ecology it is considered that No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. there could be potential Heritage and Archaeology for approximately 12 No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. dwellings on the Flood Risk, Water Quality and Drainage eastern part of the site. No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. The site could Contamination and Environmental Health be delivered H16 Land at There is a former slaughterhouse on the site which could have contamination issues. Proximity to sewage treatment works to north may cause odour independently or WD_32_13_13 0.5 15 12 - 12 Rowan Cottages complaints and reduce yield. Relevant assessments will be required. alongside Other WD_32_04_08/13. Site is allocated in 2005 Local Plan for approximately 16 units. Site is in multiple ownerships. Summary of consultation responses Lewdon Grouped Parish Council support the development of this site. They note that the site is in the centre of the village and could be suitable for residential or employment development. WDBC Response to consultation The Council welcomes the support for the initial assessment of this site.

WD_32_14_16 Land adjoining 1 0.06 Cannon Barn Cottages, Access Lewdown, EX20 Whilst detached from the village services are within walking distance with safe pedestrian access. 4BT Landscape and Ecology Due to landscape Isolated development within a rural landscape. No identified Biodiversity constraints. constraints identified Heritage and Archaeology the site is not No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. considered to have ---- Flood risk, water quality and drainage potential for No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. development at this Contamination and Environmental Health time. No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Other No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Site Reference Site Address Site area (ha) Site Information Conclusion Site Capacity Site Potential Years Years 1-5 6-15

Alder Quarry - General Comments Alder Quarry is located along the old A30 but there is no defined settlement in this location. The nearest settlement is Lewdown which is approximately 2 miles away. Because of the lack of facilities in this location, any development will lead to an increase in use of the the private car and is therefore considered to be an unsuitable area for development. The designated primary school for any homes in this area is Lewtrenchard Primary School. There may be possible transport implications as there is unlikely to be a safe walking route to the school. There is very limited capacity at the Primary School and the school is not capable of expansion. The designated secondary school is Okehampton College and financial contributions will be required from new development towards additional capacity and secondary transport.

Access Due to the significant The site is next to the junction of a lane with the old A30.The junction is not adequate to serve any additional traffic generating development without constraints significant improvement. identified relating to Site is remote from the nearest settlement (Lewdown). There are no services within reasonable walking distance and no safe pedestrian location, access and links. loss of trees, the site is Landscape and Ecology not considered to have Heavily wooded across significant parts of site and development is likely to result in the loss of trees. Site is well screened and not visible in wider views. potential for Heritage and Archaelogy development at this No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. time. Flood Risk, Water Quality and Drainage No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Spring Acre Contamination and Environmental Health Farm, Alder No constraints have been identified at this stage but further assessment may be required as part of any pre-application process. WD_26_01_13 0.9 ---- Quarry, Other Lewdown No other constraints have been identified at this stage but further assessment may be required as part of any pre-application process. Summary of consultation responses Lewdown Grouped Parish Council do not support the development of this site. They note that the site is too far removed from the village centre and that access on to the main road is hazardous. WDBC Response to consultation The Council notes the comments. SHDC/WDBC SHLAA 2016 Mineral Consultation Zones SHDC SHLAA 2014 Special Area of Conservation SHDC SHLAA 2013 Special Protection Areas (Marine) WDBC SHLAA 2013/2014 Site of Special Scientific Interest SHDC/WDBC Allocations Tree Preservation Orders AONB Conservation Areas Dartmoor National Park Ancient Monuments Local Nature Sites Historic Parks and Gardens County Wildlife Sites Listed Buildings Ancient Woodland World Heritage Sites Greater Horseshoe Bat Bridleway Byway Critical Drainage Area Footpath Flood Defences Restricted Byway Flood Zone 2 Flood Zone 3

The maps display the information above as a series of separate layers. These layers can be turned on or off using the free Adobe Acrobat Reader software - https://acrobat.adobe.com/uk/en/acrobat/pdf-reader.html Thrushelton

Strategic Housing & Economic Land Availability Assessment Sites Lewtranchard

WD_32_10_08/13 WD_32_09_08/13

Stowford WD_32_04_08/13 WD_32_13_13H16 WD_32_11_13

WD_32_12_13 WD_32_03_08/13 WD_32_14_16

WD_32_08_08/13

Lewtrenchard

Scale = 1:6000 Date: 20 / 05 / 2016 11:18:00

Marystow Thrushelton

Bridestowe

Strategic Housing & Economic Land Availability Assessment Sites Thrushelton

WD_26_01_13

Scale = 1:5000 Date: 20 / 05 / 2016 13:36:37

Lewtrenchard

Lydford