Appendix 1
Appraisals of individual sites
Contents
Tiverton Sites Allocated Tiverton Sites not Allocated Cullompton Sites Allocated Cullompton Sites not Allocated Crediton Sites Allocated Crediton Sites not Allocated Bampton Sites Allocated Bampton Sites not Allocated Rural Sites Allocated Rural Sites not Allocated Tiverton-sites
Tiverton Sites allocated in DPD Policy Appraisal Number reference TIV/1 – TIV/7 1 Eastern Urban Extension TIV/8 TIV10 Farleigh Meadows TIV/9 6 Horsden Lane (Blundells) TIV/10 TIV9 Howden Court TIV/11 TIV11 Belmont Hospital TIV/12 TIV6(iv) St Andrews Street TIV/13 TIV6(x) 13 William Street TIV/14 19 Palmerston Park TIV/15 TIV6(vi) Blundells Garage TIV/16 TIV6(vii) Roundhill TIV/17 TIV6(ix) Hay Park TIV/18 8 The Avenue TIV/19 Phoenix Lane TIV/20 Bampton Street TIV/21 2 Tidcombe Hall
Appraisal of 180ha Site to the East of Tiverton, 1 Proposed for 4000 dwellings, 175,000m² employment floorspace and local facilities Development occurring 2013 – beyond 2026 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 4 4 The Tidcombe Lane Fen SSSI Designating the southern and far 3 2 2 CWS or SSSI covers an area approximately western side of the allocation as 0.7ha to the west of the green infrastructure will allocation. In addition, Snake’s incorporate all of these areas Wood CWS, approximately and careful management will 0.5ha in area lies just to the East ensure biodiversity is retained of Manley Bridge and to the and potentially enhanced. south of the canal, just outside of the development area. The length of the Grand Western Canal is a designated CWS/Country Park. Protected or priority 3 4 4 A scoping assessment of the An Extended Phase 1 Habitat 3 3 2 species. whole of the proposed allocation Survey would identify specific has been carried out. Signs of species and their habitats to badger activity were confirmed allow for specific mitigation. Bat throughout the site. It is roosts would need to be retained considered that a number of where possible or new bat roosts buildings to the north of the site constructed if removed. and a number of mature trees Retention of hedgerows and throughout the site have the trees will help to ensure the potential to support roosting habitats of birds and dormice are bats. A diverse number of bird safeguarded. In addition, the species have been recorded and designation of an area of green it is considered that there is the infrastructure will aid the potential for dormice and reptiles preservation of habitats for to be present on the site. reptiles and other species. Wildlife networks 3 4 4 The site is dominated by arable Hedgerows on and adjoining the 3 3 3 land and improved grassland site to be protected during which are interlinked by a construction, and network of species rich retained/enhanced with hedgerows and hedgebanks. development. Breaking of The western side of the site is a hedgerows kept to a minimum, wetland area. and appropriate bat crossings and other treatments to be provided. This would prevent deterioration in overall wildlife network. (B) Landscape Landscape quality and 3 5 5 The site is extensive with views A landscaping scheme to 3 4 4 character. obtainable from various points in provide a tree screen along the the immediate and wider part of the site bounding the landscapes. From the east of A361 (North Devon Link Rd) Tiverton, toward Halberton and would reduce the visual impact Willand, views are long distance of development when viewed in nature and largely obscured from the A361 and land to the from view by Post Hill. To the north. Additionally, a north of Tiverton, views are comprehensive landscaping primarily obtainable of the scheme throughout the whole northern part of the site, site would mitigate the visual immediately adjacent to the effect of development on the A361. Views from the west can landscape. Additional planting be obtained from higher ground within the green infrastructure up to 5km from the site. Due to area will help to retain the quality the steep rise of the land to the of the Tidcombe Lane Fen and south of the site, views from Grand Western Canal area. these areas are highly visible of Existing trees and hedgerows the majority of the proposed within the site should be retained development area. The where possible to retain some of landscape is primarily the character of the area. Greenfield, with many field boundaries and peppered with high amenity trees. The landscape quality is good toward the south of the site, adjacent to the Grand Western Canal and Tidcombe Lane Fen, moving toward being relatively poor at the northern fringes, adjacent to the A361 and existing development at Post Hill. There are pockets of existing urban development within and adjoining the site and overall it is considered that given the size of the allocation, landscape impact is relatively contained. (C) Cultural Heritage Archaeology. 3 4 4 This area lies in an area of There is a requirement for further 3 3 3 known prehistoric activity, archaeological work (evaluative attested to by the presence of and excavation) to be find spots of flint tools as well as undertaken in advance of and in later medieval and postmedieval support of any application for settlement and agricultural development of this area as a activity. Archaeological whole or of individual parcels of investigation of the site has been land by piecemeal development. undertaken, including trial pits which have not uncovered finds or sites of national or regional importance. However there is potential for more archaeology in the area. Listed Buildings. 3 4 4 There are some listed buildings Leaving some areas of 3 4 4 within the area, predominantly undeveloped land around the rural farms toward the south of farm buildings would help to the site. In addition there are retain an appropriate setting three listed bridges within or on although some change in the boundary of the site. character is inevitable. Development would be likely to encroach upon the rural character of the farm buildings. Historic Parks and 3 3 3 The National Trust state that the A landscaping buffer will reduce 3 3 3 Gardens area to the east of Tiverton “can the visual impact of more readily accept change” in development. relation to impact on the Knightshayes Historic Park. Views out of the park toward the development site are only likely to be obtainable from the south western parts of the park. Character of 3 4 4 The Grand Western Canal The location of green 3 3 3 conservation areas. conservation area lies to the infrastructure provides a buffer to south of the site. There is the the conservation area and may potential for the Blundell’s encourage greater use (and School area to be designated as therefore investment and a conservation area. protection). Design needs to be Development will result in a clear considered carefully to avoid the change to the character of the creation of a bland entrance to entrance to the town from the Tiverton. Development around east. the Blundell’s school area needs to be considered carefully to provide a distinct character area. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 The quality of the watercourses Incorporation of SUDS would 3 3 3 within and adjoining the site help to ensure no impact. (Ailsa Brook, River Lowman, Grand Western Canal) is unknown at present. The land surrounding the Canal Basin and the Ailsa Brook is proposed to be Green Infrastructure which should minimise the impact of development on their quality. (E) Land and Soils Area of contaminated 3 4 4 An area to the east of Manley A minimum of a Phase I & II 3 2 2 land. Railway Bridge surrounding the contamination risk assessment old railway line is a Cat C risk required and with subsequent and designated Historic Landfill remediation if significant risk Site buffer zone. identified. Would be expected to produce a minimum of a Phase 1 contaminated land risk assessment on the remainder of the site to confirm no risk. Proportion of site which 3 5 5 Less that 10% None. 3 5 5 is previously developed. Employment - square 3 3 3 175,000m² employment Density may be higher than this, 3 3 3 metres floorspace per floorspace is proposed for the dependant on-site constraints. hectare. site to post-2026. At an average density of 3500m² per hectare, this would equate to 50ha of land Dwellings per hectare. 3 3 3 The Mid Devon Core Strategy Higher density is likely to be 3 3 3 stipulates that density should be achievable although unlikely to between 35 and 55 in towns. It is exceed 50 dwellings per hectare. not anticipated that there are any site constraints that would mitigate development of a lower density than this. (F) Air Quality Air quality. 3 4 4 Due to the size of the site there Mitigation measures to reduce 3 3 3 are significant off-site air quality trip generation. Direct access impact considerations. from the A361 would help to Numerous receptors in the minimise town centre traffic vicinity would be affected. generation impacts. Particularly on the northern side of the site, on-site air quality may be an issue due to the proximity of the A361. (G) Traffic and Access to public 3 4 4 Regular bus services passes Development of an urban 3 2 2 Transport transport. through the site, along Blundells extension will generate the need Road. There are no services for extended bus services to running along other roads within serve all areas of the site. the allocation area. Contributions toward this provision may be sought as part of the development. Proportion to use public 3 3 3 15% of the working population of The provision of a mixed use 3 2 2 transport, walk or cycle the two Lower Layer Super development should enable the to work Output Areas covering the site proportion of people to use these use these methods to travel to methods to be higher, more in work. line with the rest of Tiverton which stands at 27%. Provision of dedicated pedestrian and cycle paths should encourage use. Road vehicle access. 3 4 5 Existing Blundell’s Road is the A new link with the North Devon 3 1 1 only ‘main’ through route at Link road would be required, at present. Other roads within the least 1km from the existing site are primarily single junction. A new road from carriageway. Heathcoat Way is also required. A comprehensive scheme of new infrastructure provision will be required following a transportation assessment. Impact on public rights 3 3 3 Two designated public rights of All public footpaths should be 3 3 2 of way. way pass through the site, along retained. There is scope to the Grand Western Canal to the extend the old railway walk south of the allocation and a further to the east to meet with small portion of footpath 19 in the canal path at the eastern the north western corner of the extent of the post-2026 site. In addition, the old railway development area. walk runs through the southern part of the site, which although not a designated PROW, is an important pedestrian path.
(H) Waste No Indicators (I) Climatic Factors Reduce Carbon 3 3 3 Carbon dioxide emissions are The implementation of a Low 3 2 2 Dioxide emission. anticipated for the development Emissions Strategy would help at 1.0 tonne per dwelling per to lower emissions. Census data annum indicates that the workplace population in 4 Wards covering Tiverton travel a shorter distance to work than the resident population, suggesting that a mixed use development may help to redress the balance and further lower emissions. Land on floodplain. 3 3 3 A small part of the site, to the Retention of the land within the 3 3 3 west of the allocation is located floodplain as green within the functional floodplain of infrastructure. the Ailsa Brook. All of this area is located within the part of the site proposed to be green infrastructure. The rest of the site is within flood zone 1. Renewable energy 3 3 3 Would be expected to provide Biomass CHP, Micro wind, 3 2 2 capacity. 10% of its energy from Ground source heat pumps, renewable or low carbon solar P.V., solar thermal, Gas technologies, in line with the CHP, Anaerobic digestion and RSS Energy from waste are all likely to be suitable for use on the site. In addition there is the potential for large scale wind power to be generated on the site. These would help to raise the figure above 10% (J) Healthy and Safe Public open space. 3 3 3 Would be expected to provide A large area to the south and 3 1 1 Living Environments POS in accordance with current west of the site is proposed as planning policy. green infrastructure, which could be allocated as public open space. Road vehicle access. 3 4 4 There are concerns regarding Removing traffic from the school 3 2 2 the volume of traffic passing area by means of directing it to a along Blundell’s Road and new road linking with Heathcoat through the school site, which is Way and preventing traffic bisected by the road and its moving along that stretch of impact on pupil safety. An urban Blundell’s Road would make the extension without mitigation area safer for users of the would increase the volume of school. traffic using this highway. Number of affordable 3 4 4 Due to major new infrastructure None likely 3 4 4 houses lost and required for the development of proposed. the site, which will affect the viability of development, it is expected that overall affordable housing provision will be lower than the adopted policy rate. Number of jobs lost 3 2 1 At a ratio of 1 job per 35m² of Provision is likely to vary 3 2 1 and created. employment floorspace, the site dependant on the nature of the would be expected to generate businesses occupying the site. approximately 5000 jobs. Avoidance of noise and 3 4 4 Northern side of site will be Siting of employment 3 3 3 pollution affected by noise, vibrations and development on the northern pollution from the A361. part of the site would buffer the effect of the road on residential development. Walking and cycling 3 3 3 A footpath and part of the Existing paths and routes should 3 2 2 provision National Cycle Network route 3 be protected and enhanced by run along the Grand Western the allocation of an area of Canal to the south of the site. Green Infrastructure. Other The old railway path also acts as footpaths and cycle routes informal provision. should be provided to link the employment and residential areas and also with the town centre. (K) Health care and Access to public 3 3 3 Bus services run through the New and/or extended bus routes 3 2 2 community facilities. transport. centre of the site, along would need to be provided for a Blundell’s Road. development of this scale. Access to health and 3 3 3 The town has a district hospital, The PCT state that growth of this 3 2 2 other services doctor and dentist provision. size will warrant additional GP However, these are almost facilities although at present they exclusively more than 30 do not desire for these to be minutes walk from the majority of within the expansion area the site although accessible via public transport within this time frame Access to Community 3 2 2 There are no facilities within the None likely 3 2 2 Facilities and services. site at present. The preferred option intends to allocate part of the site for community facilities. (L) Housing Number of affordable 3 4 4 Due to major new infrastructure None likely 3 4 4 houses lost and required for the development of proposed. the site, which will affect the viability of development, it is expected that overall affordable housing provision will be lower than the adopted policy rate. Number of houses lost 3 2 1 2000 homes up to 2026 with a Unlikely to be feasible to 3 2 1 and proposed. further 2000 post 2026 increase provision.
(M) Consultation and Community 4 4 4 Considerable objection during Public engagement exercise at 3 3 3 Social Deprivation involvement. consultation on allocations, the masterplanning stage would particularly regarding post-2026 enable the public to take some allocation and the area of green ownership of the development of infrastructure to the south of the the site, along the lines of site. ‘Enquiry by design’. Some level of objection will inevitably remain. Access to education 3 4 5 Would increase strain on existing A new primary school is to be 3 2 2 and training. education provision within the required as part of the urban town. extension. Secondary school and further education provision will remain at the existing site on Bolham Road, although land is to be allocated for a new secondary school for use in the longer term. Employment 3 1 1 175,000m² employment Provision within the plan period 3 1 1 floorspace. floorspace is proposed. This will may be higher, dependant on the contribute significantly to job density of development. provision within the area. Number of affordable 3 4 4 Due to major new infrastructure None likely 3 4 4 houses lost and required for the development of proposed. the site, which will affect the viability of development, it is expected that overall affordable housing provision will be lower than the adopted policy rate. (N) Economic Growth Employment, retail and 3 2 1 Proposed as a mixed use None likely 3 2 1 other business development with a total of floorspace. approximately 175,000m² employment floorspace, and retail floorspace provided on an area of between 3ha and 5ha in the centre of the site. (O) Rural Employment floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 2 1 Working at an average of 1 job Dependant on the density and 3 2 1 and created. created per 35m² of employment nature of the employment floorspace, the site would be floorspace and the occupying expected to generate businesses, there is scope that approximately 5000 jobs. more jobs may be created. Key workers housing 3 3 3 No specific proposals Potential to incorporate if there is 3 3 3 a proven need (Q) Retail Proximity of new 3 2 2 Due to size of allocation, some Central siting of retail provision 3 2 2 housing to retail. level of local retail provision will will enable the widest access. be required on the site. The town Improved public transport access centre will remain as the main to the town centre. retail centre. Location of new retail 3 2 2 Site is located on the edge of the A small area is anticipated to be 3 2 2 floorspace. market town of Tiverton. developed as retail floorspace providing convenience goods Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 2 2 Development of this large scale None. 3 2 2 Viability of town will likely have a positive impact centres. on the functioning of the town centre. (R) Tourism Number of tourists 3 3 3 Despite being a large urban None. 3 3 3 spending nights in Mid extension, it is not considered Devon. that any significant impact on tourist levels is likely as a direct result of the development. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of 11ha Site at Farleigh Meadows, Tiverton, TIV10 Proposed for 300 dwellings, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 A CWS lies approximately None. 3 3 3 CWS or SSSI 1200m to the southwest of the site. The development of the site is not anticipated to impact upon this area. Protected or priority 4 4 4 Extended Phase 1 Habitat Existing hedges retained within 3 3 3 species. Survey carried out. No signs of development, and badgers or their setts found on- strengthened/enhanced as site. All 9 Oak trees on-site have habitats and corridors. Retention bat roost potential although the of as many of the oak trees as is buildings on-site have limited deemed safe (from an potential. There is scope for arboriculture perspective). dormice to be present within the Provision made to ‘re-house’ hedgerow bounding Washfield species whose habitat may be Lane. No suitable sprainting affected. A reptile survey should sites or potential Holts for otters be carried out during the active along the site. No signs of season (April-September). nesting birds found in any of the buildings. Wildlife networks 4 4 4 The hedgerows adjoining the Hedgerows on and adjoining the 3 3 3 site, particularly along Washfield site to be protected during Lane are species rich and have construction, and significant conservation value. retained/enhanced with Without mitigation, development development. Breaking of would be likely to damage these hedgerows kept to a minimum. wildlife networks. This would minimise deterioration in overall wildlife network. (B) Landscape Landscape quality and 4 4 4 The river edge and flood plain There is potential for enhancing 3 3 3 character. are an attractive open view from the landscape features of the the link road and surrounding river and floodplain. Sensitive town. This development will design around and retaining the damage these open views. The veteran oaks will create a high amenity value of veteran oak quality scheme. trees in open fields will be lost. (C) Cultural Heritage Archaeology. 3 3 3 The site promoters have A condition in accordance with 3 3 3 undertaken a desk based that contained in PPG16 is likely assessment of the site, to be warranted. Geophysical concluding that archaeological surveying of the site would potential of the site is overall low identify potential areas of interest to moderate, with most potential and allow for trial trenching in for post-medieval and prehistoric specific areas. activity. It is stipulated that finds would likely be of local to regional importance. There is currently nothing identified on the site on the Devon HER. Listed Buildings. 3 3 3 No affected Listed Buildings or None. 3 3 3 scheduled ancient monuments. Historic Parks and 4 4 4 Historic and significant views out Careful design and further 3 3 3 Gardens of Knightshayes Park are assessment of the layout of the potentially affected. site with regard to the setting of the historic park. Character of 3 3 3 Not within a Conservation Area. 3 3 3 conservation areas. No impact. Conservation Area 3 3 3 No CAMP affected. None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 The site slopes down toward the Incorporation of SUDS would 3 3 3 River Exe. Development of the ensure minimal impact on river site should not increase surface quality. run-off into the river. The current quality of the river is unknown. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase 1 contaminated land risk assessment to confirm. Proportion of site which 4 4 4 None None. 4 4 4 is previously developed. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Of the whole 11ha site, Higher densities are likely to be 3 3 3 approximately 8.25ha is technically feasible although developable for housing. The unlikely to be put forward as a site promoters are stating that proposal on this edge of town density will be approximately site. 40dph. (F) Air Quality Air quality. 4 4 4 No specific air quality data for There is the potential for 3 3 3 the site is available, however contributions to be sought due to the proximity of the site to toward improving air quality in the A361, it is a consideration. Leat Street, SPD dependant. Potential off-site air quality Further analysis of on-site impact at receptors in Leat impacts may be required and Street, which is extremely close remediation as necessary. to exceeding UK objectives for 3 NO 2 (within 1ug/m ). (G) Traffic and Access to public 4 4 4 Tiverton has good bus links with Improving pedestrian links to the 2 2 2 Transport transport. other settlements in Mid Devon lower part of Leat Street, near as well as Exeter, Taunton and the junction with Kennedy Way twice daily buses to London. would improve access to the bus Buses also link with the mainline service. May be scope to extend railway station at Tiverton the town bus services to serve Parkway. The site is the development site. approximately a 30 minute walk from the main bus station. There are three regular bus routes which run along Leat Street and Kennedy Way, 500m to the south of the site. Two of these routes serve the town only, with the third travelling to Exeter. Proportion to use public 3 3 3 15% working of the working This figure could be raised by 2 2 2 transport, walk or cycle population of the Lower Layer the improvement of pedestrian to work Super Output Area covering the and cycle links with the town site use these methods to travel centre and wider area and the to work. extension of existing bus services to serve the new development. Road vehicle access. 4 4 4 DCC Highways require two The site promoters envisage that 2 2 2 access points for the site. At 75% of users will access the site present there is no vehicular from Rackenford Road and so access to the site from this will be the main access with Rackenford Road. the provision of a new 24m roundabout at the point of existing properties 43 and 45 Rackenford Road. The second access point is proposed to be from Washfield Lane. Impact on public rights 3 3 3 Tiverton footpath no.22 runs None 3 3 3 of way. through the site. It would be expected that this footpath be integrated into any development proposal and retained. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 Expected for emissions to be 0.6 The implementation of a Low 1 1 1 Dioxide emission. tonnes per annum per dwelling Emissions Strategy, extension of existing bus services to cover the site and provision of significant levels of renewable energy on-site would help to lower emissions from the site. Land on floodplain. 3 3 3 Approximately 2.75ha of the The site is proposed to have a 3 3 3 eastern side of the site is within surface water strategy that does either flood zones 2 or 3. This not increase the existing run-off area is not suitable for residential rates and will not increase flood development and effectively risk. reduces the development site to 8.25ha. All residential development is proposed in flood zone 1. Renewable energy 3 3 3 Would be expected to provide Due to the large scale of the site 2 2 2 capacity. 10% of energy for the site Biomass CHP, micro wind, through renewable or low carbon ground source heat pumps, solar technologies in line with the RSS P.V., solar thermal and Gas CHP are all likely to be suitable for use on the site and could raise the figure above 10% (J) Healthy and Safe Public open space. 3 3 3 Expected to provide POS in It is anticipated that due to the 2 2 2 Living Environments accordance with current planning risk of flooding on the lower policy. portions of the site, areas of informal open space will also be provided. Road vehicle access. 4 4 4 DCC Highways require two The site promoters envisage that 2 2 2 access points for the site. At 75% of users will access the site present there is no vehicular from Rackenford Road and so access to the site from this will be the main access with Rackenford Road. the provision of a new 24m roundabout at the point of existing properties 43 and 45 Rackenford Road. The second access point is proposed to be from Washfield Lane. Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of jobs lost 2 2 2 There is the potential for a small Not realistic that retail provision 2 2 2 and created. number of jobs to be created on- exceeds 1 or 2 units. site through the provision of a retail unit, as proposed by the site promoters. An exact figure is unknown. Avoidance of noise and 4 4 4 The A361 North Devon Link Suitable mitigation should be 3 3 3 pollution Road bounds the northern edge achieved through the Building of the site. A noise survey has Regulations. Ensuring the no determined that the worst habitable rooms face the A316 affected area of the site falls with the Cat. B area would within Noise Exposure Category further mitigate the impact. The B but falls within the WHO’s site promoter proposes ‘serious annoyance’ threshold in alternative outdoor living areas proposed garden areas. for dwellings within the ‘serious annoyance’ area. Walking and cycling 3 3 3 A public footpath runs through The provision of a dedicated 2 2 2 provision the site and once onto the road, cycle route through the site and pedestrian access to the rest of linking with existing routes and the town is good. The Exe Valley paths would improve provision. Cycle Route runs along Provision of a more direct Washfield Lane to the north of pedestrian route to the town the site. Additionally Devon centre would also improve County Council advises that the provision. These measures are Rackenford Road is a quieter proposed by the site promoters. route suitable for cyclists. (K) Health care and Access to public 4 4 4 Tiverton has good bus links with Improving pedestrian links to the 2 2 2 community facilities. transport. other settlements in Mid Devon lower part of Leat Street, near as well as Exeter, Taunton and the junction with Kennedy Way twice daily buses to London. would improve access to the bus Buses also link with the mainline service. May be scope to extend railway station at Tiverton the town bus services to serve Parkway. The site is the development site. approximately a 30 minute walk from the main bus station. There are three regular bus routes which run along Leat Street and Kennedy Way, 500m to the south of the site. Two of these routes serve the town only, with the third travelling to Exeter. Access to health and 3 3 3 The Tiverton District Hospital, a Unlikely to be any viable method 3 3 3 other services doctors surgery and dispensing to increase health provision as a pharmacy are approximately a direct result of the development. 15 minute walk from the site. Dentist surgeries are approximately a 30minute walk, in the town centre. Access to Community 3 3 3 The site is within 15-20 minutes The provision of a dedicated 2 2 2 Facilities and services. walking distance of the Exe pedestrian route out of the Valley leisure centre, the local southern end of the site would rugby and football clubs, youth improve access to these centre and skate park. facilities. A bridge to cross the River Exe is not feasible. (L) Housing Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of houses lost 2 2 2 Anticipated that approximately An increase in density up to the 2 2 2 and proposed. 300 dwellings would be provided maximum of 55dph would keep on the site. Overall density is the development in line with promoted as being around Core Strategy policy COR1 and 40dph. increase the number of homes to approximately 400. (M) Consultation and Community 4 4 4 The site promoters have carried There may be some additional 4 4 4 Social Deprivation involvement. out a public consultation consultation carried out by the exercise in relation to site promoters following a grant development of the site. There is of outline planning permission, in some local objection, expressed addition to the statutory both as part of the site consultation process as part of promoter’s and the LPA’s the determination process of an consultation processes. application. Access to education 4 4 4 The secondary school and Provision of financial 3 3 3 and training. Further Education College are contributions toward education approximately 15mins on foot provision would mitigate from the site. The nearest primary school is a 15min walk to the south of the site. Would potentially put pressure on existing education services. Employment 2 2 2 Is promoted as providing a small None 2 2 2 floorspace. amount of retail floorspace which may provide jobs for residents of the locality. Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. (N) Economic Growth Employment, retail and 3 3 3 Small amount of retail promoted None 3 3 3 other business as being provided. Not feasible floorspace. to provide other forms of employment floorspace on-site due to the residential nature of the proposed allocation and its surroundings. (O) Rural Employment floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 2 2 2 Should retail units be provided None. 2 2 2 and created. on-site then a small number of jobs would be created. An exact figure is unknown. Key workers housing 3 3 3 No specific proposals Potential to incorporate if there is 3 3 3 a proven need (Q) Retail Proximity of new 2 2 2 Located on the edge of the The site promoters envisage the 2 2 2 housing to retail. settlement, the site is provision of a small retail unit approximately a 30 minute walk within the site. to the town centre. A supermarket is approximately a 15 minute walk. Location of new retail 2 2 2 Site promoters show that some None 2 2 2 floorspace. new retail floorspace is to be provided within a focal building toward the centre of the site. This would allow easy access for all residents. Retail floorspace within 3 3 3 Not applicable. Not applicable. 3 3 3 villages. Impact on Vitality and 3 3 3 Site promoters propose some None. 3 3 3 Viability of town small scale retail provision within centres. the site although this is not considered likely to have a negative impact upon the town centre. Some additional town centre expenditure likely. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided. Appraisal of Tiverton-site 6 Horsden Lane, a 3.7ha site proposed for 130 dwellings, development occurring 2015. Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No CWS or SSSI on the site or None 3 3 3 CWS or SSSI in the vicinity. Protected or priority 3 3 3 Unlikely to be any habitat on this Carry out appropriate wildlife 3 3 3 species. previously developed site. surveys, and carry out necessary mitigation. Wildlife networks 3 2 2 Adjoins the River Lowman, Provide a buffer to the river 3 2 2 redevelopment may help to corridor and ensure potentially mitigate impact of existing uses. polluting uses are removed and remediate. (B) Landscape Landscape quality and 3 3 3 No impact. None. 3 3 3 character. (C) Cultural Heritage Archaeology. 3 3 3 No impact as site disturbed by None. 3 3 3 20 th century development. Listed Buildings. 3 3 3 None. None. 3 3 3 Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 3 3 None. None. 3 3 3 conservation areas. Conservation Area 3 3 3 None. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 2 2 Potential to remove Provide a buffer to the river 3 2 2 contaminated land/potentially corridor and ensure potentially polluting uses from the river polluting uses are removed and floodplain. remediate. (E) Land and Soils Area of contaminated 3 4 4 Potentially a highly contaminated Minimum of a Phase I and II 3 2 2 land. site, previously and currently contamination risk assessment used for meat processing and a required with subsequent scrap yard and as a petrol filling remediation if significant risk station identified. Proportion of site which 3 2 2 100% None 3 2 2 is previously developed. Employment - square 3 3 3 None. None. 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 No specific proposal. Potential for higher densities 2 2 2 given location and surroundings. (F) Air Quality Air quality. 3 3 3 No issues. None 3 3 3 (G) Traffic and Access to public 3 2 2 Close to high quality public None. 3 2 2 Transport transport. transport route. Proportion to use public 3 2 2 34% of the working population of With good public transport links, 3 2 2 transport, walk or cycle the Lower Layer Super Output the proportion could be expected to work Area covering the site use these to be similar although unlikely to methods to travel to work be higher. Road vehicle access. 3 4 4 Poor access from Blundells Potential to contribute to and be 3 2 2 Road, requiring improvement. accessed from an access road to the Eastern Urban Extension. Impact on public rights 3 2 2 Public right of way through site Incorporate cycle path and 3 2 2 of way. currently poor quality footpath in development and environment and redevelopment enhance. would enhance. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be A Low Emissions Strategy and 3 2 2 Dioxide emission. 0.9 tonnes per dwelling per additional renewable energy annum generation would help to lower emissions. Census results indicate that the working population of Tiverton on average travel shorter distances to work than the resident population. Residential provision adjacent to the existing business park may help to redress the balance. Land on floodplain. 3 4 4 74% flood zone 3. Would require incorporation of 3 4 4 land to the east and considerable provision of additional floodplain to compensate for loss caused by need to protect residential properties here. Renewable energy 3 3 3 Would be expected to provide Heat pumps, solar thermal, solar 3 2 2 capacity. 10% of its energy from PV and Gas CHP are all likely to renewable or low carbon be suitable for use on the site technologies, in line with the and could raise the figure above RSS 10% (J) Healthy and Safe Public open space. 3 3 3 No specific proposals; assume If land to the east is 3 2 2 Living Environments normal policy. incorporated, potential to provide riverside recreation area. Road vehicle access. 3 4 4 Poor access from Blundells Potential to contribute to and 3 2 2 Road, requiring improvement. access from access road to Eastern Urban Extension. Number of affordable 3 3 3 No specific proposal – assume High costs of flood mitigation 3 3 3 houses lost and normal provision. would make higher than normal proposed. provision unlikely. Number of jobs lost 3 4 4 Site is former employment land, High costs of flood mitigation 3 4 4 and created. and existing scrap yard providing and contamination cleanup make employment. incorporation of employment unlikely. Avoidance of noise and 3 2 2 Removal of current Ensure development 3 2 2 pollution contaminating uses likely to incorporates appropriate reduce pollution of river. technology which continues to operate during a flooding event. Walking and cycling 3 3 3 Adjoins a cycle/footpath into the Incorporation of land to the east 3 3 3 provision town centre, the environment of would create potential for more which would be improved. significant footpath/cycleway provision. (K) Health care and Access to public 3 2 2 Close to the Blundells Road bus None. 3 2 2 community facilities. transport. route. Access to health and 3 2 2 Good access to the town centre. None. 3 2 2 other services Access to Community 3 2 2 Good access to the town centre. None. 3 2 2 Facilities and services. (L) Housing Number of affordable 3 3 3 No specific proposal – assume High costs of flood mitigation 3 3 3 houses lost and normal provision. would make higher than normal proposed. provision unlikely. Number of houses lost 3 2 2 No specific number proposed, Could increase density in this 3 2 2 and proposed. but potential to yield 130 location although figure is dwellings dependant on the amount of land outside the flood plain (M) Consultation and Community 3 3 3 No comments received from None. 3 3 3 Social Deprivation involvement. public. Access to education 3 3 3 Access to primary, secondary Potential for financial 3 3 3 and training. and further education within contributions to be sought. town. Employment 3 4 4 Loss of employment floorspace None. 3 4 4 floorspace. and employment from scrap yard. Number of affordable 3 3 3 No specific proposal – assume High costs of flood mitigation 3 3 3 houses lost and normal provision. would make higher than normal proposed. provision unlikely. (N) Economic Growth Employment, retail and 3 4 4 Loss of site previously used for None. 3 4 4 other business employment. floorspace. (O) Rural Employment floorspace 3 3 3 None. None. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 4 4 Site is former employment land, High costs of flood mitigation 3 4 4 and created. and existing scrap yard providing and contamination cleanup make employment. incorporation of employment unlikely. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 2 2 Good access to the town centre. None. 3 2 2 housing to retail. Location of new retail 3 3 3 None proposed. None. 3 3 3 floorspace. Retail floorspace 3 3 3 None. None. 3 3 3 within villages. Impact on Vitality and 3 3 3 No significant impact likely. None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Appraisal of 6.4 hectare site at Howden Court, TIV9 Proposed for 65 dwellings, development occurring 2010-11 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. Protected or priority 4 4 4 The site has areas of overgrown Most of these areas can and 3 3 3 species. hedges and significant numbers should be retained, and impact of trees, the loss of which would on species minimised. be likely to lead to loss of habitat. Wildlife networks 4 4 4 The stream and various hedges Investigation, retention and 3 3 3 running through the site are appropriate management of likely to be part of the wider these features should retain their wildlife networks in the area. network function. (B) Landscape Landscape quality and 4 4 4 The higher parts of the site Appropriate design and 4 3 3 character. would be visible in views from landscaping and avoiding the the east. most elevated areas should minimise impact, particularly in the longer term. (C) Cultural Heritage Archaeology. 3 3 3 Limited archaeological remains Normal archaeological 3 3 3 known on the site. conditions sufficient. Listed Buildings. 4 4 4 Development of some of the Retention of areas east and 3 3 3 open areas of this site would south of Howden Court, together damage the setting of the Listed with significant tree cover as part Howden Court. of the setting, and appropriate planting and design would mitigate impact. Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 3 3 None. None. 3 3 3 conservation areas. Conservation Area 3 3 3 None. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Adjoins the River Exe, a small Provision of SUDS would ensure 3 3 3 tributary of which bisects the no impact. site, but unlikely to be an impact from residential redevelopment. (E) Land and Soils Area of contaminated 3 3 3 None. None. 3 3 3 land. Proportion of site which 2 2 2 75% None. 2 2 2 is previously developed. Employment - square 3 3 3 None. None. 3 3 3 metres floorspace per hectare. Dwellings per hectare. 4 4 4 Proposed at 10 per hectare Not possible due to landscape 4 4 4 gross. and heritage constraints. (F) Air Quality Air quality. 3 3 3 Unlikely to be an impact. None. 3 3 3 (G) Traffic and Access to public 2 2 2 Close to Exeter Road bus Provide pedestrian access to 2 2 2 Transport transport. service. Palmerston Park would improve access further. Proportion to use public 2 2 2 25% of the working population of None. 2 2 2 transport, walk or cycle this area use these methods to to work get to work. Road vehicle access. 3 3 3 No access concerns. None. 3 3 3 Impact on public rights 3 3 3 None. None. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 0.6 tonnes carbon per dwelling. Renewable energy mitigation set 1 1 1 Dioxide emission. out below. Land on floodplain. 4 4 4 Small area of floodplain Development to avoid the area. 3 3 3 associated with the stream. Renewable energy 3 3 3 A site of this size should provide Ground source heat pumps, 2 2 2 capacity. 10% renewable energy in solar P.V., solar thermal and accordance with RSS policies. Gas CHP are all likely to be suitable for use on the site and could allow more than 10%. (J) Healthy and Safe Public open space. 3 3 3 Would provide for public open The retention of the setting of 2 2 2 Living Environments space in accordance with normal Howden Court gives the standards. opportunity to provide additional public open space. Road vehicle access. 3 3 3 No access concerns. None. 3 3 3 Number of affordable 3 3 3 Expected to provide affordable None. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 No concerns. None. 3 3 3 pollution Walking and cycling 3 3 3 Possible to walk to the town Improvement would arise 2 2 2 provision centre, although not very close. through providing direct access to Palmerston Park (K) Health care and Access to public 2 2 2 Close to Exeter Road bus Provide pedestrian access to 2 2 2 community facilities. transport. service. Palmerston Park would improve access further. Access to health and 2 2 2 Access to Tiverton Hospital. None. 2 2 2 other services Access to Community 3 3 3 Within Tiverton, with a range of None. 3 3 3 Facilities and services. community facilities. (L) Housing Number of affordable 3 3 3 Expected to provide affordable None. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of houses lost 2 2 2 65 dwellings. Unlikely to be feasible to 2 2 2 and proposed. increase provision. (M) Consultation and Community 3 3 3 Limited comment. None. 3 3 3 Social Deprivation involvement. Access to education 3 3 3 Education facilities within None 3 3 3 and training. walking distance. Employment 3 3 3 None. None. 3 3 3 floorspace. Number of affordable 3 3 3 Expected to provide affordable None. 3 3 3 houses lost and housing at normal policy rate. proposed. (N) Economic Growth Employment, retail and 3 3 3 None. None. 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 None. None. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None. None. 3 3 3 and created. Key workers housing 3 3 3 Affordable housing to be None. 3 3 3 provided at usual rate, may include key worker housing if appropriate. (Q) Retail Proximity of new 2 2 2 Within Tiverton, a market town None. 2 2 2 housing to retail. with a defined town centre. Location of new retail 3 3 3 None None. 3 3 3 floorspace. Retail floorspace 3 3 3 None. None. 3 3 3 within villages. Impact on Vitality and 3 3 3 Some additional expenditure None. 3 3 3 Viability of town likely, although not significant centres. overall. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Appraisal of 1.4 hectare site at Belmont Hospital, TIV11 Proposed for 76 dwellings, development commencing 2010-11 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. Protected or priority 4 4 4 The area has rough areas which Provision of mitigation would 3 3 3 species. provide some habitat for birds, minimise impact. mammals and reptiles. Wildlife networks 3 3 3 None. None. 3 3 3 (B) Landscape Landscape quality and 3 3 3 None. None. 3 3 3 character. (C) Cultural Heritage Archaeology. 4 4 4 This is a site of a former Archaeological recording. 3 3 3 workhouse, and therefore of heritage significance.
Listed Buildings. 4 4 4 Development would have the Proposals to convert and repair 3 3 3 potential to harm the Listed the buildings, and to retain open Building and its setting. areas as part of their setting will mitigate. Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 3 3 None. None. 3 3 3 conservation areas. Conservation Area 3 3 3 None. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 None. Provision of SUDS would ensure 3 3 3 no impact. (E) Land and Soils Area of contaminated 4 4 4 Some potential for contaminated Ensure contamination cleaned 2 2 2 land. land from hospital uses and up. adjoining landfill. Proportion of site which 2 2 2 100% None. 2 2 2 is previously developed. Employment - square 3 3 3 None. None. 3 3 3 metres floorspace per hectare. Dwellings per hectare. 2 2 2 Proposed at 55 per hectare. None. 2 2 2 (F) Air Quality Air quality. 3 3 3 Unlikely to be an impact. None. 3 3 3 (G) Traffic and Access to public 2 2 2 Close to good bus services. None. 2 2 2 Transport transport. Proportion to use public 2 2 2 38% of the working population of None. 2 2 2 transport, walk or cycle this area use these methods to to work get to work. Road vehicle access. 3 3 3 No access concerns. None. 3 3 3 Impact on public rights 3 3 3 None. None. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 0.6 tonnes carbon per dwelling. Renewable energy mitigation set 1 1 1 Dioxide emission. out below. Land on floodplain. 3 3 3 None. None. 3 3 3 Renewable energy 3 3 3 A site of this size should provide Ground source heat pumps, 2 2 2 capacity. 10% renewable energy in solar P.V., solar thermal and accordance with RSS policies. Gas CHP are all likely to be suitable for use on the site and could allow more than 10%. (J) Healthy and Safe Public open space. 3 3 3 Would provide for public open None. 3 3 3 Living Environments space in accordance with normal standards. Road vehicle access. 3 3 3 No access concerns. None. 3 3 3 Number of affordable 3 3 3 Expected to provide affordable None. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 No concerns. None. 3 3 3 pollution Walking and cycling 2 2 2 Close to the town centre, with None. 2 2 2 provision good pedestrian access. (K) Health care and Access to public 2 2 2 Close to good bus services. None. 2 2 2 community facilities. transport. Access to health and 2 2 2 Access to Tiverton Hospital. None. 2 2 2 other services Access to Community 3 3 3 Within Tiverton, with a range of None. 3 3 3 Facilities and services. community facilities. (L) Housing Number of affordable 3 3 3 Expected to provide affordable None. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of houses lost 2 2 2 76 dwellings. Unlikely to be feasible to 2 2 2 and proposed. increase provision. (M) Consultation and Community 3 3 3 Considerable local consultation None. 3 3 3 Social Deprivation involvement. has taken place. Access to education 3 3 3 Education facilities within None 3 3 3 and training. walking distance. Employment 3 3 3 None. None. 3 3 3 floorspace. Number of affordable 3 3 3 Expected to provide affordable None. 3 3 3 houses lost and housing at normal policy rate. proposed. (N) Economic Growth Employment, retail and 3 3 3 None. None. 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 None. None. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None. None. 3 3 3 and created. Key workers housing 3 3 3 Affordable housing to be None. 3 3 3 provided at usual rate, may include key worker housing if appropriate. (Q) Retail Proximity of new 2 2 2 Close to Tiverton Town Centre. None. 2 2 2 housing to retail. Location of new retail 3 3 3 None None. 3 3 3 floorspace. Retail floorspace 3 3 3 None. None. 3 3 3 within villages. Impact on Vitality and 2 2 2 Some additional expenditure None. 2 2 2 Viability of town likely, enhanced by proximity to centres. town centre. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Appraisal of 0.5 hectare site at St Andrew Street (Town Hall) TIV6(iv) Proposed for 55 dwellings, development commencing 2010-11 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. Protected or priority 4 4 4 Widespread evidence of existing Bat licence required. 3 3 3 species. buildings being used as bat Recommend second emergence roosts. No badger activity found survey in June/July. Fencing of but recorded in the wider excavations deeper than 1m landscape. No evidence of overnight to prevent use by reptiles. badgers. Wildlife networks 3 3 3 None. None. 3 3 3 (B) Landscape Landscape quality and 3 3 3 None. None. 3 3 3 character. (C) Cultural Heritage Archaeology. 4 4 4 Lies in an area of potential The imposition of a condition in 3 3 3 deposits from the medieval accordance with that contained settlement. Lower parts of the within PPG16 should enable site may contain Roman or appropriate mitigation and prehistoric deposits. recording. Documentary evidence suggests that St Andrew Street has been occupied since the 13 th Century. Listed Buildings. 4 4 4 There are grade II listed Careful design will minimise the 4 4 4 buildings in the vicinity and impact but highways changes additionally the Grade II* will make a detrimental impact Tiverton Museum and Grade I inevitable to a certain extent. listed St George’s Church. Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 4 4 4 Impact from the removal of Careful design will minimise the 4 4 4 conservation areas. buildings in the street scene to impact. Views affected will allow for highway access. Views depend on heights, design etc. into the conservation area, Design brief required. particularly from across the river are potentially difficult. Conservation Area 3 3 3 Currently a brownfield site and Has the potential to enhance to a 3 3 3 Appraisals and unused. It is not contributing certain extent. Management Plans. positively to the conservation area. (D) Water River quality. 3 3 3 Adjoins River Exe, but none Provision of SUDS would ensure 3 3 3 likely from housing. no impact. (E) Land and Soils Area of contaminated 3 3 3 None. None. 3 3 3 land. Proportion of site which 2 2 2 100% None. 2 2 2 is previously developed. Employment - square 3 3 3 None. None. 3 3 3 metres floorspace per hectare. Dwellings per hectare. 2 2 2 Proposed at 110 per hectare. None. 2 2 2 (F) Air Quality Air quality. 3 3 3 Unlikely to be an impact. None. 3 3 3 (G) Traffic and Access to public 2 2 2 Close to good bus services. None. 2 2 2 Transport transport. Proportion to use public 2 2 2 38% of the working population of None. 2 2 2 transport, walk or cycle this area use these methods to to work get to work. Road vehicle access. 3 3 3 An appropriate access has been None. 3 3 3 designed. Impact on public rights 3 3 3 None. None. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 0.6 tonnes carbon per dwelling. Renewable energy mitigation set 1 1 1 Dioxide emission. out below. Land on floodplain. 4 4 4 The site adjoins the River Exe, Mitigation to ensure that the 4 4 4 and is largely on protected exception tests are passed. floodplain. The regeneration benefits of the site lead to the sequential test being passed. Renewable energy 3 3 3 A site of this size should provide Ground source heat pumps, 2 2 2 capacity. 10% renewable energy in solar P.V., solar thermal and accordance with RSS policies. Gas CHP are all likely to be suitable for use on the site and could allow more than 10%. (J) Healthy and Safe Public open space. 3 3 3 Would provide for public open None. 3 3 3 Living Environments space in accordance with normal standards. Road vehicle access. 3 3 3 An appropriate access has been None. 3 3 3 designed. Number of affordable 3 3 3 Expected to provide affordable None. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 No concerns. None. 3 3 3 pollution Walking and cycling 1 1 1 Within the town centre, with None. 1 1 1 provision good pedestrian access. (K) Health care and Access to public 2 2 2 Close to good bus services. None. 2 2 2 community facilities. transport. Access to health and 2 2 2 Access to Tiverton Hospital. None. 2 2 2 other services Access to Community 3 3 3 Within Tiverton, with a range of None. 3 3 3 Facilities and services. community facilities. (L) Housing Number of affordable 3 3 3 Expected to provide affordable None. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of houses lost 2 2 2 55 dwellings. Unlikely to be feasible to 2 2 2 and proposed. increase provision. (M) Consultation and Community 4 4 4 Some local opposition. None. 4 4 4 Social Deprivation involvement. Access to education 3 3 3 Education facilities within None 3 3 3 and training. walking distance. Employment 3 3 3 None. None. 3 3 3 floorspace. Number of affordable 3 3 3 Expected to provide affordable None. 3 3 3 houses lost and housing at normal policy rate. proposed. (N) Economic Growth Employment, retail and 3 3 3 None. None. 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 None. None. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None. None. 3 3 3 and created. Key workers housing 3 3 3 Affordable housing to be None. 3 3 3 provided at usual rate, may include key worker housing if appropriate. (Q) Retail Proximity of new 1 1 1 Within Tiverton Town Centre. None. 1 1 1 housing to retail. Location of new retail 3 3 3 None None. 3 3 3 floorspace. Retail floorspace 3 3 3 None. None. 3 3 3 within villages. Impact on Vitality and 2 2 2 Some additional expenditure None. 2 2 2 Viability of town likely, enhanced by proximity to centres. town centre. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Appraisal of Tiverton-site TIV6(x), a 0.6 ha site at William Street Hospital, Tiverton Proposed for 15 dwellings, development occurring 2010. Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 None in the vicinity. None. 3 3 3 CWS or SSSI Protected or priority 3 3 3 Uncertain. The building has Carry out appropriate 3 3 3 species. stood empty since the relocation investigations including a bat of the hospital to its new site on survey and mitigate as Kennedy Way raising the necessary. possibility of bats within the buildings. Wildlife networks 3 3 3 None. None. 3 3 3 (B) Landscape Landscape quality and 3 3 3 Urban site. None. 3 3 3 character. (C) Cultural Heritage Archaeology. 4 4 4 The sites lies close to the historic Any consent for development in 3 3 3 core of the town and any ground this area conditional upon a disturbance in this area may staged programme of expose archaeological deposits archaeological mitigation. associated with the early settlement here. Listed Buildings. 2 2 2 Listed Building surrounded by Appropriate unpicking could 1 1 1 hospital complex of mixed quality enhance setting of listed and value. building, design brief required. Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 2 2 2 Currently mixed quality complex Design brief required; need to 2 2 2 conservation areas. of buildings with potential for look at highways, surrounding major enhancement and reuse; land and overall enhancement of need to identify buildings worthy this part of town. of retention in larger area as major development possible including highways alterations. Conservation Area 3 3 3 Appropriate reuse and Should bring benefits. 3 3 3 Appraisals and enhancement required. Management Plans. (D) Water River quality. 3 3 3 Unlikely to be any impact. Incorporation of SUDS would 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 4 4 4 May be some contamination Would be expected to carry out a 2 2 2 land. from previous hospital use. minimum of a Phase I and II contamination risk assessment with subsequent remediation if significant risk identified. Proportion of site which 2 2 2 100% previously developed. Potential to incorporate 2 2 2 is previously additional previously developed developed. land to the south which appears to be available. Employment - square 3 3 3 None. None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 4 4 4 High density development Already proposed at high 4 4 4 appropriate in this town centre densities. location. (F) Air Quality Air quality. 3 3 3 Unlikely to be an impact. None. 3 3 3 (G) Traffic and Access to public 1 1 1 Close to town centre bus routes. None. 1 1 1 Transport transport. Proportion to use public 2 2 2 38% of the working population of Expected to be similar 2 2 2 transport, walk or cycle the Lower Layer Super Output proportion. Potential to be to work Area covering the site use these slightly higher if site is mixed methods to travel to work. use. Road vehicle access. 4 4 4 The existing road layout is not Potential to enhance access to 2 2 2 ideal and should be improved if the area as part of a wider possible. development, involving amendment to the highway layout. Impact on public rights 3 3 3 None. None. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 Emissions for the site are In the 4 wards covering Tiverton 2 2 2 Dioxide emission. expected to be approximately the workplace population on 0.6 tonnes per dwelling per average travel a shorter distance annum to their employment than the resident population. Provision of town centre residential accommodation would give scope for residents to live and work in the town centre and lower the residential average distance to work, thus lowering emissions. Land on floodplain. 3 3 3 Flood Zone 1. None. 3 3 3 Renewable energy 3 3 3 Would be expected to provide Ground source heat pumps, 2 2 2 capacity. 10% of on-site energy from solar P.V., solar thermal and renewable or low carbon Gas CHP are all likely to be technologies, in line with the suitable for use on the site and RSS could raise the figure above 10%. (J) Healthy and Safe Public open space. 3 3 3 Should provide for open space in None. 3 3 3 Living Environments accordance with normal standards, although this may be through an off-site payment. Road vehicle access. 4 4 4 The existing road layout is not Potential to enhance access to 2 2 2 ideal and should be improved if the area as part of a wider possible. development, involving amendment to the highway layout. Number of affordable 3 3 3 Uncertain, although cost of None. 3 3 3 houses lost and developing site may lead to proposed. lower than normal affordable housing. Number of jobs lost 3 3 3 None. Potential for some economic 2 2 2 and created. activity on this town centre site adjoining the town centre. Avoidance of noise and 3 3 3 None. None. 3 3 3 pollution Walking and cycling 3 3 3 Good access to the town centre. Potential to enhance pedestrian 2 2 2 provision access to the area as part of a wider development, involving amendment to the footpath layout. (K) Health care and Access to public 1 1 1 Close to town centre bus routes. None. 1 1 1 community facilities. transport. Access to health and 1 1 1 Close to town centre GP facilities None. 1 1 1 other services and dentist surgeries. Walkable distance to the hospital Access to Community 1 1 1 Adjoins the town centre. None. 1 1 1 Facilities and services. (L) Housing Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of houses lost 2 2 2 Potential for about 15 dwellings. Potential to incorporate 2 2 2 and proposed. additional land to the south, increasing housing provision. (M) Consultation and Community 2 2 2 Community engagement None. 2 2 2 Social Deprivation involvement. appears to support redevelopment of site. Access to education 3 3 3 Walkable to primary, secondary None. 3 3 3 and training. and further education. Employment 3 3 3 None. Possible scope for small 3 3 3 floorspace. business units, although retail and commercial more likely. Number of affordable 3 3 3 Uncertain, although cost of None. 3 3 3 houses lost and developing site may lead to proposed. lower than normal affordable housing. (N) Economic Growth Employment, retail and 3 3 3 None provided. This site, adjoining the town 2 2 2 other business centre, has the potential to floorspace. incorporate business and retail units, depending on demand and viability. (O) Rural Employment floorspace 3 3 3 None. None. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None. Potential to incorporate retail and 2 2 2 and created. business jobs, depending on demand and viability. Key workers housing 3 3 3 No specific proposals Potential to incorporate if there is 3 3 3 a proven need (Q) Retail Proximity of new 1 1 1 Adjoins the town centre. None. 1 1 1 housing to retail. Location of new retail 3 3 3 None. Potential to incorporate retail in a 2 2 2 floorspace. site adjoining the town centre, if viable. Retail floorspace 3 3 3 None. None. 3 3 3 within villages. Impact on Vitality and 2 2 2 Some additional expenditure Addition of retail and business 2 2 2 Viability of town likely, although not significant units, if viable, would enhance centres. overall. town centre further. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Appraisal of 0.6ha Site at Castle School, Tiverton Proposed for 42 dwellings, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. The nearest CWS is at the Grand Western Canal, approximately 650m from the southern boundary. Tidcombe Lane Fen SSSI lies 1.5km to the east. Development of the site is not anticipated to affect either of these designations Protected or priority 3 3 3 Previously developed site, low None 3 3 3 species. likelihood of wildlife interest. Wildlife networks 3 3 3 Limited contribution to wildlife None 3 3 3 corridors. (B) Landscape Landscape quality and 3 3 3 No impact on this urban None 3 3 3 character. brownfield site. (C) Cultural Heritage Archaeology. 4 4 4 This site lies within the historic The HES would recommend that 3 3 3 core of the town and any consent for development in archaeological deposits may be this area was conditional upon a exposed by groundwork’s for any programme of archaeological development in this area. mitigation. Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 No affected historic parks or None. 3 3 3 Gardens gardens. Character of 3 3 3 Largely outside the Tiverton A design brief is required to 3 3 3 conservation areas. Conservation Area. achieve good design. Northwestern element within CA. This part of the CA is slightly weak and development could improve the appearance of the school frontage. There are some important unlisted buildings in the immediate vicinity. Conservation Area 3 3 3 No impact on the CAMP is None. 3 3 3 Appraisals and envisaged. Management Plans. (D) Water River quality. 3 3 3 Quality of nearby watercourses Investigation of river quality and 3 3 3 is unknown. The River Lowman mitigation measures as is approximately 100m to the necessary. Potentially through south. Development should take provision of SUD measures. account of potential run-off to the river. (E) Land and Soils Area of contaminated 3 3 3 None reported although there is Would be required to carry out a 3 3 3 land. a low-moderate risk as a 100% minimum of a Phase I and II brownfield site. contamination risk assessment and subsequent remediation if significant risk identified. Proportion of site which 2 2 2 100% None. 2 2 2 is previously developed. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 2 2 2 Minimum yield 30 at 50 dwellings Town centre location should 2 2 2 per hectare. allow for higher density development. Level site and relatively few identified site constraints. (F) Air Quality Air quality. 4 4 4 Off-site air quality receptors in Detailed assessment of air 3 3 3 immediate vicinity. quality impact. Mitigation measures to be implemented if necessary. (G) Traffic and Access to public 1 1 1 The site is within five minutes None considered necessary. 1 1 1 Transport transport. walk of the Tiverton bus station which provides links to Tiverton Parkway railway station, Exeter, Taunton and coach journeys to London. In addition, there is a circular bus route serving the town. Proportion to use public 3 3 3 According to ONS data, 38% of None considered necessary. 3 3 3 transport, walk or cycle working residents in Mid Devon to work 005A (Lower Layer Super Output Area) use these methods to get to work. In addition, a further 7.6% work mainly at, or from home. Given the central location of the site to the town centre, it is anticipated that figures from the site would at least meet these percentages. Road vehicle access. 4 4 4 The existing access is The site should be considered 3 3 3 substandard and opportunities to for development in conjunction improve it are limited. with the William Street Hospital site to allow a suitable access to be provided.
Impact on public rights 3 3 3 There are no public rights of way No impact. 3 3 3 of way. within the vicinity of the site. Pedestrian access to the primary school should be retained throughout the development period. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 Emissions are expected to be In the 4 wards covering Tiverton 2 2 2 Dioxide emission. 0.6 tonnes per dwelling per the workplace population on annum average travel a shorter distance to their employment than the resident population. Provision of town centre residential accommodation would give scope for residents to live and work in the town centre and lower the residential average distance to work, thus lowering emissions. Land on floodplain. 3 3 3 The site is within Flood Zone 1, None. 3 3 3 outside of any floodplain. Renewable energy 3 3 3 Would be expected to provide Ground source heat pumps, 2 2 2 capacity. 10% of its energy from solar P.V., solar thermal and renewable sources, in line with Gas CHP are all considered as the RSS likely to be suitable for use on the site and could raise the figure above 10% (J) Healthy and Safe Public open space. 3 3 3 Will provide for public open No realistic potential for 3 3 3 Living Environments space in accordance with normal increased provision standards. Road vehicle access. 4 4 4 Existing access is substandard Phasing of development to 3 3 3 and improvements are likely to provide improved pedestrian be problematic. Improvements to access prior to vehicular access the vehicular access should not being improved. impede pedestrian access to the primary school and pre-school sites. Number of affordable 3 3 3 Expected to provide affordable It is understood that there is the 2 2 2 houses lost and housing at normal policy rate. potential for the site to have a proposed. higher proportion of affordable housing. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 4 4 4 Site is on part of the primary A noise buffering scheme would 3 3 3 pollution school land and there is the help to alleviate this. potential for noise nuisances generating from the school premises. Walking and cycling 2 2 2 Pedestrian access is good and None 2 2 2 provision the site is in close proximity of NCN3. (K) Health care and Access to public 1 1 1 The site is within five minutes None considered necessary. 1 1 1 community facilities. transport. walk of the Tiverton bus station which provides links to Tiverton Parkway railway station, Exeter, Taunton and coach journeys to London. In addition, there is a circular bus route serving the town. Access to health and 2 2 2 5 minutes on foot to doctors and Unlikely to be any viable method 2 2 2 other services dentist surgeries. District hospital to increase health provision. is within a 30 minute walk.
Access to Community 3 3 3 5 minutes walk to the town None considered necessary. 3 3 3 Facilities and services. centre facilities. The leisure centre is a 20 minute walk and the New Hall is on the opposite side of Barrington Street. (L) Housing Number of affordable 3 3 3 Expected to provide affordable It is understood that there is the 2 2 2 houses lost and housing at normal policy rate. potential for the site to have a proposed. higher proportion of affordable housing. Number of houses lost 2 2 2 Approximately 30 dwellings Potential to increase provision 2 2 2 and proposed. above this figure
(M) Consultation and Community 3 3 3 Minimal objection received at Further public consultation 3 3 3 Social Deprivation involvement. issues and options and preferred exercise prior to submission. options consultation. Access to education 3 3 3 Immediately adjacent to Castle None 3 3 3 and training. Primary School. 15 minutes walk to secondary school and further education college. Employment 3 3 3 None provided. None 3 3 3 floorspace. Number of affordable 3 3 3 Expected to provide affordable It is understood that there is the 2 2 2 houses lost and housing at normal policy rate. potential for the site to have a proposed. higher proportion of affordable housing. (N) Economic Growth Employment, retail and 3 3 3 None provided. None 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None provided on the site. None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals Potential to incorporate if there is 3 3 3 a proven need (Q) Retail Proximity of new 1 1 1 On the edge of the town centre None 1 1 1 housing to retail. with a full range of retail provision. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 2 2 2 Some additional expenditure None. 2 2 2 Viability of town likely, although not significant centres. overall. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of 0.9ha site at Palmerston Park, Tiverton Development occurring 2011 for 30 dwellings IMPACT OBJECTIVES INDICATORS Initial NOTES MITIGATION Final
S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 A CWS lies approximately 750m None 3 3 3 to the west of the site. The impact of development of the site on this designation is likely to be negligible. Protected or priority 4 4 4 It is unknown if any of these A phase 1 extended habitat 3 3 3 species. species are present within the survey would determine their site. presence and identify what mitigation measures should be implemented. Wildlife Networks/ 4 4 4 Potential impact due to wooded Retention of hedgerows and 3 3 3 Priority Habitats nature of site and surroundings. trees as feasible.
(B) Landscape quality 4 4 4 The bank of Sycamore trees If the development is limited to 3 3 3 Landscape and character along the roadside will reduce the lower region of the site and the impact of this development the bank of Sycamore trees are on this steeply sided hill. retained this will mitigate the Development to the upper part of damaging effect on the views. this site will have a damaging impact on views from the town and surrounding hills. (C) Cultural Heritage Archaeological sites 3 3 3 Lies approximately 150m to the None 3 3 3 south of a possible deserted medieval farmstead, although no archaeological impact is anticipated. Listed Buildings. 3 3 3 None in the vicinity which would None 3 3 3 be affected by development of the site Historic Parks and 3 3 3 Not considered to have a None 3 3 3 Gardens prominent view into, or out of Knightshayes Park, which lies to the north of Tiverton Character of 3 3 3 Not within a Conservation Area None 3 3 3 conservation areas and not considered to impact upon the character of any. Conservation Area 3 3 3 No impact None 3 3 3 Appraisals and Management Plans (D) Water River quality. 3 3 3 The Cottey Brook lies to the east None 3 3 3 of the site – its quality is unknown. Given the steepness of the site, development will need to design out the potential for surface run-off into the watercourse. (E) Land and Soils Area of contaminated 4 4 4 There is an area of potential Site will require careful 3 3 3 land. contaminated land (Cat B) consideration from a geo- toward the southern extent of the technical and land contamination site. Evidence of an adjacent perspective. A specific mines mine on land to the north. The search, geo-technical extent of the mine is unknown. assessment and Phase I and II land contamination risk assessment are all likely required. Proportion of site 4 4 4 None – previously used as None 4 4 4 which is previously allotments. developed. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Very steep site, although with a No realistic scope to increase 3 3 3 mix of dwelling types, 30 should provision above this figure be achievable, giving a density of 33 dwellings per hectare. (F) Air Quality Air quality. 3 3 3 No issues None 3 3 3 (G) Traffic and Access to public 3 3 3 The Tiverton circular route bus No likely increase in service 3 3 3 Transport transport. passes the site. Buses toward provision as a direct result of Exeter are available from a stop development of this site. approximately 10 minutes on foot, and with the town bus station approximately a 15-20 minute walk. Proportion to use 2 2 2 25% of the working population of None likely 2 2 2 public transport, walk the Lower Layer Super Output or cycle to work Area covering the site uses these methods to travel to work. Road vehicle access. 3 3 3 There is currently no direct None 3 3 3 vehicular access onto the site. Due to the steep gradient, road access is likely to involve the provision of parking spaces adjacent to the highway. The Highway Authority does not object to the allocation of the site. Impact on public 3 3 3 There are none in the immediate None 3 3 3 rights of way. vicinity of the site therefore there is no impact. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be Could be potentially lowered with 2 2 2 Dioxide emission. 0.9 tonnes per dwelling per a significant proportion of energy hectare being generated on-site Land on floodplain. 3 3 3 The site lies entirely within flood Measures to reduce surface run 3 3 3 zone 1, the area of lowest risk. off from the site should be Development should avoid implemented as part of the increasing flood risk within the development. Cottey Brook flood plain which lies to the east of the site. Renewable energy 3 3 3 Would be expected to provide Micro-scale wind, heat pumps, 2 2 2 capacity 10% of its energy from solar thermal and PV and Gas renewable or low carbon CHP have all been assessed as technologies, in line with the of potential use on the site and RSS could raise the figure above 10% (J) Healthy and Safe Public open space. 4 4 4 There are three POS sites within None 4 4 4 Living Environments and adjoining Palmerston Park. If developed as a 100% affordable housing site then would make no contribution toward increasing and improving POS provision. Road vehicle access. 3 3 3 There is currently no direct None 3 3 3 vehicular access onto the site. Due to the steep gradient, road access is likely to involve the provision of parking spaces adjacent to the highway. The Highway Authority does not object to the allocation of the site. Number of affordable 1 1 1 Proposed as a 100% affordable Provision is unlikely to be higher 1 1 1 houses lost and housing site with the potential to due to the steep gradient of the proposed. accommodate up to 30 site. dwellings. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 Is not within an AQMA and so None 3 3 3 and pollution this is not consider5ed an issue. The site is on the edge of the town and noise from nearby industries is not expected to exceed levels in PPG24 Walking and cycling 3 3 3 There is a narrow footpath Widening of the pedestrian 2 2 2 provision adjacent to the highway and footpath and provision of a leading toward the town centre. dedicated cycle lane, to link with An additional footpath links the signed route crossing over Palmerston Park with Howden Howden Road would improve Court to the south. access. (K) Health care and Access to public 3 3 3 The Tiverton circular route bus No likely increase in service 3 3 3 community facilities. transport. passes the site. Buses toward provision as a direct result of Exeter are available from a stop development of this site. approximately 10 minutes on foot, and with the town bus station approximately a 15-20 minute walk. Access to health and 2 2 2 District hospital, doctors and No improvement likely 2 2 2 other services dentist surgeries within the town are a 20-25 minute walk from the site, or accessible via the town bus services. Access to Community 3 3 3 25 minutes on foot to leisure Majority of major development in 3 3 2 Facilities and centre and youth centre. other the town in the plan period is services. facilities available within the town proposed to the east and so no centre, 20 minutes on foot. significant increase in provision is likely to the far south-western end of the town. Provision in central locations may improve, although not as a direct result of this development. (L) Housing Number of affordable 1 1 1 Proposed as a 100% affordable Provision is unlikely to be higher 1 1 1 houses lost and housing site with the potential to due to the steep gradient of the proposed. accommodate up to 30 site. dwellings. Number of houses 2 2 2 Anticipated to provide up to 30 No realistic way of increasing 2 2 2 lost and proposed. dwellings, of a mix of size and this figure due to site constraints. type. (M) Consultation and Community 3 3 3 No comments received during Public consultation in 2 3 3 Social Deprivation involvement. preferred options consultation accordance with the adopted other than from Tiverton Town SCI would occur should a Council who supports the option. planning application for development on the site be submitted. Access to education 3 3 3 10 minute walk to Heathcoat None 3 3 3 and training. Primary school, which currently has capacity. The Secondary school a 25 minute walk. Employment 3 3 3 None proposed None 3 3 3 floorspace.
Number of affordable 1 1 1 Proposed as a 100% affordable Provision is unlikely to be higher 1 1 1 houses lost and housing site with the potential to due to the steep gradient of the proposed. accommodate up to 30 site. dwellings. (N) Economic Growth Employment, retail 3 3 3 None proposed None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 Not applicable None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 No permanent jobs created. May None 3 3 3 and created. provide some additional temporary local employment during construction Key workers housing 3 3 3 Affordable housing proposed for Potential to incorporate is there 3 3 3 site, although no specific is a proven need. proposals for key workers housing. (Q) Retail Proximity of new 2 2 2 20 minutes on foot to town None 2 2 2 housing to retail. centre shops. 10-15 minutes on foot to local retail provision. Location of new retail 3 3 3 None proposed None 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable None 3 3 3 within villages. Impact on Vitality and 3 3 3 No measurable impact likely. Will None 3 3 3 Viability of town not detract from town centre centres. viability. Potential for some additional level of expenditure. (R) Tourism Number of tourists 3 3 3 No impact None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None provided None 3 3 3 provided.
Appraisal of 0.15ha Site at Blundells Garage, Tiverton reference TIV6(vi) Proposed for 13 dwellings, development occurring 2010/11 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. Protected or priority 3 3 3 No species likely to be affected. None. 3 3 3 species. Wildlife networks 3 3 3 The site adjoins the River None. 3 3 3 Lowman, but will not impact on its biodiversity. (B) Landscape Landscape quality and 3 3 3 None. None. 3 3 3 character. (C) Cultural Heritage Archaeology. 3 3 3 Limited archaeological remains None. 3 3 3 known on the site. Normal archaeological conditions sufficient. Listed Buildings. 2 2 2 The redevelopment of this site Ensure that design respects the 2 2 2 has the potential to enhance the scale and character of Old setting of the adjoining Grade 1 Blundells. Listed Old Blundells School. Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 2 2 2 The redevelopment of this site Ensure that the design enhances 2 2 2 conservation areas. has the potential to enhance this the Conservation Area. important entrance to the Conservation Area. Conservation Area 3 3 3 No specific impact. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Adjoins the River Lowman, but Provision of SUDS would ensure 3 3 3 unlikely to be an impact from no impact. residential redevelopment. (E) Land and Soils Area of contaminated 4 4 4 Potential contamination from Minimum of Phase I and II land 2 2 2 land. previous garage uses. contamination risk assessment with remediation if significant risk identified. Proportion of site which 2 2 2 100% None. 2 2 2 is previously developed. Employment - square 3 3 3 None. None. 3 3 3 metres floorspace per hectare. Dwellings per hectare. 2 2 2 Proposed at 55 per hectare. None. 2 2 2 (F) Air Quality Air quality. 3 3 3 Unlikely to be an impact. None. 3 3 3 (G) Traffic and Access to public 2 2 2 Close to Blundells Road which None. 2 2 2 Transport transport. has a regular bus service. Proportion to use public 2 2 2 34% of the working population of None. 2 2 2 transport, walk or cycle this area use these methods to to work get to work. Road vehicle access. 3 3 3 No access concerns. None. 3 3 3 Impact on public rights 3 3 3 None. None. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions expected to be Provision of a significant 2 2 2 Dioxide emission. approximately 0.9 tonnes per proportion of on-site renewable dwelling per annum. energy is likely to be the most feasible way to reduce emissions. Land on floodplain. 4 4 4 Partially within Flood Zones 2 Meets sequential test, mitigate in 4 4 4 and 3. accordance with exceptions tests. Renewable energy 3 3 3 A site of this size should provide Ground source heat pumps, 2 2 2 capacity. 10% renewable energy in solar P.V., solar thermal and accordance with RSS policies. Gas CHP are all likely to be suitable for use on the site and could allow more than 10%. (J) Healthy and Safe Public open space. 3 3 3 Will provide for public open No realistic potential for 3 3 3 Living Environments space in accordance with normal increased provision. standards. Road vehicle access. 3 3 3 No access concerns. None. 3 3 3 Number of affordable 3 3 3 Expected to provide affordable Currently being promoted for 2 2 2 houses lost and housing at normal policy rate. 100% affordable housing by an proposed. RSL. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 No concerns. None. 3 3 3 pollution Walking and cycling 2 2 2 Good pedestrian links to the None. 2 2 2 provision town centre. (K) Health care and Access to public 2 2 2 Close to Blundells Road, which None. 2 2 2 community facilities. transport. has a regular bus service? Access to health and 2 2 2 Access to Tiverton Hospital. None. 2 2 2 other services Access to Community 3 3 3 Adjoins Tiverton town centre. None. 3 3 3 Facilities and services. (L) Housing Number of affordable 3 3 3 Expected to provide affordable Currently being promoted for 2 2 2 houses lost and housing at normal policy rate. 100% affordable housing by an proposed. RSL. Number of houses lost 2 2 2 13 dwellings. Unlikely to be feasible to 2 2 2 and proposed. increase provision. (M) Consultation and Community 3 3 3 None. None. 3 3 3 Social Deprivation involvement. Access to education 3 3 3 Education facilities within None 3 3 3 and training. walking distance. Employment 3 3 3 None. None. 3 3 3 floorspace. Number of affordable 3 3 3 Expected to provide affordable Currently being promoted for 2 2 2 houses lost and housing at normal policy rate. 100% affordable housing by an proposed. RSL. (N) Economic Growth Employment, retail and 3 3 3 None. None. 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 None. None. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None. None. 3 3 3 and created. Key workers housing 3 3 3 Affordable housing to be None. 3 3 3 provided at usual rate, may include key worker housing if appropriate. (Q) Retail Proximity of new 1 1 1 Adjoins Tiverton Town Centre None. 1 1 1 housing to retail. and Tesco. Location of new retail 3 3 3 None None. 3 3 3 floorspace. Retail floorspace 3 3 3 None. None. 3 3 3 within villages. Impact on Vitality and 3 3 3 Some additional expenditure None. 3 3 3 Viability of town likely, although not significant centres. overall. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Appraisal of 0.4ha Site at Roundhill, Tiverton, TIV6 (vii) Proposed for 13 dwellings, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 A SSSI lies approximately 500m None. 3 3 3 CWS or SSSI to the west of the site. Development of the site is not considered likely to impact upon this designated area. Protected or priority 3 3 3 Unlikely to be any present on Mitigation as necessary, 3 3 3 species. this site which primarily following the outcome of a comprises a line of garages habitat survey. although this is uncertain. An extended Phase 1 Habitat Survey would determine this. Wildlife networks 4 4 4 A row of trees/hedge runs The vegetation should be 3 3 3 through the middle of the site. retained where possible. These could provide potential habitats for various species of wildlife. (B) Landscape Landscape quality and 3 3 3 An Ash tree and Sycamore give Protection should be given to the 3 3 3 character. a softening to this estate and this Ash and Sycamore to retain their will be lost. The garages are amenity value. eyesores and new development would remove this. (C) Cultural Heritage Archaeology. 3 3 3 No impact likely. None. 3 3 3 Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 No impact likely None. 3 3 3 Gardens Character of 3 3 3 Not within a Conservation Area. None 3 3 3 conservation areas. No impact. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Unlikely to be any impact. None 3 3 3 (E) Land and Soils Area of contaminated 4 4 4 No contamination known of. A Minimum of a Phase I 3 3 3 land. mine site lies to the south of the contaminated land risk site. A mine ventilation shaft has assessment. Full Geo-technical been located within 20m of the survey and a specific mines site boundary. search required. Proportion of site which 2 2 2 100% the site is currently a block None. 2 2 2 is previously of garages. developed. Employment - square 3 3 3 None proposed Not applicable 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Anticipated at 13 dwellings on- The long and thin nature of the 3 3 3 site which a density of 32.5 site is expected to prevent higher dwellings per hectare. densities. (F) Air Quality Air quality. 3 3 3 Unlikely to be an impact. None. 3 3 3 (G) Traffic and Access to public 2 2 2 An hourly town bus service runs None likely 2 2 2 Transport transport. along Cotteylands. The town bus station links with other settlements including Exeter, Taunton, London and Crediton, as well as the railway station. Proportion to use public 2 2 2 30% of the working population of None likely. 2 2 2 transport, walk or cycle the Lower Layer Super Output to work Area covering this site use these methods to travel to work. Road vehicle access. 3 3 3 An existing residential estate None 3 3 3 road serves the site. Impact on public rights 3 3 3 There are no public rights of way No impact. 3 3 3 of way. within the immediate vicinity. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 Expected at 0.6 tonnes per Provision of a significant amount 2 2 2 Dioxide emission. annum per dwelling of on-site energy by means of renewable sources would help to lower emissions. Land on floodplain. 3 3 3 The land is within flood zone 1 None 3 3 3 and is outside of the groundwater emergence zone identified in the Strategic Flood Risk Assessment. Renewable energy 3 3 3 Would be expected to provide Micro wind, solar P.V., solar 2 2 2 capacity. 10% of on-site energy through thermal and Gas CHP are all renewable or low carbon likely to be suitable for use on technologies, in line with the the site. In addition, there is RSS potential suitability for the use of ground source heat pumps at the site and could raise the figure above 10% (J) Healthy and Safe Public open space. 4 4 4 Site is being put forward for None 4 4 4 Living Environments 100% affordable housing and so will not provide additional POS. The Cotteylands play area, immediately to the north of the site is the closest POS. Road vehicle access. 3 3 3 An existing residential estate None 3 3 3 road serves the site. Number of affordable 1 1 1 Anticipated as a 100% affordable None 1 1 1 houses lost and housing for 13 dwellings proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise and 3 3 3 None None 3 3 3 pollution Walking and cycling 3 3 3 There is a separate pedestrian Provision of a pedestrian 2 2 2 provision path adjacent to the highway. No footpath to link the site with specific cycling provision. Gooding Rise, giving more direct access to the town centre. (K) Health care and Access to public 2 2 2 An hourly circular town bus No improvements likely 2 2 2 community facilities. transport. service runs along Cotteylands and links with the bus station. Services from here serve other locations including Exeter, Taunton, London and the railway station. Access to health and 2 2 2 15-20 minutes on foot to doctors No likely increase in provision. 2 2 2 other services and dentist surgeries and the district hospital.
Access to Community 3 3 3 15 -20 minutes on foot to the Unlikely that overall provision 3 3 3 Facilities and services. town centre and small local within easy access of the site will centre in West Exe. Leisure improve within the plan period. centre and youth centre is also 25 minutes on foot. (L) Housing Number of affordable 1 1 1 Anticipated as a 100% affordable None 1 1 1 houses lost and housing for 13 dwellings proposed. Number of houses lost 2 2 2 Anticipated to provide 13 Unlikely to be feasible to 2 2 2 and proposed. dwellings. increase provision due to the shape of the site.
(M) Consultation and Community 4 4 4 Considerable objection during Sewerage and ground stability 4 4 4 Social Deprivation involvement. preferred options consultation on are issues that can be resolved DPD. Primarily related to the during the development process loss of parking, compounding of if necessary. Further public an existing sewerage problem representations can be made at and potential ground stability application stage. problems. Access to education 3 3 3 15 minutes on foot to primary None 3 3 3 and training. schools. 25 minutes on foot to secondary school and Further Education College. Employment 3 3 3 None provided. Not feasible to provide 3 3 3 floorspace. employment floorspace on-site Number of affordable 1 1 1 Anticipated as 100% affordable None 1 1 1 houses lost and housing for 13 dwellings proposed. (N) Economic Growth Employment, retail and 3 3 3 None provided. Not feasible to provide these on- 3 3 3 other business site due to limited scale and floorspace. residential surroundings. (O) Rural Employment floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None provided on the site. Not feasible to provide 3 3 3 and created. employment floorspace on-site. Key workers housing 3 3 3 No specific proposals Potential to incorporate if there is 3 3 3 a proven need (Q) Retail Proximity of new 2 2 2 Within walking distance of the No increase in retail provision 2 2 2 housing to retail. town centre and West Exe retail likely any closer than the town facilities. centre. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 None likely None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of Site Tiverton TIV6(ix), a 0.3ha Site at Hay Park, Tiverton Proposed for 11 dwellings, development occurring 2014 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 None. None. 3 3 3 CWS or SSSI Protected or priority 3 3 3 None likely in this previously None. 3 3 3 species. developed site. Wildlife networks 3 3 3 None appear to be present on None. 3 3 3 this previously developed site. (B) Landscape Landscape quality and 3 3 3 None. None. 3 3 3 character. (C) Cultural Heritage Archaeology. 3 3 3 No likely impact. None. 3 3 3 Listed Buildings. 3 3 3 None. None. 3 3 3 Historic Parks and 3 3 3 None. None. 3 3 3 Gardens Character of 3 3 3 None. None. 3 3 3 conservation areas. Conservation Area 3 3 3 None. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 No impact likely. Incorporation of SUDS scheme if 3 3 3 necessary to mitigate. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I and II contaminated land risk assessment to confirm due to the previous residential use. Proportion of site which 3 2 2 100% previously developed. None 3 2 2 is previously developed. Employment - square 3 3 3 None. None. 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Likely to be about 35 per Unlikely to be potential for higher 3 3 3 hectare. density in this suburban setting. (F) Air Quality Air quality. 3 3 3 No impact. None. 3 3 3 (G) Traffic and Access to public 3 2 2 Adjoins an excellent frequency None 3 2 2 Transport transport. bus service. Proportion to use public 3 3 3 16% of the working population of None likely 3 3 3 transport, walk or cycle the Lower Layer Super Output to work Area covering this site use these methods to travel to work. Road vehicle access. 3 3 3 No concerns. None. 3 3 3
Impact on public rights 3 3 3 None. None. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 2 2 Expected to be 0.7 tonnes per Provision of a significant amount 3 2 2 Dioxide emission. annum per dwelling of on-site energy by means of renewable sources would help to lower emissions. Land on floodplain. 3 3 3 Flood zone 1. None 3 3 3 Renewable energy 3 3 3 Would be expected to provide Ground source heat pumps, 3 2 2 capacity. 10% of on-site energy through solar P.V., solar thermal and renewable or low carbon Gas CHP are all likely to be technologies, in line with the suitable for use on the site and RSS could raise the figure above 10%. (J) Healthy and Safe Public open space. 3 3 3 Will provide for public open Unlikely to be higher provision. 3 3 3 Living Environments space in accordance with normal standards. Road vehicle access. 3 3 3 No concerns. None. 3 3 3
Number of affordable 3 3 3 Expected to provide at normal Unlikely to be higher provision 3 3 3 houses lost and policy rate proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 None. None. 3 3 3 pollution Walking and cycling 3 3 3 Pedestrian access is good and None 3 3 3 provision the site is in close proximity of public footpaths. (K) Health care and Access to public 3 2 2 Adjoins an excellent frequency None 3 2 2 community facilities. transport. bus service. Access to health and 3 3 3 Public transport access to None 3 3 3 other services hospital takes about 30 minutes. Access to Community 3 2 2 Less than 30 minutes by bus to None. 3 2 2 Facilities and services. the town centre. (L) Housing Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of houses lost 3 2 2 Anticipated to provide 11 Unlikely to be higher provision. 3 2 2 and proposed. houses. (M) Consultation and Community 3 3 3 No objections None 3 3 3 Social Deprivation involvement. Access to education 3 3 3 Within walking or public transport No further enhancement 3 3 3 and training. distance of primary, secondary feasible. and further education. Employment 3 3 3 None provided None provided 3 3 3 floorspace. Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. (N) Economic Growth Employment, retail and 3 3 3 None provided. Not feasible to provide these on- 3 3 3 other business site due to limited scale and floorspace. access limitations. (O) Rural Employment floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None provided on the site. Not feasible to provide 3 3 3 and created. employment floorspace on-site due to access limitations. Key workers housing 3 3 3 No specific proposals Potential to incorporate if there is 3 3 3 a proven need (Q) Retail Proximity of new 3 2 2 Within a market town, with a Improved pedestrian access to 3 2 2 housing to retail. good range of shopping Canal Hill will enhance access to provision. the town centre. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 Some additional expenditure None. 3 3 3 Viability of town likely, although not significant centres. overall. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of 0.4ha Site at The Avenue, Tiverton Proposed for 15 dwellings, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 The Grand Western Canal CWS Sensitive development to 3 3 3 CWS or SSSI is also an identified Country respect the character of the Park. It lies immediately to the area. south of the proposed site. Protected or priority 3 3 3 It is unknown if any of these A phase 1 habitat survey would 3 3 3 species. species are present on the site. determine if any of these species are present and mitigation measures would need to be implemented as necessary. Wildlife networks 3 3 3 Unlikely to be anything None 3 3 3 significant on this urban site. (B) Landscape Landscape quality and 3 3 3 There is a mature hazel Development should retain most 3 3 3 character. hedgerow along Canal Hill and a of the hedgerow and the mature number of mature trees, spruce. including a large spruce. No additional impact on this urban site.
(C) Cultural Heritage Archaeology. 3 3 3 No relevant archaeological sites None. 3 3 3 on the Historic Environment Record in the vicinity of the site. There is no anticipated archaeological impact. Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 No anticipated impact. None. 3 3 3 Gardens Character of 3 3 3 Not within a Conservation Area Close consideration should be 3 3 3 conservation areas. although close to the entrance of given to the design of the the Grand Western Canal basin development to avoid erosion of and the CA. the quality of the canal. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 The quality of the River Lowman None likely 3 3 3 is unknown, although there is not likely to be any impact. In addition, the quality of the Grand Western Canal is unlikely to be affected by development of the site. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I and II contaminated land risk assessment to confirm due to the existing residential use. Proportion of site which 2 2 2 100% None. 2 2 2 is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Anticipated at a density of None 3 3 3 between 35 an 40 (F) Air Quality Air quality. 3 3 3 Unlikely to be an impact. None 3 3 3 (G) Traffic and Access to public 2 2 2 There is good access to public None likely 2 2 2 Transport transport. transport. A town bus route passes the site and the bus station is a 15-20 minute walk. Routes from the station include serving the railway station, Exeter, Taunton and London Proportion to use public 3 3 3 32% of the working population of With good public transport 2 2 2 transport, walk or cycle the Lower Layer Super Output access and close to the town to work Area covering the site use these centre, the proportion could be methods to travel to work. expected to be similar. Road vehicle access. 4 4 4 Junction of The Avenue and The site would require 2 2 2 Canal Hill has poor visibility. improvements to be made to the junction of The Avenue and Canal Hill. Impact on public rights 2 2 2 Two footpaths start to the south None 2 2 2 of way. of the site. DCC Highways would require the provision of a pedestrian footway along the Canal Hill frontage to link with these two footpaths. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 Emissions expected to be 0.6 Provision of a significant amount 3 2 2 Dioxide emission. tonnes per dwelling per annum of on-site energy by means of renewable sources would help to lower emissions. Land on floodplain. 3 3 3 The site is within Flood Zone 1 of Breaching of the canal basin is 3 3 3 the EA flood maps. The site lies recognised as being extremely downhill of the Grand Western unlikely, given that only one Canal Basin in an area identified small watercourse with a limited in the Strategic Flood Risk catchment runs into the canal Assessment as being within the near Fenacre Bridge. However, ‘very high’ impact zone in the further investigation could event of a canal wall breach. determine the impact of a high flow event. Renewable energy 3 3 3 Would be expected to provide Biomass CHP, Ground source 2 2 2 capacity. 10% of its energy from heat pumps, solar P.V., solar renewable or low carbon thermal and Gas CHP are all technologies, in line with the likely to be suitable for use on RSS the site and could raise the figure above 10% (J) Healthy and Safe Public open space. 3 3 3 Contributions toward provision None likely 3 3 3 Living Environments would be sought in accordance with the adopted SPD. The nearest POS is 150m to the east, at the Oval on The Avenue. Road vehicle access. 4 4 4 Junction of The Avenue and The site would require 2 2 2 Canal Hill has poor visibility. improvements to be made to the junction of The Avenue and Canal Hill. Number of affordable 3 3 3 Would be expected to provide at Unlikely to be higher provision 3 3 3 houses lost and the normal rate if the existing proposed. permission lapses Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 None. None. 3 3 3 pollution Walking and cycling 3 3 3 There are footpaths adjacent to DCC Highways require the 2 2 2 provision the public highway linking with provision of a pavement along the town centre. Further cycling the site frontage to link with the and footpath provision is existing footpaths to the south. available from the Grand No additional increase in Western Canal. provision is likely. (K) Health care and Access to public 2 2 2 There is good access to public None likely 2 2 2 community facilities. transport. transport. A town bus route passes the site and the bus station is a 15-20 minute walk. Routes from the station include serving the railway station, Exeter, Taunton and London Access to health and 2 2 2 20 minutes on foot to doctors Unlikely to be any viable method 2 2 2 other services and dentists. Hospital within the to increase health provision. town and can be accessed by public transport in less than 30 minutes
Access to Community 3 3 3 10 minutes on foot to community Community services may 3 3 3 Facilities and services. facilities and services in the town increase although not as a direct centre. result of the development. (L) Housing Number of affordable 3 3 3 Would be expected to provide at Unlikely to be higher provision 3 3 3 houses lost and the normal rate if the existing proposed. permission lapses Number of houses lost 2 2 2 The largest part of the site at 1 May be increased provision, 2 2 2 and proposed. The Avenue has outline planning dependant on density and if the permission for 9 dwellings. It site is developed in a single could therefore be anticipated phase. that a total of 15 be on the site.
(M) Consultation and Community 3 3 3 No objections received during None feasible. 3 3 3 Social Deprivation involvement. preferred options consultation. A planning application for outline permission at 1 The Avenue (08/01776/OUT) received some local objection. Access to education 3 3 3 Primary, secondary and further None 3 3 3 and training. education all available within the town Employment 3 3 3 None provided. Not feasible to provide 3 3 3 floorspace. employment floorspace on-site due to size limitations. Number of affordable 3 3 3 Would be expected to provide at Unlikely to be higher provision 3 3 3 houses lost and the normal rate if the existing proposed. permission lapses (N) Economic Growth Employment, retail and 3 3 3 None provided. Not feasible to provide these on- 3 3 3 other business site due to limited scale of the floorspace. site. (O) Rural Employment floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None provided on the site. Not feasible to provide 3 3 3 and created. employment floorspace on-site due to size limitations. Key workers housing 3 3 3 No specific proposals Potential to incorporate if there is 3 3 3 a proven need (Q) Retail Proximity of new 2 2 2 Within a 15 minute walk of the None 2 2 2 housing to retail. town centre, with a good range of shopping provision Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 None likely None 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 Involves development adjacent None 3 3 3 spending nights in Mid to an existing tourist facility Devon. (Grand Western Canal) although no impact is thought to be likely provided development respects the setting of the canal basin. Tourist bed spaces 3 3 3 None proposed. None 3 3 3 provided.
Appraisal of Tiverton-site 15, Phoenix Lane, proposed for town centre uses. Preferred Option-site K Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None 3 3 3 CWS or SSSI adjoining this land. Protected or priority 3 3 3 None likely. None 3 3 3 species. Wildlife networks 3 3 3 None None 3 3 3 (B) Landscape Landscape quality and 3 3 3 No impact. None 3 3 3 character. (C) Cultural Heritage Archaeology. 3 4 4 This site occupies the rear part Any consent granted for 3 3 3 of burgage plots aligned on High development should be Street and archaeological conditional on the deposits may be exposed by implementation of a programme ground works for any of archaeological work. development in this area. Listed Buildings. 3 4 4 Some very good Listed Buildings Good design may overcome 3 4 4 in the vicinity, and concern about some concerns, but proximity is impact. still concern and the LBs are standalone buildings in architectural design. Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 2 2 This part of the CA could look Design brief required to achieve 3 2 2 conservation areas. better and a more traditional appropriate design, scale, street pattern would be an height, etc. improvement on what is currently bland hard landscaping for the most part. Conservation Area 3 3 3 No impact. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 No issues. Incorporation of SUDS would 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 Site is adjacent to a former brick Minimum of a Phase I and II 3 3 3 land. works and is a brownfield site. contamination risk assessment required and with subsequent remediation if significant risk identified. Proportion of site which 2 2 2 100% None. 2 2 2 is previously developed. Employment - square 3 3 3 None proposed. None. 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 None. None. 3 3 3 (F) Air Quality Air quality. 3 3 3 None. None. 3 3 3 (G) Traffic and Access to public 3 1 1 Adjoins bus station. Could incorporate 3 1 1 Transport transport. enhancements to the bus station, such as coach parking. Proportion to use public 3 2 2 32% of the working population of In a highly sustainable location, 3 2 2 transport, walk or cycle the Lower Layer Super Output adjacent to the existing town bus to work Area covering the site use these station, the proportion could methods to travel to work. exceed this figure. Road vehicle access. 3 3 3 Adjoins the multi-storey car park. Access for service/delivery 3 3 3 vehicles should be retained. Impact on public rights 3 3 3 None. None. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 Exact emissions figures are The provision of a significant 1 1 1 Dioxide emission. unknown. Census data indicates proportion of on-site renewable that 32% of the working energy will help to reduce population work outside of the emissions further. town. This is already a low figure for the district. The provision of further employment within the town will likely help to reduce this figure further and in turn lower emissions. Land on floodplain. 3 3 3 Flood Zone 1. None. 3 3 3 Renewable energy 3 3 3 Would be expected to provide Likely that Gas CHP, heat 2 2 2 capacity. 10% of energy from on-site pumps, solar PV and solar renewable or low carbon thermal are suitable for use on technologies, in line with the the site and could provide in RSS. excess of 10% renewable energy on-site. (J) Healthy and Safe Public open space. 3 4 4 Loss of public open space Retain/relocate war memorial in 3 3 3 Living Environments including war memorial. scheme, and incorporate appropriate open area within design. Road vehicle access. 2 2 2 Adjoins the multi-storey car park. Access for service/delivery 2 2 2 vehicles should be retained. Number of affordable 3 3 3 None. None. 3 3 3 houses lost and proposed. Number of jobs lost 3 2 2 Provides additional retail or other None. 3 2 2 and created. service jobs. Avoidance of noise and 3 3 3 None. None. 3 3 3 pollution Walking and cycling 3 2 2 Within walking or cycling Provide cycle parking within 3 2 2 provision distance of residential areas. scheme. (K) Health care and Access to public 3 1 1 Adjoins bus station. Could incorporate 3 1 1 community facilities. transport. enhancements to the bus station, such as coach parking. Access to health and 3 3 3 Not applicable. None 3 3 3 other services Access to Community 3 2 2 Additional provision of shopping Potential location for new 3 1 1 Facilities and services. facilities within town centre. theatre, promoted by local community, depending on viability. (L) Housing Number of affordable 3 3 3 None. None. 3 3 3 houses lost and proposed. Number of houses lost 3 3 3 None. None. 3 3 3 and proposed. (M) Consultation and Community 3 3 3 No significant objections to None. 3 3 3 Social Deprivation involvement. proposal. Access to education 3 3 3 Not applicable. None. 3 3 3 and training. Employment 3 3 3 None. None. 3 3 3 floorspace. Number of affordable 3 3 3 None. None. 3 3 3 houses lost and proposed. (N) Economic Growth Employment, retail and 3 2 2 Provides additional retail None. 3 2 2 other business floorspace in the town centre. floorspace. (O) Rural Employment floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 2 2 Additional retail jobs provided. None. 3 2 2 and created. Key workers housing 3 3 3 None. None. 3 3 3 (Q) Retail Proximity of new 3 1 1 Additional retail provision within None. 3 1 1 housing to retail. the town centre, accessible from residential areas. Location of new retail 3 1 1 Within town centre. None. 3 1 1 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 2 2 Additional retail provision, adding None. 3 2 2 Viability of town to vitality, close to the key centres. transport access point. (R) Tourism Number of tourists 3 3 3 No impact likely. Could incorporate additional 3 2 2 spending nights in Mid coach parking, encouraging Devon. short stay visitors. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of 0.1 ha Site at Bampton Street, Tiverton, proposed for 900m² retail development, development occurring 2012. Preferred Options site L Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. Protected or priority 3 3 3 Unlikely in this urban, developed Carry out necessary surveys at 3 3 3 species. site. application stage and mitigate as appropriate. Wildlife networks 3 3 3 None likely on this urban, None. 3 3 3 developed site. (B) Landscape Landscape quality and 3 3 3 No impact. None. 3 3 3 character. (C) Cultural Heritage Archaeology. 4 4 4 This site lies within the historic Any consent for development in 3 3 3 core of the town and this area should be conditional archaeological deposits may be upon a programme of exposed by ground works for archaeological mitigation. any development in this area. Listed Buildings. 2 2 2 Beside Listed Building and Ensure high quality design. 2 2 2 current site frontage decreases value of setting. Historic Parks and 3 3 3 None. None. 3 3 3 Gardens Character of 1 1 1 The current building is Ensure high quality design. 1 1 1 conservation areas. completely inappropriate and lets down the street’s appearance. Good opportunity to improve design. Conservation Area 3 3 3 No impact. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 No impact likely. Incorporate SUDS to ensure no 3 3 3 or improved impact. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 2 2 2 100% previously developed. None. 2 2 2 is previously developed. Employment - square 3 3 3 None. None. 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 None. May be potential for 3 3 3 incorporation of dwellings over the shops, depending on viability, but this is uncertain. (F) Air Quality Air quality. 3 3 3 No likely impact. None. 3 3 3 (G) Traffic and Access to public 1 1 1 Within easy walking distance of None. 1 1 1 Transport transport. the bus station. Proportion to use public 2 2 2 38% of the working population of None 2 2 2 transport, walk or cycle the Lower Layer Super Output to work Area covering the site use these methods to travel to work. Road vehicle access. 3 3 3 Access for service and delivery None. 3 3 3 vehicles is currently obtainable to the rear of the building, from Barrington Street. Impact on public rights 3 3 3 None. None. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 Exact emissions figures are The provision of a significant 1 1 1 Dioxide emission. unknown. Census data indicates proportion of on-site renewable that 32% of the working energy will help to reduce population work outside of the emissions further. town. This is already a low figure for the district. The provision of further employment within the town will likely help to reduce this figure further and in turn lower emissions. Land on floodplain. 3 3 3 Flood Zone 1. None. 3 3 3 Renewable energy 3 3 3 Provided less than 1000m² is Likely that Gas CHP, heat 2 2 2 capacity. provided, the site would not be pumps, solar PV and solar expected to provide onsite thermal are suitable for use on renewable energy. the site and could provide an element of renewable energy on- site. (J) Healthy and Safe Public open space. 3 3 3 No impact. None. 3 3 3 Living Environments Road vehicle access. 3 3 3 Access for service and delivery None. 3 3 3 vehicles is currently obtainable to the rear of the building, from Barrington Street. Number of affordable 3 3 3 None likely. None. 3 3 3 houses lost and proposed. Number of jobs lost 2 2 2 Retail and associated jobs None 2 2 2 and created. created. Avoidance of noise and 3 3 3 None. None. 3 3 3 pollution Walking and cycling 1 1 1 Within town centre with good Provide cycle parking on the site. 1 1 1 provision footway provision, accessible from many residential areas. (K) Health care and Access to public 1 1 1 Within easy walking distance of None. 1 1 1 community facilities. transport. the bus station. Access to health and 3 3 3 No impact. None 3 3 3 other services Access to Community 2 2 2 Will improve the range of None. 2 2 2 Facilities and services. shopping facilities within the town centre, which is the most accessible location. (L) Housing Number of affordable 3 3 3 None. None. 3 3 3 houses lost and proposed. Number of houses lost 3 3 3 None. None. 3 3 3 and proposed. (M) Consultation and Community 3 3 3 None. None. 3 3 3 Social Deprivation involvement. Access to education 3 3 3 Not applicable. None 3 3 3 and training. Employment 3 3 3 None. None. 3 3 3 floorspace. Number of affordable 3 3 3 None. None. 3 3 3 houses lost and proposed. (N) Economic Growth Employment, retail and 2 2 2 Provides retail floorspace. None. 2 2 2 other business floorspace. (O) Rural Employment floorspace 3 3 3 None. None. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 2 2 2 Will create retail and associated None. 2 2 2 and created. jobs. Key workers housing 3 3 3 None. None. 3 3 3 (Q) Retail Proximity of new 1 1 1 Within walking distance of a wide None. 1 1 1 housing to retail. residential area. Location of new retail 1 1 1 Within the town centre. None. 1 1 1 floorspace. Retail floorspace 3 3 3 None. None. 3 3 3 within villages. Impact on Vitality and 2 2 2 Positive impact from None. 2 2 2 Viability of town environmental enhancement and centres. additional retail floorspace. (R) Tourism Number of tourists 3 3 3 Improved town centre shopping None. 3 3 3 spending nights in Mid provision and environment may Devon. have a small positive impact on tourism, but effect uncertain. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of Site Tiverton 2, Tidcombe Hall, a 8.5 ha site proposed for 300 dwellings, development occurring 2013 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated site on the land, Retain the area between the site 3 3 3 CWS or SSSI but the canal is a CWS, and and the canal as open land. If comes within 40 – 50 metres of this area can be brought into the the northern end of the site. site, manage it for wildlife, Tidcombe Fen SSSI lies further although its availability is to the north, although separated unknown. from it by residential development. Protected or priority 3 4 4 The site is mainly grassland, with Carry out necessary wildlife 3 3 3 species. limited interest likely. However, surveys, and carry out relevant the hedgerows and trees within mitigation measures. Likely to and bounding the site are likely include retentions and to have biodiversity value. management of existing hedges and trees on and adjoining the site. Wildlife networks 3 4 4 The hedgerows within and Incorporate measures, likely to 3 3 3 adjoining the site are likely to include the protection and form part of the wider management of the hedgerows. biodiversity network of the area. Ensure no impact on the canal, The Canal is an important and consider the possibility of wildlife corridor. incorporating land between the site and the canal if available for biodiversity management. (B) Landscape Landscape quality and 3 4 4 The site is reasonably well Avoid development on the south 3 3 3 character. contained within the landscape, west parts of the site, which are although visible in local views. more elevated. There would be some landscape impact, although often in the context of existing development. (C) Cultural Heritage Archaeology. 3 4 4 This site lies just to the east of Any consent for this area should 3 3 3 Tidcombe Farmhouse, a late be conditional of a programme of medieval settlement, and archaeological work. contains Tidcombe Hall a 19th century house that was formerly the rectory. There is also a record of a domestic chapel at this site that was licensed in the early 15th century. Listed Buildings. 3 4 4 Tidcombe Hall is the former Ensure appropriate design and 3 3 3 rectory, no longer listed. layout to reflect presence. Tidcombe Farmhouse to the east is listed. Potential impact on setting of both. Historic Parks and 3 4 4 Potential impact on setting of Appropriate design and 3 3 3 Gardens Knightshayes Park and Garden, landscaping to minimise impact. due to potential impact on surviving “historic designated view out” (view 5), a “significant view out” (view 16) and a “historic view in” (view 10), as indicated in the 2007 Assessment. Character of 3 4 4 Partially within and adjoining the Landscaping and appropriate 3 4 3 conservation areas. Grand Western Canal CA; design on northern edge of site potential impact on setting of would help to mitigate this canal. impact, in the longer term. Conservation Area 3 3 3 None. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Unlikely to be any impact. Incorporation of SUDS would 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 None known of although Would be expected to produce a 3 3 3 land. previous residential use gives minimum of a Phase I and II site a low risk. contaminated land risk assessment and with subsequent remediation if significant risk identified. Proportion of site which 3 4 4 20% None. 3 4 4 is previously developed. Employment - square 3 3 3 None None. 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 No specific proposal, assume Unlikely to be higher given need 3 3 3 35-40 per hectare. for peripheral landscaping and protection of setting of Canal and Tidcombe Hall and Farmhouse. (F) Air Quality Air quality. 3 3 3 No issues. None 3 3 3 (G) Traffic and Access to public 3 2 2 Adjoins the good quality bus Potential to divert bus through 3 2 2 Transport transport. service on Tidcombe Lane. site. Proportion to use public 3 3 3 16% of the working population of Unlikely to be higher. 3 3 3 transport, walk or cycle the Lower Layer Super Output to work Area covering the site use these methods to travel to work. Road vehicle access. 3 4 4 Highway Authority consider this Will require 2 points of access 3 3 3 site could generate up to 1600 and good links to existing additional trips a day. There is footpath/ cycleway links to the concern that the additional traffic rest of the Town. generated on Tidcombe Lane If access onto Newts Hill is will cause problems due to: proposed it will require (i) The existing bridge over the improvements to Newts Hill. Canal (width and alignment) and (ii) The narrowness of the section adjoining Blundells Road. It is unrealistic to assume that none of the additional traffic will travel that way and improvements may well be required. Impact on public rights 3 3 3 None in vicinity None 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 2 2 Expected emissions of 0.7 A Low Emissions Strategy, 3 1 1 Dioxide emission. tonnes per dwelling per annum improvement to the public transport network and the incorporation of renewable energy on-site would all help to lower emissions Land on floodplain. 3 3 3 Entirely located within flood zone None. 3 3 3 1 although the site lies within the very high impact zone associated with a breach of the Grand Western Canal, identified in the SFRA. Renewable energy 3 3 3 Development would be expected Micro-scale wind, heat pumps, 3 2 2 capacity. to provide 10% of its energy from solar P.V. and thermal and Gas renewable or low carbon CHP are all likely to be suitable technologies, in accordance with for use on the site and could the RSS raise the figure above 10%. (I) Healthy and Safe Public open space. 3 3 3 Should provide for public open If incorporated, the area between 3 3 3 Living Environments space in accordance with usual the development and the canal standards. could form part of a larger provision of public open space, but this is uncertain. Road vehicle access. 3 4 4 Highway Authority consider this Will require 2 points of access 3 3 3 site could generate up to 1600 and good links to existing additional trips a day. There is footpath/ cycleway links to the concern that the additional traffic rest of the Town. generated on Tidcombe Lane If access onto Newts Hill is will cause problems due to: proposed it will require (J) The existing bridge over the improvements to Newts Hill. Canal (width and alignment) and (ii) The narrowness of the section adjoining Blundells Road. It is unrealistic to assume that none of the additional traffic will travel that way and improvements may well be required. Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 None. None. 3 3 3 pollution Walking and cycling 3 3 3 Close to the canal and the Direct access to the canal would 3 3 3 provision town’s footway network. be beneficial, if possible. (K) Health care and Access to public 3 2 2 Adjoins the good quality bus Potential to divert bus through 3 2 2 community facilities. transport. service on Tidcombe Lane. site. Access to health and 3 3 3 Less than 30 mins by public No likely increase in provision 3 3 3 other services transport to hospital, doctors and dentist Access to Community 3 3 3 On the edge of Tiverton which No likely increase in provision 3 3 3 Facilities and services. has a full range of facilities (L) Housing Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of houses lost 3 2 2 In the region of 300 dwellings. Unlikely to be higher provision 3 2 2 and proposed.
(M) Consultation and Community 4 4 4 Considerable objection during None feasible. 4 4 4 Social Deprivation involvement. consultation on DPD. Access to education 3 4 4 Within walking distance of a Financial contributions toward 3 3 3 and training. primary school and secondary education provision would assist. and further education provision also available within town. Would place additional pressure on existing provision. Employment 3 3 3 None None. 3 3 3 floorspace. Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. (N) Economic Growth Employment, retail and 3 3 3 None. None. 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 None. None. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None. None. 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 2 2 Retail provision available town No increase in provision 3 2 2 housing to retail. centre, less than 30 minutes on foot Location of new retail 3 3 3 None. None. 3 3 3 floorspace. Retail floorspace 3 3 3 None. None. 3 3 3 within villages. Impact on Vitality and 3 3 3 Some additional expenditure None. 3 3 3 Viability of town likely, although not significant centres. overall. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Sites not allocated in DPD Initial Site reference 5 Old Road 7 Exeter Hill 20 Wynnards Mead 22 Lower Farleigh NS2 Lower Warnicombe
Appraisal of Tiverton 5, Old Road. A site of 0.5 hectares proposed for 20 dwellings development occurring 2013 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. Protected or priority 3 4 4 The site is primarily open space Retain margin adjoining stream 3 3 2 species. and car parking, with little for wildlife protection and likelihood of species being enhancement. present. However, the stream through the site is a potential habitat. Wildlife networks 3 4 4 The stream may be a key Retain margin adjoining stream 3 3 2 corridor, linking the Tidcombe for wildlife protection and Fen SSSI with the River enhancement. Lowman. (B) Landscape Landscape quality and 3 3 3 No impact on this urban site. None 3 3 3 character. (C) Cultural Heritage Archaeology. 3 3 3 Probably highly disturbed by None. 3 3 3 development of Great Western Railway, so no likely impact. Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 None. None. 3 3 3 Gardens Character of 3 3 3 None. None. 3 3 3 conservation areas. Conservation Area 3 3 3 None. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Dwellings unlikely to have an Incorporation of SUDS would 3 3 3 impact, although close to stream ensure no impact. and largely within floodplain. (E) Land and Soils Area of contaminated 3 4 4 Possible contamination from Minimum of a Phase I and II 3 2 2 land. previous railway use and current contamination risk assessment use as a council depot. Part of required and with subsequent the site has suspected infill. remediation if significant risk identified. Proportion of site which 3 4 4 Approximately 20% Limit development to previously 3 2 2 is previously developed land, approximately developed. 0.1 ha. Employment - square 3 3 3 None. None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Likely to be reasonably high net None. 3 3 3 density in this location, but various mitigation measures mean small developable site area. (F) Air Quality Air quality. 3 4 4 Potential on-site issues arising Set development back from the 3 3 3 from Great Western Way. road. (G) Traffic and Access to public 3 2 2 Excellent service along Blundells None. 3 2 2 Transport transport. Road/Great Western Way. Proportion to use public 3 2 2 32% of the working population of Unlikely to be higher. 3 2 2 transport, walk or cycle the Lower Layer Super Output to work Area covering the site use these methods to travel to work. Road vehicle access. 3 4 4 Loss of residents parking. Retain residents parking. 3 3 3 Impact on public rights 3 3 3 The railway walk, including None. 3 3 3 of way. National Cycle Route 3 runs through/past the site. However, this could be retained. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 2 2 Expected at 0.6 tonnes per Utilisation of renewable energy 3 1 1 Dioxide emission. dwelling per annum technologies to give a high proportion of required energy generation on-site would help to lower emissions Land on floodplain. 3 5 5 Majority of site is within flood None. 3 5 5 zones 2 and 3. Renewable energy 3 3 3 If more than 10 dwellings Heat pumps, solar thermal or 3 2 2 capacity. proposed the site would be solar PV and Gas CHP are all expected to provide 10% of its likely to be suitable for use on energy through renewable or low the site and may enable energy carbon technologies generation above 10% (J) Healthy and Safe Public open space. 3 4 4 Loss of attractive area of POS. Limit development to car park. 3 3 3 Living Environments Road vehicle access. 3 4 4 Loss of residents parking. Retain residents parking. 3 3 3 Number of affordable 3 3 3 Expected to provide affordable Council owned site, so could be 3 2 2 houses lost and housing at normal policy rate. higher provision. proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 4 4 Potential noise impact of Great Set dwellings back from Great 3 3 3 pollution Western Way. Western Way. Walking and cycling 3 3 3 Good access to town centre and None. 3 3 3 provision elsewhere. (K) Health care and Access to public 3 2 2 Excellent service along Blundells None. 3 2 2 community facilities. transport. Road/Great Western Way. Access to health and 3 3 3 15 minutes on foot to doctors Unlikely to be any viable method 3 3 3 other services and dentist. 30 minutes on foot to increase health provision. to hospital. Access to Community 3 3 3 5-10 minutes on foot to local No likely increase in provision. 3 3 3 Facilities and services. community services. 15 minute walk to town centre services and facilities. (L) Housing Number of affordable 3 3 3 Expected to provide affordable Council owned site, so could be 3 2 2 houses lost and housing at normal policy rate. higher provision. proposed. Number of houses lost 3 2 2 About 20 dwellings. Mitigation measures mean much 3 2 2 and proposed. lower provision likely. (M) Consultation and Community 3 3 3 Little comment made during None 3 3 3 Social Deprivation involvement. consultation Access to education 3 3 3 10 minutes on foot to nearest No increase likely 3 3 3 and training. primary school. 25-30 minutes on foot to secondary school and Further Education College. Employment 3 3 3 None provided. None. 3 3 3 floorspace. Number of affordable 3 3 3 Expected to provide affordable Council owned site, so could be 3 2 2 houses lost and housing at normal policy rate. higher provision. proposed. (N) Economic Growth Employment, retail and 3 3 3 None. None. 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 None. None. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None. None. 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 2 2 Within a market town, with a None. 3 2 2 housing to retail. good range of shopping provision. 5-10 minute walk to supermarket. 15 minutes to town centre shops. Location of new retail 3 3 3 None. None. 3 3 3 floorspace. Retail floorspace 3 3 3 None. None. 3 3 3 within villages. Impact on Vitality and 3 3 3 Not significant. None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Appraisal of 2.7ha site at Exeter Hill, Tiverton (7) Development for 60 dwellings, occurring 2011 Initial Final IMPACT OBJECTIVES INDICATORS S M L NOTES MITIGATION S M L
(A) Wildlife SSSI or CWS Sites 3 3 3 There are no designated None 3 3 3 statutory sites on or adjoining. The Grand Western Canal CWS identified is 100m downhill of this site. Development is not anticipated to impact upon this area. Wildlife Networks/ 4 4 4 Extended Phase 1 Habitat Existing hedges retained within 3 3 3 Priority Habitats Survey carried out. Mainly development, and improved grassland with species strengthened/enhanced as rich hedgerows. Evidence of habitats and corridors. Potential considerable badger activity, reptile area retained as including setts near the site. landscaped buffer. Protection of Potential bat roosts, including existing bat roosts. Potential to trees and a stone building. lead to protection and some Hedgerows are suitable for enhancement of local dormice, and their presence is biodiversity in the longer term. likely. Some potential reptile habitats. There are records of 2 protected species on the site, and several species within 3km. Without appropriate mitigation development would be likely to lead to a reduction in protected species. Protected or priority 4 4 4 The hedgerows in and adjoining Hedgerows on and adjoining the 3 3 3 species. the site are species rich and site to be protected during potentially used as movement construction, and routes for bats, as well as being retained/enhanced with habitats in their own right. development. Breaking of Without mitigation, development hedgerows kept to a minimum, would be likely to damage these and appropriate bat crossings wildlife networks. and other treatments to be provided. This would prevent deterioration in overall wildlife network. (B) Landscape quality 5 5 5 Tiverton sits in the base of a Avoiding the upper slopes of the 5 5 5 Landscape and character. ‘bowl’ of steeply sided hills, site would reduce although not which affords countryside views avoid the impact, but leave much from throughout the town. This of the site undevelopable. site, is above the town Landscaping would have limited settlement and can be seen from effect because of the steepness the town and the surrounding of the slope and elevation of the hills. Development would site. significantly damage the countryside setting of the town. (C) Cultural Heritage Archaeological sites. 4 4 4 Earthworks and field name Should be conditional on an 3 3 3 evidence suggest archaeological appropriate programme of deposits may survive within this archaeological mitigation. area. The site promoter commissioned a desk based assessment (DBA) of the site which has identified 4 possible areas of interest on the site. These are not considered likely to be of county or regional significance Listed Buildings. 3 3 3 There are no listed buildings in None 3 3 3 the proximity of the site. Historic Parks and 4 4 4 Potential impact on views from Avoiding developing the higher 4 4 4 Gardens Knightshayes. slopes may help, although this would leave much of the site undevelopable. Landscaping would have limited impact due to elevation and slope of site. Character of 3 3 3 It is not anticipated that the None 3 3 3 conservation areas. character of either the Tiverton CA or the Grand Western CA would be adversely affected by development of the site. Conservation Area 3 3 3 None affected None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 No impact likely, being distant Use of SUDS would ensure no 3 3 3 from the river. impact. (E) Land and Soils Area of contaminated 4 4 4 The soils record types Minimum of a Phase I and II 2 2 2 land. Bromsgrove and Hallsworth2 contamination risk assessment series within the southern part of required and with subsequent the site. In the south west area remediation of significant risk of the site boundary a category identified. C - area of contamination is recorded in the MDDC constraints plan. It is identified as an old red sandstone quarry (circa 1891). Present infill is noted of natural vegetation growth. Proportion of site 4 4 4 None. None. 4 4 4 which is previously developed. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Promoted for 55-65 dwellings on Limitations to increasing density. 3 3 3 1.8 – 2 ha of the site, at an average density of just over 30. (F) Air Quality Air quality. 3 3 3 No significant impact. None. 3 3 3 (G) Traffic and Access to public 2 2 2 Close to a regular bus route on Provide direct vehicular access 2 2 2 Transport transport. Canal Hill. to Canal Hill. Proportion to use 2 2 2 32% of the working population of With improved pedestrian 2 2 2 public transport, walk the Lower Layer Super Output access to Canal Hill, the or cycle to work Area covering the site use these proportion could be expected to methods to travel to work. be similar although unlikely to be higher than this. Road vehicle access. 4 4 4 Access proposed from Improve Exeter Hill/Canal Hill 3 3 3 Devonshire Rise and Exeter Hill; junction. Exeter Hill/Canal Hill junction requires improvement. Impact on public 3 3 3 There are no Public Rights of None. 3 3 3 rights of way. Way within or around the vicinity of this site (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 Emissions are expected at 0.6 Potential for Low Emissions 1 1 1 Dioxide emission. tonnes per dwelling per annum Strategy to be implemented and for a significant proportion of energy requirements to come from on-site renewable sources. Additionally, improved pedestrian access to the site may help to lower emissions. Land on floodplain. 3 3 3 Flood Zone 1 None. 3 3 3 Renewable energy 3 3 3 Would be expected to provide Micro-scale wind, heat pumps, 2 2 2 capacity. 10% of its energy from solar PV and thermal and Gas renewable or low carbon CHP have all been assessed as technologies, in line with the being of potential use on the site RSS and could raise the figure above 10% (J) Healthy and Safe Public open space. 3 3 3 The provision of open space on- Undevelopable parts of the site 3 2 2 Living Environments site would be required in may be used for higher provision accordance with policy. of public open space. Road vehicle access. 4 4 4 Access proposed from Improve Exeter Hill/Canal Hill 3 3 3 Devonshire Rise and Exeter Hill; junction. Exeter Hill/Canal Hill junction requires improvement. Number of affordable 3 3 3 Provision expected at usual Unlikely to be higher provision 3 3 3 houses lost and proportion proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise 3 3 3 None. None. 3 3 3 and pollution Walking and cycling 3 3 3 Footpaths and cycle links Provide direct access to Canal 2 2 2 provision required within and around Hill from the site. development site linking Butterleigh Drive and Canal Hill (K) Health care and Access to public 2 2 2 Close to a regular bus route on Provide direct vehicular access 2 2 2 community facilities. transport. Canal Hill. to Canal Hill. Access to health and 2 2 2 Within 30 minutes of hospital, No increase in provision 2 2 2 other services doctors and dentists by either walking or public transport Access to Community 3 3 3 Within easy access of town No increase in provision 3 3 3 Facilities and centre services. (L) Housing Number of affordable 3 3 3 Provision expected at usual Unlikely to be higher provision 3 3 3 houses lost and proportion proposed. Number of houses 2 2 2 55-65 dwellings proposed. None. 2 2 2 lost and proposed.
(M) Consultation and Community 4 4 4 Considerable local objection. None. 4 4 4 Social Deprivation involvement. Access to education 3 3 3 Within walking distance of No increase in provision 3 3 3 and training. primary school, secondary school and further education college Employment 3 3 3 None. None. 3 3 3 floorspace.
Number of affordable 3 3 3 Provision expected at usual Unlikely to be higher provision 3 3 3 houses lost and proportion proposed. (N) Economic Growth Employment, retail 3 3 3 None. None. 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None. None. 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 2 2 2 Within easy access of the town No increase in provision 2 2 2 housing to retail. centre Location of new retail 3 3 3 None None. 3 3 3 floorspace. Retail floorspace 3 3 3 None. None. 3 3 3 within villages. Impact on Vitality and 3 3 3 Nothing significant. None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Mid Devon. Tourist bed-spaces 3 3 3 None. None 3 3 3 provided.
Appraisal of 3.3ha Site at Wynnards Mead, Tiverton 20 Proposed for 80 dwellings, development occurring 2018 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. A County Wildlife Site lies 300m to the southwest No impact or change to relevant areas arising. Protected or priority 3 3 3 It is unknown if there are any A Phase 1 habitat survey would 3 3 3 species. protected or priority species determine what species are present on the site. It is present. Mitigation measures considered unlikely as the site is may have to be implemented as primarily improved grassland. a result. Wildlife networks 3 3 4 The hedgerows and trees in and Hedgerows and trees on and 3 3 3 adjoining the site are likely to be adjoining the site to be protected species rich. Without mitigation, during construction, and development would be likely to retained/enhanced with damage wildlife networks. development. Breaking of hedgerows kept to a minimum. This would prevent deterioration in overall wildlife network. (B) Landscape Landscape quality and 3 3 5 Site slopes steeply from north to Some mitigation could be 3 3 4 character. south. Peppered with high included through landscaping amenity trees. Highly visible on buffers, reducing the impact. the wider landscape, with views However the steepness and achieved from the town centre visibility of the site do not allow Conservation Area toward the this to be fully effective. site. (C) Cultural Heritage Archaeology. 3 3 3 No anticipated impact. None. 3 3 3 Listed Buildings. 3 3 4 Gotham Farmhouse, grade II A protection zone around both 3 3 4 listed, lies approximately 100m buildings is required to attempt to the west. Concern surrounds to retain the character and the encroachment of an urban setting. Consideration of views feel as the building is should be given in the design picturesque. Wynnards Mead process. itself is potentially of a quality to be listed. Historic Parks and 3 3 3 No affected parks or gardens. None. 3 3 3 Gardens Character of 3 3 4 Not within a Conservation Area. Consideration of views 3 3 3 conservation areas. Can be viewed from the Tiverton obtainable from the town CA Conservation Area should be taken as part of the scheme design process. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Lies to the north of the Cottey Incorporation of SUDS would 3 3 3 Brook. Current water quality is ensure minimal impact. unknown. Potential for impact on quality if water allowed to drain into Brook although this is unlikely. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 3 3 4 Approximately 20% None. 3 3 4 is previously developed. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 4 Due to steepness of site and Steep slopes and need for 3 3 4 need to retain buffer around landscaping unlikely to allow for Wynnard’s Mead and Gotham higher densities. Farmhouse, it is anticipated that the site would provide approximately 80 dwellings at a density of 24dph. (F) Air Quality Air quality. 3 3 5 Off-site air quality impact at Further investigation of air 3 3 4 receptors in Leat Street which quality and impact of are extremely close to exceeding development on Leat Street UK objectives for NO 2 (within receptors. Mitigation measures 1ug/m 3). should be implemented as necessary but may not be able to prevent the designation of an AQMA. (G) Traffic and Access to public 3 3 3 An hourly bus service runs from Improving pedestrian links to 3 3 2 Transport transport. Wellbrook Street, 300m from the existing residential development site, with two services a day to the west would improve running along Broomhill, 250m access to the bus service. from the site. The service covers Potential to extend service into the whole of the town including new development. the hospital, bus station and town centre. Proportion to use public 3 3 3 15% of the working population of Direct pedestrian and cycling link 3 3 3 transport, walk or cycle the Lower Layer Super Output to Smallcombe or Tyrell Road to work Area covering the site use these would improve access to the bus methods to travel to work. service and to wider pedestrian and cycle networks. Road vehicle access. 3 3 5 Site is currently only accessed None likely 3 3 5 via Bakers Hill which is a narrow and poorly aligned single carriageway with difficult gradients. Impact on public rights 3 3 3 There are no Public Rights of No impact. 3 3 3 of way. Way within or in the vicinity of this site (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 2 Emissions expected to be 0.6 Potential for Low Emissions 3 3 1 Dioxide emission. tonnes per dwelling per annum Strategy to be implemented and for improved pedestrian links to the town centre. These measures, along with a high proportion of on-site renewable energy generation would help to lower emissions further. Land on floodplain. 3 3 3 All land is within flood zone 1 None. 3 3 3 with the Cottey Brook and flood zones 2 and 3 lying directly to the south of the site. Renewable energy 3 3 3 Would be expected to provide Micro-scale wind, heat pumps, 3 3 2 capacity. 10% of its energy from solar thermal and PV and Gas renewable or low carbon CHP have all been assessed as technologies, in line with the being potentially suitable for use RSS on the site and could raise the figure above 10% (J) Healthy and Safe Public open space. 3 3 3 Will provide for public open Potential for increased provision 3 3 3 Living Environments space in accordance with normal as part of landscaping and due standards. to steepness of site. Road vehicle access. 3 3 5 Site is currently only accessed None likely 3 3 5 via Bakers Hill which is a narrow and poorly aligned single carriageway with difficult gradients. Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 Development of this scale would A noise assessment of the site 3 3 3 pollution generate additional levels of would determine off site noise noise for adjoining residents. levels. Landscaping would There are no major road or rail mitigate noise generated by the networks in the immediate site on existing residents. vicinity of the site and it is not anticipated that noise levels on- site would exceed national limits. Walking and cycling 3 3 5 There are no footpaths or cycle Need to provide pedestrian 3 3 3 provision paths leading from the site. access to Smallcombe Road and/or Tyrell Road. (K) Health care and Access to public 3 3 3 An hourly bus service runs from Improving pedestrian links to 3 3 2 community facilities. transport. Wellbrook Street, 300m from the existing residential development site, with two services a day to the west would improve running along Broomhill, 250m access to the bus service. from the site. The service covers Potential to extend service into the whole of the town including new development. the hospital, bus station and town centre. Access to health and 3 3 3 20-25 minute walk to hospital Unlikely to be any viable method 3 3 3 other services and doctors surgery. 30-35 to increase health provision minute walk to dentists. although improved pedestrian access would aid access. Access to Community 3 3 3 Within walking distance of town Unlikely to be any viable method 3 3 3 Facilities and services. centre facilities to increase provision although improved pedestrian access would aid access. (L) Housing Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of houses lost 3 3 2 80 dwellings proposed, none Unlikely to be feasible to 3 3 2 and proposed. lost. increase provision due to site constraints.
(M) Consultation and Community 3 3 3 Little objection received during Developer consultations prior to 3 3 3 Social Deprivation involvement. public consultations. submission of an application. Access to education 3 3 3 20 minutes on foot to nearest Potential for education 3 3 3 and training. primary school, Heathcoat CP, contributions to be sought at which has capacity but is primary level. dependant on development at Farleigh Meadows. Secondary school and Further Education College 30 minutes on foot. Employment 3 3 3 None provided. Not feasible to provide 3 3 3 floorspace. employment floorspace on-site due to access limitations. Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. (N) Economic Growth Employment, retail and 3 3 3 None provided. Not feasible to provide these on- 3 3 3 other business site due to limited scale and floorspace. access limitations. (O) Rural Employment floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None provided on the site. Not feasible to provide 3 3 3 and created. employment floorspace on-site due to access limitations. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 Town centre with good range of Provision is unlikely to increase. 3 3 3 housing to retail. shopping provision Provision of pedestrian footpath approximately 30 minute walk. linking with existing adjacent 25 minute walk to supermarket. residential development would improve access Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 Some additional expenditure None. 3 3 3 Viability of town likely, although not significant centres. overall. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of Tiverton-site 22, Lower Farleigh, and a 22 ha site proposed for employment, development occurring 2012. Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 None in the vicinity. None 3 3 3 CWS or SSSI Protected or priority 3 4 4 Uncertain, but unlikely to be Carry out habitat surveys, and 3 3 3 species. present in improved grassland incorporate mitigation as areas, possible within recommended, likely to include hedgerows and margins of retention of hedgerows and stream running along the north leaving a buffer zone to the of the site. stream north of the site. Wildlife networks 3 4 4 Hedgerows in and adjoining site Carry out habitat surveys, and 3 3 3 likely to form part of wider incorporate mitigation as biodiversity network, together recommended, likely to include with stream running along site’s retention of hedgerows and northern boundary. leaving a buffer zone to the stream north of the site. (B) Landscape Landscape quality and 3 5 5 Highly visible site extending the Some landscaping may help to 3 4 4 character. urban area a considerable mitigate, but this is made difficult distance into the open valley. by the levels and slope involved. Adjoins and very visible from the busy A361. (C) Cultural Heritage Archaeology. 3 3 3 Lies on lower hill slope, Application of PPG16 Condition. 3 3 3 possibility of palaeochannels on Desk-based assessment northern part of site. Prehistoric followed by appropriate enclosures identified by AP to archaeological mitigation. the south on higher ground. Listed Buildings. 3 3 3 None. None. 3 3 3 Historic Parks and 3 4 4 Potential impact on views out Landscaping and design may 3 4 4 Gardens from Knightshayes Gardens help to mitigate, although (their defined views 5, 10, 16). efficacy uncertain. Character of 3 4 4 None. None. 3 4 3 conservation areas. Conservation Area 3 3 3 None. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 4 4 Adjoins a stream tributary of the Need to control uses on the site, 3 3 3 Exe; potential for some and incorporate measures such employment uses to be polluting. as SUDS to control water quality. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 5 5 5 None. None. 4 4 4 is previously developed. Employment - square 4 4 4 No specific proposal although Potential to increase density low, 4 4 4 metres floorspace per due to steepness of the site it is due to landscape impact and hectare. unlikely to reach an average of need for SUDS. 3500m². Dwellings per hectare. 3 3 3 None. None. 3 3 3 (F) Air Quality Air quality. 3 5 5 On-site air quality considerations Access to/from A361 desirable to 3 5 5 re. A361 (especially eastern side minimise additional traffic of site) Off-site air quality impact movements within Tiverton, but at receptors in Leat Street which not viable for this development. is extremely close to exceeding Other mitigation difficult. UK objectives for NO 2 (within 1ug/m 3). (G) Traffic and Access to public 3 4 4 There are no public transport No realistic increase in services 3 4 4 Transport transport. stops within 400m of the site. as a direct result of development as it would be unlikely to be viable to fund such improvements. Proportion to use public 3 3 3 15% of the Lower Layer Super Figures are unlikely to be 3 3 3 transport, walk or cycle Output Area covering the site significantly higher than this as to work use these methods to travel to the site is proposed for work. employment only and is some distance from the majority of the housing in the town. Road vehicle access. 3 4 5 Poor access along Rackenford Road widening will be required 3 4 5 Road, particularly for HGVs. along total frontage of site (including frontage footpath), but access along Rackenford Road difficult to improve. Impact on public rights 3 3 3 Would be expected to provide Biomass CHP, micro-wind, solar 3 2 2 of way. 10% of its energy through thermal and PV, heat pumps and renewable or low carbon Gas CHP are all thought to be of technologies potential use on the site and could raise the figure above 10% (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 2 2 Census data indicates that 32% The implementation of a Low 3 1 1 Dioxide emission. of the working population of Emissions Strategy and Tiverton work outside of the provision of a significant town’s wards. Provision of proportion of renewable energy additional employment land will will help to lower emissions help to further reduce this figure, further. In addition the extension thus reducing the need to travel of existing bus services to serve to work and lowering emissions. the site would reduce the need to travel by private transport to the site. Land on floodplain. 3 3 3 Adjoins, but outside Flood zone None. 3 3 3 3. Renewable energy 3 3 3 Would be expected to provide Biomass CHP, micro-wind, heat 3 2 2 capacity. 10% of its energy requirements pumps, solar thermal, solar PV from renewable or low carbon and Gas CHP have been technologies, in line with the assessed as being of potential RSS. use on the site and could raise the figure significantly above 10%. (J) Healthy and Safe Public open space. 3 3 3 None. None. 3 3 3 Living Environments Road vehicle access. 3 4 5 Poor access along Rackenford Road widening will be required 3 4 5 Road, particularly for HGVs. along total frontage of site (including frontage footpath), but access along Rackenford Road difficult to improve. Number of affordable 3 3 3 None. None. 3 3 3 houses lost and proposed. Number of jobs lost 3 1 1 Considerable job creation None. 3 1 1 and created. possible on this large site. Avoidance of noise and 3 4 4 On-site noise and vibration Incorporate appropriate noise 3 3 3 pollution considerations re. A361 insulation. (especially eastern side of site). Not a major problem as this is an employment site. Walking and cycling 3 4 4 Poor pedestrian and cycle Make pedestrian and cycle links 3 3 3 provision access along Rackenford Road. to Town. (K) Health care and Access to public 3 4 4 There are no public transport No realistic increase in services 3 4 4 community facilities. transport. stops within 400m of the site. as a direct result of development as it would be unlikely to be viable to fund such improvements. Access to health and 3 3 3 Not applicable. None 3 3 3 other services Access to Community 3 3 3 Not applicable. None. 3 3 3 Facilities and services. (L) Housing Number of affordable 3 3 3 None. None. 3 3 3 houses lost and proposed. Number of houses lost 3 3 3 None. None. 3 3 3 and proposed. (M) Consultation and Community 4 4 4 Some opposition None. 4 4 4 Social Deprivation involvement. Access to education 3 3 3 No impact. None. 3 3 3 and training. Employment 3 1 1 Could provide 77,000 sqm. None. 3 1 1 floorspace. Number of affordable 3 3 3 None. None. 3 3 3 houses lost and proposed. (N) Economic Growth Employment, retail and 3 1 1 Could provide 77,000 sqm. None. 3 1 1 other business floorspace. (O) Rural Employment floorspace 3 3 3 None. None. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 1 1 Considerable scope for job None. 3 1 1 and created. creation – potentially up to 2200. Key workers housing 3 3 3 None. None. 3 3 3 (Q) Retail Proximity of new 3 3 3 None. None. 3 3 3 housing to retail. Location of new retail 3 3 3 None. None. 3 3 3 floorspace. Retail floorspace 3 3 3 None. None. 3 3 3 within villages. Impact on Vitality and 3 3 3 None. None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Appraisal of 15.7 ha Site at Lower Warnicombe, Tiverton (New Site 2) Proposed for 550 dwellings, development occurring 2013 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 4 4 The site adjoins two CWS; the Appropriate ecological 3 3 3 CWS or SSSI Canal and Snake’s Wood, and investigation required, and development would probably implementing relevant impact on these. In addition, the recommendations. These would Tidcombe Fen SSSI is close and likely include providing buffer downstream of this site. zones to the adjoining CWS would minimise impact, and contributions to their management could be beneficial. An appropriate SUDS scheme would ensure no impact on water quality and hence the SSSI. Protected or priority 3 4 4 Unlikely to be relevant species Appropriate ecological 3 3 3 species. on the agricultural land itself, but investigation required, and potential impact on the implementing relevant hedgerows within and adjoining recommendations. These would the site, as well as the adjoining likely include providing buffer CWS and SSSI. zones to the adjoining CWS would minimise impact, and contributions to their management could be beneficial, retention and enhancement of hedgerows. An appropriate SUDS scheme would ensure no impact on water quality and hence the SSSI. Wildlife networks 3 4 4 The hedgerows within and Appropriate mitigation, limiting 3 3 3 adjoining the site form part of a impact on the hedgerows. wider biodiversity network, including a number of designated sites in the area. (B) Landscape Landscape quality and 3 5 5 Considerable impact from this Some mitigation possible but the 3 4 4 character. prominent site. slope and visibility make this relatively ineffective. (C) Cultural Heritage Archaeology. 3 3 3 Normal PPG16 conditions Any consent granted for 3 3 3 sufficient. development should be conditional on the implementation of a programme of archaeological work Listed Buildings. 3 4 4 Warnicombe House and Little May be possible to mitigate to 3 4 4 Tidcombe would be affected. some extent with appropriate design. Historic Parks and 3 3 3 None. None. 3 3 3 Gardens Character of 3 5 5 The Grand Western Canal is a A landscaped buffer zone would 3 5 5 conservation areas. conservation area. Impact from help to mitigate the impact, development adjoining the canal, however the highway which is very picturesque here. requirements involving bridging the canal would lead to considerable damage. Conservation Area 3 3 3 None. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Unlikely to be any impact. Incorporation of SUDS would 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 3 5 5 None None. 5 5 5 is previously developed. Employment - square 3 3 3 None. None. 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 No specific proposals, so Need for landscaping and 3 3 3 assume 35 per dwelling. retention of trees mean higher density unlikely. (F) Air Quality Air quality. 3 3 3 No issues None 3 3 3 (G) Traffic and Access to public 3 4 4 700m from the Tiverton bus Access could only be provided 3 4 4 Transport transport. services. across the canal as a further extension to the eastern urban extension, not feasible on its own. Proportion to use public 3 3 3 16% of the working population of Unlikely to be higher as provision 3 3 3 transport, walk or cycle the Lower Layer Super Output of increased public transport to work Area covering the site use these services is problematic methods to travel to work Road vehicle access. 3 5 5 Existing vehicular access is via A site of this size would require 3 5 5 very narrow lane and not at least two points of access and acceptable. at present this is not achievable. This site should only be considered as an extension to the proposed "East of Tiverton" site, if allocated, BUT would then require two vehicular bridges across the Canal to access the site, not feasible without damage to the canal conservation area. Impact on public rights 3 5 5 The site adjoins the canal Provide a landscaped buffer 3 4 4 of way. footpath, and could impact on zone to the site, although not the enjoyment of views from it. feasible to mitigate the highway The impact of highway access requirements. requirements would be considerable. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 2 2 Emissions expected at 0.7 The implementation of a Low 3 2 2 Dioxide emission. tonnes per dwelling per annum Emissions Strategy and a significant proportion of the site’s energy requirements coming from on-site renewable sources would help to lower emissions. However, the site is detached from the town and would not be mixed use, limiting its potential for lower emissions. Land on floodplain. 3 3 3 Flood Zone 1. None. 3 3 3 Renewable energy 3 3 3 Would be expected to provide Micro-scale wind, heat pumps, 3 2 2 capacity. 10% of energy from renewable solar thermal and PV and Gas or low carbon technologies, in CHP have all been assessed as line with the RSS being of potential use on the site and could enable a figure in excess of 10% being achieved (J) Healthy and Safe Public open space. 3 3 3 Will provide for public open If a buffer zone to the canal is 3 2 2 Living Environments space in accordance with normal created, this could form a wider standards. informal open space, although the access requirements would reduce the value of this. Road vehicle access. 3 5 5 Existing vehicular access is via A site of this size would require 3 5 5 very narrow lane and not at least two points of access and acceptable. at present this is not achievable. This site should only be considered as an extension to the proposed "East of Tiverton" site, if allocated, BUT would then require two vehicular bridges across the Canal to access the site, not feasible without damage to the canal conservation area. Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 None. None. 3 3 3 pollution Walking and cycling 3 3 3 The canal is a public footpath. None. 3 3 3 provision The Railway Walk is part of the national cycle network. (K) Health care and Access to public 3 4 4 700m from the Tiverton bus Access could only be provided 3 4 4 community facilities. transport. services. across the canal as a further extension to the eastern urban extension, not feasible on its own. Access to health and 3 3 3 The hospital is approximately 30 No increase in provision 3 3 3 other services minutes by public transport. Access to Community 3 3 3 Provision of a range of facilities None. 3 3 3 Facilities and services. within Tiverton. (L) Housing Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of houses lost 3 2 2 550 dwellings possible. Limited potential to increase 3 2 2 and proposed. provision on-site due to environmental constraints. (M) Consultation and Community 3 3 3 Uncertain. None. 3 3 3 Social Deprivation involvement. Access to education 3 4 4 Range of education provision in Provision of financial contribution 3 3 3 and training. Tiverton although development toward improved education of this size would place strain on provision within the catchment of existing facilities. the site. Employment 3 3 3 None. None. 3 3 3 floorspace. Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. (N) Economic Growth Employment, retail and 3 3 3 None. None. 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 None. None. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None. None. 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 Close to, but not adjoining None 3 3 3 housing to retail. Tiverton. Location of new retail 3 3 3 None. None. 3 3 3 floorspace. Retail floorspace 3 3 3 None. None. 3 3 3 within villages. Impact on Vitality and 3 3 3 None. None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Cullompton
Sites allocated in DPD Policy Appraisal Number reference AL/CU/1-7 1 North West Cullompton AL/CU/8 2 Knowle Lane AL/CU/9 CU1 Court Farm AL/CU/10 11 Padbrook Park AL/CU/11 Exeter Road AL/CU/12 9 Lower Bull Ring AL/CU/13 NS8 Week Farm AL/CU/14 Eastern Distributor Road AL/CU/17 Town Centre Enhancement AL/CU/18 Footpath Proposal AL/CU/19 CU16 Station AL/CU/20 3 Colebrook
Appraisal of 74.8ha Site at North West Cullompton Proposed for 1100 dwellings, 45000m² employment land, primary school, community facilities, development occurring 2013 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 There are no areas of statutory None 3 3 3 CWS or SSSI designation within the proposed sit. Protected or priority 3 4 4 Extended Phase 1 Habitat Any application should be 3 3 2 species. Survey carried out. Mainly accompanied with a recent improved grassland with species Extended Phase 1 Habitat rich hedgerows. Evidence of Survey, reptile, dormouse and considerable badger activity, bat survey to determine the totalling 7 setts, including habitats present at the time. identification of 14 holes forming Existing hedges retained within a single sett toward the southern development, and end of the site. Potential bat strengthened/enhanced as roosts, including the use of trees habitats and corridors. Potential and bats have been recorded reptile area and area with a 14 within 3km of the site. Barn owls hole badger sett retained as and otters have been recorded green infrastructure. Protection within 1km of the site and it is of bat roosts (most likely to be considered that the site has the within existing trees should any potential to provide foraging be found. Potential to lead to areas for these species. The protection and some hedgerows are identified as enhancement of local being ideal habitats for dormice biodiversity in the longer term, and with the semi-improved especially with a large area of grassland to the south of the site green infrastructure incorporated being a potential reptile habitat. into scheme. Wildlife networks 3 4 4 The hedgerows in and adjoining Hedgerows on and adjoining the 3 3 3 the site are species rich and site to be protected during potentially used as movement construction, and routes for bats and dormice, as retained/enhanced with well as being habitats in their development. Breaking of own right. A stream runs through hedgerows kept to a minimum, the centre of the site, west to and appropriate bat crossings east and likely form part of a and other treatments to be wildlife network. Without provided. This would prevent mitigation, development would deterioration in overall wildlife be likely to damage these wildlife network. networks. (B) Landscape Landscape quality and 3 5 5 This site has many mature trees Development should not extend 3 4 4 character. and hedge banks which may be up the elevated St Andrews Hill damaged. The elevated hills (St and Rull Hill to retain the most Andrews and Rull Hill) provide a prominent element of the rural rural backdrop to the centre and skyline. Mature trees and hedge southern part of the town. banks should be protected. Well Development of the northern designed landscape open parts of the site would have an spaces and tree buffers need to immediate impact upon the be incorporated into this approach to the town. Long development to provide some distance views are generally quality character. limited by natural ridgelines and existing development but are obtainable from parts of the Bradninch-Cullompton road, Beacon Lane and from the southeast and northeast of the town. These views are generally sporadic in nature. (C) Cultural Heritage Archaeology. 3 5 5 Lies in an area of known Any application for development 3 3 3 prehistoric and Roman activity, or Environmental Statement demonstrated by the presence of submitted in support of the a Roman fort on the western proposed development on the edge of the town (a Scheduled western side of the town should Monument) and by recent be supported by the results of a archaeological excavations on programme of archaeological Willand Road that revealed a work to determine the Romano-British field system and archaeological potential of this prehistoric funerary monuments. area. The results of this initial stage of archaeological work would allow the appropriate archaeological or design mitigation for the impact of any development in this area upon the archaeological resource to be determined. Listed Buildings. 3 4 4 Proposals are in close proximity Reinforcement of hedges and 3 3 3 to the following listed buildings: areas of trees would ensure long Little Rull, Paulsland (now term protection of the wider rural Rullands and October Cottage) setting of these listed buildings. and the Chapels at the A site design brief for public cemetery. As the proposals all open space / sports facilities relate to green infrastructure should require appropriate minimum change has been design, materials and location of assumed. It is unclear whether any potentially intrusive facilities. this will include any buildings or structures within those areas. Sports facilities could require buildings and floodlighting which would alter the setting. Historic Parks and 3 3 3 No impact None. 3 3 3 Gardens Character of 3 3 3 Not within a Conservation Area. No impact 3 3 3 conservation areas. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 4 4 The Rull Leat has two tributaries Incorporation of SUDS would 3 3 3 running through the northern part ensure no impact. of the site. In addition, the St George’s Well Stream runs through the centre of the site. The quality of these watercourses is unknown. (E) Land and Soils Area of contaminated 3 3 3 There is one small area of A full land contamination report, 3 2 2 land. potentially contaminated land to going beyond the scope of that the south of Growen Cottages, of the one commissioned by the 150-200m outside of the site site promoters, would determine boundary, identified as being a what remediation measures are disused quarry. A second area is required, if any. that of the cemetery on Tiverton Road. Whilst outside of the development area, it lies directly adjacent to an area proposed as green infrastructure. Proportion of site which 3 5 5 None None. 3 5 5 is previously developed. Employment - square 3 3 3 The site is likely to be capable of Limiting development to B1 and 3 3 3 metres floorspace per achieving an average density of B2 uses would likely increase hectare. 3500m² per hectare. overall density. Dwellings per hectare. 3 3 3 In the higher growth option, Slopes on the site are not 3 3 3 approximately 58ha of the site is considered steep enough to proposed as either housing or warrant lower densities. green infrastructure. Of this, Densities may be higher 30ha is identified for housing dependant on the type of alone. With 1100 dwellings on development. the site, this would give an average density of 36dph. (F) Air Quality Air quality. 3 2 2 Development likely to include the Full Air Quality Impact 3 2 1 provision of a road linking the Assessment required to include northern most part of Willand an assessment of traffic Road with Tiverton Road which modelling. Development is By will likely offer some providing areas of Green improvement in air quality terms Infrastructure there is the on Cullompton town centre by potential for further tree planting removing the need to travel to act as carbon sinks. Inclusion through the town to access the of a Low Emissions Strategy. estate’s housing and employment land. (G) Traffic and Access to public 3 3 3 There are regular bus services Extension of bus services to run 3 2 2 Transport transport. running through Cullompton through the site would improve toward Tiverton, Exeter, Taunton accessibility. and Tiverton Parkway rail station, among others. A town bus service also links the main residential areas with the town centre and Tesco supermarket. Proportion to use public 3 4 4 7% of the working population of As a mixed use development 3 3 3 transport, walk or cycle the Lower Layer Super Output and with an integrated public to work Area covering the majority of the transport route serving the site it site use these methods to travel could be expected for the figure to work. to be in line with the rest of Cullompton – an average of 20% Road vehicle access. 3 4 5 Without mitigation, the impact of Development of the site will 3 4 2 development would be great as involve the completion of a road there is only one single linking the B3181 at Willand carriageway road, Rull Lane, Road with Tiverton Road. This running through the site. would be intended to act as an estate road, capable of being used by buses rather than as a town centre relief road. Impact on public rights 3 3 3 There are two public bridleways Retention and enhancement of 3 2 2 of way. running through the site: one these bridleways. running along Goblin Lane and the second running from St George’s Well Avenue to Rull Lane. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 4 4 Emissions are expected to be A development of this size would 3 3 3 Dioxide emission. 1.3 tonnes per dwelling per have the scope for a annum comprehensive Low Emissions Strategy to be adopted and for the extension of existing public transport services to lead to an increase in usage and lowering of emissions. On average, the workplace population of three wards covering Cullompton and its surroundings travel a shorter distance to their place of employment than the resident population. The provision of a mixed use development would potentially help to redress the imbalance and lower emissions. In addition, a significant proportion of on-site energy requirements could be generated by renewable sources. Land on floodplain. 3 3 3 The SFRA identifies that 5% of Avoiding development in the 3 3 3 the site is within flood zone 3a, flood plain and provision of a with the rest in flood zone 1. The SUDs scheme should reduce the preferred option identifies flood risk. zone 3 areas as being green infrastructure, with the northern most part of the site on the edge of the flood plain being allocated for employment uses. Renewable energy 3 3 3 A development of this size would Biomass CHP, ground source 3 2 2 capacity. be expected to provide 10% of heat pumps, solar PV, solar its energy requirements from thermal and gas CHP are all renewable or low carbon likely to be suitable for use on technologies, in line with the the site. In addition, micro wind RSS and large scale wind generation are potentially suitable. All of these measures could enable the development to achieve a figure in excess of the 10%. (J) Healthy and Safe Public open space. 3 3 3 Development of this size would The preferred option identifies a 3 1 1 Living Environments be expected to provide onsite large area of land to the west of provision of open space, in the site, and a smaller portion to accordance with the adopted the south east as green SPD. infrastructure. Road vehicle access. 3 4 5 Without mitigation, the impact of Development of the site will 3 4 2 development would be great as involve the completion of a road there is only one single linking the B3181 at Willand carriageway road, Rull Lane, Road with Tiverton Road. This running through the site. would be intended to act as an estate road, capable of being used by buses rather than as a town centre relief road. Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of jobs lost 3 1 1 Anticipated to provide in the Job provision may alter 3 1 1 and created. region of 1285 jobs. There may dependant on density of be some loss of jobs of those development and the nature of who are currently employed to occupying businesses. farm the land, although this figure is unknown. Avoidance of noise and 3 3 3 Site is some distance from the Maintain/increase tree/hedge 3 3 3 pollution M5 motorway and should not planting/landscaping. affect noise levels on the site. Some landscape buffering would improve the quality of residences built adjacent to the through road on the site which may be affected by road noise. Pollution on the site should not be an issue providing building lines are sufficiently far apart to allow the escape of air borne pollutants. Walking and cycling 3 4 4 Within reasonable walking Provision of pedestrian and cycle 3 2 2 provision distance of town centre, links with the town centre and however, pedestrian and cycle onto Higher Street/Willand Road. links are currently limited. A shared footpath along the B3181 between Cullompton and Willand has been identified as being desirable and linking this with similar paths in the development would further improve legibility. Improvements to the existing bridleway passing through the site (K) Health care and Access to public 3 3 3 There are regular bus services Extension of bus services to run 3 2 2 community facilities. transport. running through Cullompton through the site would improve toward Tiverton, Exeter, Taunton accessibility. and Tiverton Parkway rail station, among others. A town bus service also links the main residential areas with the town centre and Tesco supermarket. Access to health and 3 3 3 The Cullompton Integrated No likely increase in overall 3 2 2 other services Health Centre lies to the eastern provision, although part of the site, a maximum of 20 improvements to public transport minutes walk from the site. may allow for journey times to Dentist provision is also within hospitals in Tiverton and Exeter the town. The nearest hospital is to be reduced. This may be more than 30 minutes by public funded by developer transport contributions. Access to Community 3 3 3 Range of community facilities Potential for some increase in 3 2 2 Facilities and services. available within the town centre, provision over the plan period, a 20 minute walk from the site. although this is uncertain. Community centre, youth centre and sports centre available on the southern edge of the town, approximately a maximum of 30 minutes walk from the site. (L) Housing Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate proposed Number of houses lost 3 2 1 On the higher growth option, the Dependant on development 3 2 1 and proposed. site is expected to provide density, there is scope for further approximately 1100 dwellings. housing to be provided.
(M) Consultation and Community 4 4 4 Relatively significant objection Public master planning exercise 4 4 4 Social Deprivation involvement. during preferred options would enable further consultation consultation, primarily relating to and opportunity to have some the provision of a ‘relief road’. . ownership of the scheme. Access to education 3 4 4 The existing secondary school is Will need to provide a financial 3 2 2 and training. approximately a 30 minute walk contribution toward secondary from the site and there are two education and the provision of a primary schools within the town. new primary school on the site Development of this scale would which will be funded by place additional pressure on developer contributions. existing facilities. Employment 3 1 1 45000m² proposed on the No additional increase 3 1 1 floorspace. northern edge of the site, considered likely providing approximately 1285 jobs and contributing significantly to the employment market in the town. Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. (N) Economic Growth Employment, retail and 3 1 1 Anticipated to provide None 3 1 1 other business approximately 45000m² of floorspace. employment floorspace on the site. (O) Rural Employment floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 1 1 At a ratio of 1 job created per Exact number of jobs is 3 1 1 and created. 35m² employment floorspace, dependant on the nature of the 1285 jobs would be expected to businesses occupying the site be created. A small number of and may increase. jobs may be lost with the loss of farmed land. Key workers housing 3 3 3 No specific proposals Potential to incorporate if there is 3 3 3 a proven need (Q) Retail Proximity of new 3 2 2 Within 30 minute walk of the Potential for inclusion of a small 3 2 2 housing to retail. town centre shops and the two retail area to provide a supermarkets within the town. convenience store, although this is uncertain. Location of new retail 3 2 2 Development of this size may None 3 2 2 floorspace. include some local retail provision. This would be expected to be provided in a strategically central location, to maximise the clientele. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 2 2 Would be expected to increase None. 3 2 2 Viability of town the viability of the town by centres. increasing the population and the potential number of customers. This in turn would improve the vitality of the town centre, which is currently in decline. (R) Tourism Number of tourists 3 3 3 No significant impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of Site Cullompton West of Knowle – higher growth, a site of 12.5 ha proposed for 340 dwellings. Development occurring 2013-2015 Objectives Impact Indicators Notes Mitigation Initial Final
S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 No designations in or adjoining None 3 3 3 this site. Wildlife Networks/ 3 4 4 A stream with associated Retain hedgerows and promote 3 3 3 Priority Habitats floodplain runs west to east their management. Incorporate pCWS through this site. A number of stream floodplain in open space, hedgerows adjoin the site to east with management to enhance and west. This network could be habitat and corridor function. damaged by development. Protected or priority 3 4 4 The majority of the site is Carry out appropriate surveys 3 3 3 species. improved grassland, and of and include mitigation, likely to limited likely potential. However, involve retention and the stream, hedgerows and enhancement of hedgerows and copse may contain protected streamside. species. (B) Landscape quality 4 4 4 The views up the valley to the The stream with views up the 3 3 4 Landscape and character. sweep of hills to the east which valley could be made into a form the eastern rural setting to landscape feature with a the town are of amenity value to pathway, open spaces and the adjacent residential area. wildlife planting. This value will be diminished. (C) Cultural Heritage Archaeological sites 3 4 4 The site lies to the west of the The application of a PPG16 3 3 3 and understanding scheduled monument of the condition would allow for Roman fort and to the south of a appropriate archaeological possible road leading west from mitigation. the fort. Listed Buildings. 3 3 3 No impact None 3 3 3 Historic Parks and 3 3 3 No impact None 3 3 3 Gardens Character of 3 3 3 No impact None 3 3 3 conservation areas Conservation Area 3 3 3 No impact None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 4 4 The Crow Green Stream runs Hydrological and 3 3 3 through the centre of the site, hydrogeological surveys will from west to east. The quality of determine the nature of this watercourse is unknown. groundwater seepage. Incorporation of SUDS will ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 3 4 4 None None 3 4 4 which is previously developed. Employment - square 3 3 3 None proposed The employment land 3 3 3 metres floorspace per requirements for Cullompton are hectare. intended to be met at other, strategically preferable sites. Dwellings per hectare. 3 3 3 COR1 of the adopted Core Unlikely to be higher. 3 3 3 Strategy seeks to achieve development between 35 and 55dph in the towns. With a stream running through the site, ruling out development on this area, development could reasonably be expected to achieve an overall density of 35dph (F) Air Quality Air quality. 3 4 5 Off site air quality impacts within Comprehensive transport and air 3 3 3 the Cullompton AQMA, quality assessments will enable particularly on receptors at the the formation of a suitable eastern end of Tiverton Road transport management plan. where NO 2 levels already exceed air quality objectives. (G) Traffic and Access to public 3 3 3 There is a relatively An extension of existing services 3 2 2 Transport transport. comprehensive and regular so that they serve the site would network of bus services which improve access to public leave from the town centre. transport. Proportion to use 3 3 3 2001 census data for Cullompton public transport, walk indicates that just under 20% of or cycle to work residents use these methods. With good access to public transport, the proportion could be expected to be similar on the site. Road vehicle access. 3 5 5 Poor access onto Knowle Land Provision of at least two access 3 3 3 and Tiverton Road, increasing points, most likely from the traffic in the town centre and use adjacent Knowle Lane site. of substandard junction. Provide an effective traffic management plan as a policy requirement. Impact on public 3 3 3 None on the site. There are Creation of links with these 3 2 2 rights of way. footpaths to the south and west footpaths to improve pedestrian of the site. access to the surrounding landscape. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 4 4 Emissions are expected to be A development of this size would 3 3 3 Dioxide emission. approximately 1.3 tonnes per have the scope for a dwelling per annum. comprehensive Low Emissions Strategy to be adopted and for the extension of existing public transport services to lead to an increase in usage and lowering of emissions. In addition, a significant proportion of on-site energy requirements could be generated by renewable sources. Land on floodplain. 3 5 5 The Crow Green stream runs Avoid development of this land, 3 3 3 through the centre of the site, on allocating it as green a west-east alignment. infrastructure. Approximately 2.6ha of the site is within flood zone 3, with a small additional area within flood zone 2. Renewable energy 3 3 3 Would be expected to provide Combined with the adjacent 3 2 2 capacity. 10% of energy on-site from Knowle Lane site which has renewable or low carbon outline consent for residential technologies. development, the site is likely to be suitable for the use of Biomass CHP, micro scale wind, hydro power, solar PV and solar thermal, gas CHP and the use of heat pumps (ground and/or water source). These measures could raise the achieved figure above 10%. (J) Healthy and Safe Public open space. 3 3 3 Would be expected to provide A swathe of green infrastructure 3 2 2 Living Environments on-site POS in accordance with is likely to be provided through current policy. the centre of the site along the line of the floodplain. Road vehicle access. 3 5 5 Poor access onto Knowle Land Provision of at least two access 3 3 2 and Tiverton Road, increasing points, most likely from the traffic in the town centre and use adjacent Knowle Lane site. of substandard junction. Provide an effective traffic management plan as a policy requirement. Number of affordable 3 3 3 Would be expected to provide in Unlikely to be higher provision. 3 3 3 houses lost and accordance with current policy. proposed. Number of jobs lost 3 3 3 None likely to be created as a None 3 3 3 and created. result of development Avoidance of noise 3 3 3 Pollution on the site should not None 3 3 3 and pollution be an issue providing building lines are sufficiently far apart to allow the escape of air borne pollutants. Walking and cycling 3 3 3 Reasonable pedestrian and Incorporate designated walking 3 2 2 provision cycle access to a nearby range and cycling links within the site, of facilities. linking with existing, and new paths off site. (K) Health care and Access to public 3 3 3 Regular bus services leave from Enhancement of the existing 3 2 2 community facilities. transport. the town centre to Tiverton, services to serve the site is Exeter and Taunton among other feasible. local settlements. Access to health and 3 3 3 Cullompton Health Centre is Improve public transport 3 2 2 other services within walking distance and the provision for access to hospitals. development would be within 30 minutes public transport journey to nearest hospital. Access to Community 3 3 3 There are a range of community No increase likely as a direct 3 3 3 Facilities and facilities available within the town result of development. services. centre, a 15 minute walk from the site. The town leisure centre is approximately a 25 minute walk from the site. (L) Housing Number of affordable 3 3 3 Would be expected to provide Unlikely to be higher provision. 3 3 3 houses lost and 35% affordable housing, proposed. equating to 154 dwellings Number of houses 3 1 1 Approximately 2.7ha of the site Development at a higher density 3 1 1 lost and proposed. is undevelopable as it lies within is unlikely over such a large flood zones 2 and/or 3, this area. leaves a remainder of 9.8ha. At a density of 35dph on the developable land, 340 dwellings would be provided. (M) Consultation and Community 3 4 4 There is some local objection to The production of a design brief 3 4 4 Social Deprivation involvement. the higher growth option could include a public contained within the preferred involvement exercise. options DPD. Access to education 3 3 4 Housing would increase Increase provision of facilities 3 3 2 and training. pressure on education and through Policy requirements training facilities Employment 3 3 3 None proposed None 3 3 3 floorspace.
Number of affordable 3 3 3 Would be expected to provide in Unlikely to be higher provision. 3 3 3 houses lost and accordance with current policy. proposed. (N) Economic Growth Employment, retail 3 3 3 None proposed None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 Not proposed as an employment None 3 3 3 and created. site. No permanent full time jobs created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 2 2 Town centre retail provision is None 3 2 2 housing to retail. approximately a 15 minute walk. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 2 2 There would likely be increased None 3 2 2 Viability of town spending in the town centre, centres. which would improve its vitality and viability. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Appraisal of 5ha site at Court Farm, Cullompton Development occurring 2012 for 150 dwellings
IMPACT NOTES MITIGATION
OBJECTIVES INDICATORS
Final Initial
S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 No designations on or adjoining None 3 3 3 this site Protected or priority 3 3 3 The Greenfield part of the site An up-to-date extended phase 1 3 3 2 species. was subject to an extended habitat survey covering the phase 1 habitat survey in May whole of the site would 2005. This found that there were determine the presence of the no signs of badgers, bats or species on the site and other protected species but that recommend appropriate trees and buildings on the site mitigation. Provision of a did potential habitats. It is landscape buffer protecting the unknown if there are any of stream through the pasture field these species on the brownfield would potentially increase elements of the site. biodiversity in the longer term. Wildlife Networks/ 3 3 3 Unknown although the trees and Retention of trees where 3 3 3 Priority Habitats stream on the site are the most possible and designation of the likely sites for wildlife networks area surrounding the stream as and habitats green infrastructure. (B) Landscape quality 3 3 3 Part of the site has been None 3 3 3 Landscape and character. developed. The remaining undeveloped area is surrounded by existing development and the impact is therefore considered to be insignificant. (C) Cultural Heritage Archaeological sites 3 4 4 Lies to the east of the site of the Application of a PPG16 condition 3 3 3 and understanding Roman Fort, a Scheduled for appropriate archaeological Monument and to the south east investigation and mitigation. of a site of romano-british and Works relating to a previous bronze age activity. condition have only been partially completed. Listed Buildings. 3 3 3 None None 3 3 3 Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 4 3 The main impact will be on the A site design brief would ensure 2 2 2 conservation areas setting of the conservation area development proposals immediately to the south. The appropriate in layout, currently open aspect would be landscaping, design and lost although there would also be materials to enhance the setting the benefit of removal of some of the CA unattractive buildings. Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 4 4 The Mill Stream runs north to No development to take place 3 3 3 south through the eastern edge within or adjoining the flood plain of the site, and this stream has encourage enhancement of the characteristics of a carved a stream through public open narrow valley and is joined by a space policy small tributary which enters the site from the west. It’s specific quality is unknown. (E) Land and Soils Area of contaminated 3 3 3 A tannery used to be operated Minimum of an updated Phase I 3 2 2 land. from Court Farm and there is contaminated land risk potential for contamination on assessment required on the remainder of the Court Farm remainder of undeveloped site. site. Possible further phases of investigation and remediation required Proportion of site 3 4 4 78% is Greenfield. The rest of None 3 4 4 which is previously the land has already been developed. developed. Employment - square 3 3 3 None provided None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Anticipated to comply with core Not likely to be higher density 3 3 3 strategy policy COR1 and than current policy stipulates provided a density of between 35 and 45 dwellings per hectare. (F) Air Quality Air quality. 3 4 5 A full Air Quality Impact Ranges of Air quality 3 2 1 Assessment will be necessary improvement measures are with a development of this scale required. Likely scope for that will, without mitigation, likely integrated climate change and otherwise worsen Air Quality reduction measures of carbon considerably. Cullompton has an emissions/footprints AQMA because pollutants in the town centre are over and above recorded action levels. (G) Traffic and Access to public 3 2 2 Adjoins a good service on Existing service is unlikely to 3 2 2 Transport transport. Willand Road that serves, warrant improvements as a among other places, Tiverton, direct result of this development. Exeter, Taunton, employment A pedestrian link to Willand land in Willand and Tiverton Road would improve physical Parkway rail station. access. Proportion to use 3 3 3 15% of the working population of Being a site close to the town 3 2 2 public transport, walk the Lower Layer Super Output centre and with the potential for or cycle to work Area covering the site use these a pedestrian link to Willand methods to travel to work. Road, the figure could be expected to be higher and in line with the Cullompton average of 20%. Road vehicle access. 3 3 3 Existing relief road has been Improve road safety by directing 3 3 3 provided through Phase 1 of the cars onto the relief road rather Court Farm development to the than Willand Road. Provide east of the site. No existing effective traffic management vehicular access onto Willand plan for the town centre as a Road. Policy requirement Impact on public 3 3 3 There are none in the direct None 3 3 3 rights of way. vicinity of the site. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 4 4 Emissions are expected at 1.3 A development of this size would 3 3 3 Dioxide emission. tonnes per dwelling per annum have the scope for a comprehensive Low Emissions Strategy to be adopted and for the extension of existing public transport services to lead to an increase in usage and lowering of emissions. In addition, a significant proportion of on-site energy requirements could be generated by renewable sources. Improved pedestrian access to Willand Road may also encourage walking to the town centre. Land on floodplain. 3 5 5 Predominantly Flood Zone 1 with Siting all development within 3 3 3 25% in FZ3a and less than 1% flood zone 1 should mitigate in FZ2. against the requirement of the site passing the exception test contained in PPS25. Renewable energy 3 3 3 Would be expected to provide Potential for utilising heat 3 2 2 capacity. 10% of energy required onsite pumps. Site is also likely suitable through renewable or low carbon for solar P.V., solar thermal and technologies, in line with the Gas CHP. RSS. (J) Healthy and Safe Public open space. 3 3 3 There are various public open Provision should include further 3 2 2 Living Environments spaces within 300 m of the site. open and green space through There would be a requirement to planning policy for the scale and provide POS in accordance with size of this development site the adopted SPD Road vehicle access. 3 3 3 Existing relief road has been Improve road safety by directing 3 3 3 provided through Phase 1 of the cars onto the relief road rather Court Farm development to the than Willand Road. Provide east of the site. No existing effective traffic management vehicular access onto Willand plan for the town centre as a Road. Policy requirement Number of affordable 3 3 3 Would be expected to provide No further increase likely 3 3 3 houses lost and affordable housing in proposed. accordance with current planning policy Number of jobs lost 3 3 3 No net change. None 3 3 3 and created. Avoidance of noise 3 3 3 None None 3 3 3 and pollution Walking and cycling 3 3 3 Good pedestrian access to town Incorporate designated walking 3 2 2 provision centre and other areas of town. and cycling links from site to Cullompton is not currently on Willand Road. Potential for the NCN. contributions to be sought to improve cycle links, particularly with Willand and NCN3. (K) Health care and Access to public 3 2 2 Adjoins a good service on Existing service is unlikely to 3 2 2 community facilities. transport. Willand Road that serves, warrant improvements as a among other places, Tiverton, direct result of this development. Exeter, Taunton, employment A pedestrian link to Willand land in Willand and Tiverton Road would improve physical Parkway rail station. access. Access to health and 3 3 3 Cullompton Health Centre and Improve public transport 3 2 2 other services separate dental surgery within provision to improve access to 15minute walk of site. Hospitals hospitals. are accessible in Tiverton and Exeter in approximately 30 minutes Access to Community 3 3 3 Cullompton has a good range of No further increase likely 3 3 3 Facilities and facilities available services. (L) Housing Number of affordable 3 3 3 Would be expected to provide No further increase likely 3 3 3 houses lost and affordable housing in proposed. accordance with current planning policy Number of houses 2 2 2 Two dwellings lost approximately None 2 2 2 lost and proposed. 150 dwellings proposed (M) Consultation and Community 3 3 3 No objections during preferred None 3 3 3 Social Deprivation involvement. options consultation Access to education 3 3 3 No significant impact. Would be likely to make financial 3 3 3 and training. contributions toward provision within the town. Employment 3 3 3 None proposed None 3 3 3 floorspace.
Number of affordable 3 3 3 Would be expected to provide No further increase likely 3 3 3 houses lost and affordable housing in proposed. accordance with current planning policy (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 2 2 Within a market town. None likely 3 2 2 housing to retail. Approximately 15 minute walk to town centre shops and the nearby supermarket. Location of new retail 3 3 3 None proposed None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 2 2 There would be an expected Improved pedestrian links with 3 2 2 Viability of town increase of vitality & viability of the town centre would centres. the town centre with this size encourage use of retail facilities. and scale of development (R) Tourism Number of tourists 3 3 3 No impact likely None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Appraisal of 0.8ha site at Padbrook Park, Cullompton Proposed for 30 dwellings, development occurring 2011 IMPACT Initial Final OBJECTIVES INDICATORS NOTES MITIGATION S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 No designations on or adjoining None 3 3 3 this site Protected or priority 3 3 3 Unknown if there are any of An extended phase 1 Habitat 3 3 3 species. these species within or adjoining survey would determine if any the site. are present and what mitigation may be necessary. Wildlife Networks/ 3 3 3 Trees and hedging bound the Retention of trees and hedging 3 3 3 Priority Habitats site to the north and east and to protect wildlife networks. may provide habitats for wildlife. (B) Landscape quality 3 3 3 This site is well screened by The boundary trees need to be 3 3 3 Landscape and character. existing tree planting and the retained. impact will not be significant. The site is currently used as a car park for the use of the Golf Club, Hotel and associated other facilities. (C) Cultural Heritage Archaeological sites 3 3 3 No relevant archaeological site None 3 3 3 and understanding on the Historic Environment Record in the vicinity. No anticipated archaeological impact. Listed Buildings. 3 3 3 None in the vicinity – no impact None 3 3 3 Historic Parks and 3 3 3 None in the vicinity – no impact. None 3 3 3 Gardens Character of 3 3 3 Not in, or adjacent to a None 3 3 3 conservation areas. Conservation Area. No impact Conservation Area 3 3 3 No impact None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 The quality of the nearest water Modelling would need to 3 3 3 course, the Cole Brook, is demonstrate that surface water unknown. The potential impact run-off did not negatively impact of development on this upon the water course. watercourse is also unknown. Incorporation of SUDS would ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 2 2 2 100% None 2 2 2 which is previously developed. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Anticipated for 30 dwellings In line with the Core Strategy, 3 3 3 which would give a density of density could be increased to a 37.5dph. maximum of 55dph although this is considered unlikely. (F) Air Quality Air quality. 4 4 4 Off site Air Quality impact within Financial contributions sought in 2 2 2 the Management Area. accordance with current policy. Cullompton has an AQMA because pollutants in the town centre are over and above recorded action levels. (G) Traffic and Access to public 2 2 2 The site has good access to both No improvements to provision 2 2 2 Transport transport. Exeter Road and Swallow Way, are likely as a direct result of the primary bus routes in the development of the site. area. Amongst other places the bus services run to Exeter, Tiverton, Taunton and Tiverton Parkway railway station. Proportion to use 3 3 3 15% of the working population of None likely 3 3 3 public transport, walk the Lower Layer Super Output or cycle to work Area covering the site use these methods to travel to work. Road vehicle access. 3 3 3 Devon County Council Highway A comprehensive assessment of 3 3 3 Authority has no objection to the the existing uses of the site and proposed development of the the vehicle parking requirements site. The existing access is of each element should be adequate. Some additional car carried out. This will feed into parking provision for the use of determining how many spaces the Golf Club and hotel may be will require replacement. required. Impact on public 3 3 3 There are no PROWs in on, or None 3 3 3 rights of way. directly adjoining the site. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 4 4 4 Emissions are expected at 1.3 Could potentially mitigate with a 3 3 3 Dioxide emission. tonnes per dwelling per annum higher proportion of on-site renewable energy than the required 10% and the development of a low emissions strategy for the site. Land on floodplain. 4 4 4 Majority of the site is within Avoidance of development in the 3 3 3 Flood Zone 1. Toward the north vicinity of the floodplains to the of the site, 8% is in zone 3b, north east. If this is done, the 16% zone 3a and 2% in zone 2, exception test should not be sloping towards the Cole Brook required. floodplain Renewable energy 3 3 3 Would be expected to provide The site is likely to be suitable 2 2 2 capacity. 10% of required energy on-site, for utilising micro wind from renewable or low carbon generation, solar P.V., solar technologies, in line with the thermal, Gas CHP and RSS. anaerobic digestion. In addition there is the potential that ground source heat pumps may also be effective energy generators. These measures could increase the figure above 10%. (J) Healthy and Safe Public open space. 3 3 3 There are two public open On-site provision, equating to 3 3 3 Living Environments spaces, both play areas, within 60m² per dwelling may be 300m of the site. Due to the feasible, subject to design of the limited size of the site, it is likely site and would reduce the need that contributions toward off site to travel. provision will be made. Road vehicle access. 3 3 3 Devon County Council Highway A comprehensive assessment of 3 3 3 Authority has no objection to the the existing uses of the site and proposed development of the the vehicle parking requirements site. The existing access is of each element should be adequate. Some additional car carried out. This will feed into parking provision for the use of determining how many spaces the Golf Club and hotel may be will require replacement. required. Number of affordable 3 3 3 It would be expected for the site Unlikely to have higher provision 3 3 3 houses lost and to provide affordable homes in proposed. accordance with current planning policy. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 Noise associated with Padbrook None 3 3 3 and pollution Park leisure complex to the west. May require some screening, although not thought to reach above the threshold in PPG24. Walking and cycling 3 3 3 Walking provision to the town None likely to be feasible 3 3 3 provision centre acceptable. Relatively poor cycling provision (K) Health care and Access to public 2 2 2 The site has good access to both No improvements to provision 2 2 2 community facilities. transport. Exeter Road and Swallow Way, are likely as a direct result of the primary bus routes in the development of the site. area. Amongst other places the bus services run to Exeter, Tiverton, Taunton and Tiverton Parkway railway station. Access to health and 3 3 3 There is an integrated health No likely increase in provision. 3 3 3 other services centre and separate dentist surgery within the town. There are three pharmacies available within the town. Hospital in Exeter approximately 30 minutes by public transport Access to Community 3 3 3 The leisure centre, youth centre There is no realistic increase in 3 3 3 Facilities and and skate park are a 10 minute provision as a direct result of the services. walk from the site. Other facilities development. and services are available within the town. (L) Housing Number of affordable 3 3 3 It would be expected for the site Unlikely to have higher provision 3 3 3 houses lost and to provide affordable homes in proposed. accordance with current planning policy. Number of houses 2 2 2 It is anticipated that 30 dwellings May be scope to increase the 2 2 2 lost and proposed. will be provided on the site. number of dwellings on-site, dependant on the proportion of the site in the flood zone. (M) Consultation and Community 3 3 3 Little objection to proposal at None 3 3 3 Social Deprivation involvement. preferred options consultation. Access to education 3 3 3 The secondary school is a 5 Potential for financial 3 3 3 and training. minute walk from the site. contributions to be sought at Willowbank school currently has primary level, dependant on the capacity although may become timing in the plan period. full if Knowle Lane site is developed first. Employment 3 3 3 None proposed None 3 3 3 floorspace.
Number of affordable 3 3 3 It would be expected for the site Unlikely to have higher provision 3 3 3 houses lost and to provide affordable homes in proposed. accordance with current planning policy. (N) Economic Growth Employment, retail 3 3 3 None proposed None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 Not applicable Not applicable 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 2 2 2 A local convenience store is No likely increase in provision 2 2 2 housing to retail. approximately 5 minutes walk, with a supermarket a 10 minute walk and high street shops a 15 minute walk from the site. Location of new retail 3 3 3 None provided None 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable None 3 3 3 within villages. Impact on Vitality and 3 3 3 Minimal impact expected. None 3 3 3 Viability of town Potential for some increased centres. expenditure. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Appraisal of 1.4 hectare site at Exeter Road, Cullompton
Proposed for 45 dwellings, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designations on or adjoining None 3 3 3 CWS or SSSI this site Protected or priority 3 3 3 The site comprises of two An extended phase 1 Habitat 3 3 3 species. detached dwellings and gardens survey would determine if any and an area of improved are present and what mitigation grassland that is in agricultural may be necessary. use. The site is likely to be of poor ecological value. There are a number of trees and hedgerows within and bounding the site. Existing buildings may have the potential for bat roosts. Wildlife networks 3 3 3 Trees and hedging bound the Retention of trees and hedging 3 3 3 site to the north and east and to protect wildlife networks. may provide habitats for wildlife. (B) Landscape Landscape quality and 3 3 3 Part of the site is already Existing trees and hedgerows 3 3 3 character. developed, although at a should be retained. The site significantly lower density. slopes upwards to the south, There are a number of existing only the lower part of this should trees and hedgerows providing be developed. Quality screening. The greatest landscaping of the site will landscape impact is likely to be mitigate the landscape impact. from developing the area to the south that is agricultural use. (C) Cultural Heritage Archaeology. 3 3 3 No relevant archaeological site None 3 3 3 on the Historic Environment Record in the vicinity. No anticipated archaeological impact. Listed Buildings. 3 3 3 None in the vicinity – no impact None 3 3 3 Historic Parks and 3 3 3 None in the vicinity – no impact. None 3 3 3 Gardens Character of 3 3 3 Not in, or adjacent to a None 3 3 3 conservation areas. Conservation Area. No impact Conservation Area 3 3 3 No impact None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 The quality of the nearest water Modelling would need to 3 3 3 course, the Cole Brook, is demonstrate that surface water unknown. The potential impact run-off did not negatively impact of development on this upon the water course. watercourse is also unknown. Incorporation of SUDS would ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 No evidence None 3 3 3 land. Proportion of site which 2 2 2 50% None 2 2 2 is previously developed. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Anticipated for 45 dwellings Not likely to be significantly 3 3 3 which would give a density of higher. The rising terrain to the 32dph. southern part of the site will limit development. (F) Air Quality Air quality. 4 4 4 Off site Air Quality impact within Financial contributions sought in 2 2 2 the Management Area. accordance with current policy. Cullompton has an AQMA because pollutants in the town centre are over and above recorded action levels. (G) Traffic and Access to public 2 2 2 The site has good access to both No improvements to provision 2 2 2 Transport transport. Exeter Road and Swallow Way, are likely as a direct result of the primary bus routes in the development of the site. area. Amongst other places the bus services run to Exeter, Tiverton, Taunton and Tiverton Parkway railway station. Proportion to use public 3 3 3 15% of the working population of None likely 3 3 3 transport, walk or cycle the Lower Layer Super Output to work Area covering the site use these methods to travel to work. Road vehicle access. 3 3 3 Highway Authority have Access improvements may be 3 3 3 indicated possible conflict with required. access to hospital on the opposite side of the road. Impact on public rights 3 3 3 There are no PROW’s in on, or None 3 3 3 of way. directly adjoining the site. (H) Waste (I) Climatic Factors Reduce Carbon 4 4 4 Emissions are expected at 1.3 Potential to reduce emissions 3 3 3 Dioxide emission. tonnes per dwelling per annum. arising from renewable energy requirements set out below. Land on floodplain. 3 3 3 The site is within Flood Zone 1 None. 3 3 3 as defined by Environment Agency flood maps. Renewable energy 3 3 3 Would be required to provide The site is likely to be suitable 2 2 2 capacity. 10% renewable energy by RSS for utilising micro wind policy. generation, solar P.V., solar thermal and anaerobic digestion. In addition there is the potential that ground source heat pumps may also be effective energy generators. (J) Healthy and Safe Public open space. 3 3 3 There are two public open On site provision, equating to 3 3 3 Living Environments spaces, both play areas, within 60m² per dwelling may be 300m of the site. Due to the feasible, subject to design of the limited size of the site, it is likely site and would reduce the need that contributions toward off site to travel. provision will be made. Road vehicle access. 3 3 3 Highway Authority have Access improvements may be 3 3 3 indicated possible conflict with required. access to hospital on the opposite side of the road. Number of affordable 3 3 3 It would be expected for the site Unlikely to have higher provision 3 3 3 houses lost and to provide affordable homes in proposed. accordance with current planning policy. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise and 3 3 3 None None 3 3 3 pollution Walking and cycling 3 3 3 Walking provision to the town None likely to be feasible 3 3 3 provision centre acceptable. Relatively poor cycling provision (K) Health care and Access to public 2 2 2 The site has good access to both No improvements to provision 2 2 2 community facilities. transport. Exeter Road and Swallow Way, are likely as a direct result of the primary bus routes in the development of the site. area. Amongst other places the bus services run to Exeter, Tiverton, Taunton and Tiverton Parkway railway station. Access to health and 3 3 3 There is an integrated health No likely increase in provision. 3 3 3 other services centre and separate dentist surgery within the town. There are three pharmacies available within the town. Hospital in Exeter approximately 30 minutes by public transport Access to Community 3 3 3 The leisure centre, youth centre There is no realistic increase in 3 3 3 Facilities and services. and skate park are a 10 minute provision as a direct result of the walk from the site. Other facilities development. and services are available within the town. (L) Housing Number of affordable 3 3 3 It would be expected for the site Unlikely to have higher provision 3 3 3 houses lost and to provide affordable homes in proposed. accordance with current planning policy. Number of houses lost 2 2 2 It is anticipated that 45 dwellings Unlikely to be the potential for 2 2 2 and proposed. will be provided on the site. higher provision (M) Consultation and Community 3 3 3 Little objection to proposal at None 3 3 3 Social Deprivation involvement. preferred options consultation. Access to education 3 3 3 The secondary school is a 5 None 3 3 3 and training. minute walk from the site. Willowbank school currently has capacity although may become full if Knowle Lane site is developed first. There is therefore the potential for S106 contributions at primary level, dependant on the timing in the plan period. Employment 3 3 3 None proposed None 3 3 3 floorspace. Number of affordable 3 3 3 It would be expected for the site Unlikely to have higher provision 3 3 3 houses lost and to provide affordable homes in proposed. accordance with current planning policy. (N) Economic Growth Employment, retail and 3 3 3 None proposed None 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 Not applicable Not applicable 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 Not likely to provide housing with None 3 3 3 this specific designation. (Q) Retail Proximity of new 3 3 3 A local convenience store is No likely increase in provision 3 3 3 housing to retail. approximately 5 minutes walk, with a supermarket a 10 minute walk and high street shops a 15 minute walk from the site. Location of new retail 3 3 3 None provided None 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable None 3 3 3 within villages. Impact on Vitality and 3 3 3 Minimal impact expected. None 3 3 3 Viability of town Potential for some increased centres. expenditure. (R) Tourism Number of tourists 3 3 3 None N/A 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None N/A 3 3 3 provided.
Appraisal of 0.3ha site at Lower Bull Ring, Cullompton Development for community facilities, occurring 2011
OBJECTIVES IMPACT NOTES MITIGATION
INDICATORS Final Initial
S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 No designations on or adjoining None 3 3 3 this site Protected or priority 3 3 3 It is unknown if any of these An extended Phase 1 Habitat 3 3 3 species. species are present on the site. survey would determine the The health centre building is now presence of any of these species unused and so may have and suggest appropriate potential bat roosts. mitigation. Wildlife Networks/ 3 3 3 There is little vegetation on-site Retention of the trees would help 3 3 3 Priority Habitats other than a row of trees at the to retain any wildlife present on boundary of the site with Lower the site. Bull Ring and a small area of trees within the centre of the site. If these provide a habitat for any species is unknown, although not likely to be a significant issue. (B) Landscape quality 3 3 3 No landscape impact. None 3 3 3 Landscape and character (C) Cultural Heritage Archaeological sites. 3 3 3 No anticipated archaeological None. 3 3 3 And understanding impact as the site is likely to have been substantially disturbed by 19 th and 20 th century development. Listed Buildings. 4 4 4 Two listed buildings on opposite Sensitive design will enhance 2 2 2 side of Lower Bull Ring. the setting of the listed buildings. Historic Parks and 3 3 3 None in vicinity, therefore no None 3 3 3 Gardens impact. Character of 2 2 2 Comprehensive redevelopment A site design brief should be 1 1 1 conservation areas has been assumed and this drafted for this prominent and should preserve or enhance. important site. A quality design If this is not the case the impact and well used community facility will depend upon whether together with parking would existing buildings are benefit the character and vitality remodelled. At the least there of this part of the town centre should be a neutral impact or some improvement. Conservation Area 2 2 2 This site was identified as having A site design brief as noted 1 1 1 Appraisals and potential for visual improvement above together with identification Management Plans. in the CAA. Its redevelopment of funding would assist in for community facilities and achieving the optimum benefit consequent visual benefit from this identified together with provision of a small redevelopment site. shopper’s car park are Remodelling with landscaping highlighted in the draft CAMP. would result in some modest enhancement, also identified as an option in the draft CAMP (D) Water River quality. 3 3 3 There are no watercourses None 3 3 3 within the immediate proximity of the site (E) Land and Soils Area of contaminated 4 4 4 Possible contamination issues A minimum of a Phase I and II 2 2 2 land. although there is no specific contamination risk assessment categorisation of the risk at required and with subsequent present. remediation if significant risk identified. Proportion of site 2 2 2 100%. Currently the site of a None 2 2 2 which is previously magistrates court and former developed. community health centre. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 2 2 2 None proposed by LPA. Site None 2 2 2 promoter is suggesting site is capable of achieving 15-30 dwellings – density of 50- 100dph. (F) Air Quality Air quality. 4 4 4 Nitrogen dioxide levels at Financial contribution would be 3 2 1 receptors on Exeter Hill exceed sought towards improving air air quality objectives. Ranges of quality within the town. Scheme Air quality measures are likely to could be designed to lessen the be required. A full Air Quality requirement to travel by car. Impact Assessment will be necessary. (G) Traffic and Access to public 2 2 2 There is good existing access, None 2 2 2 Transport transport. with a bus stop directly outside the site. Buses serve Exeter, Taunton, Tiverton and Tiverton Parkway rail station. Proportion to use 2 2 2 24% of the working population of As a town centre location, it 2 2 2 public transport, walk the Lower Layer Super Output would be feasible, regardless of or cycle to work Area covering the site use these use, for people to use these methods to travel to work. methods to either travel to, or from the site to work. Dependant on improvements to the provision of these measurements, usage may be higher. Road vehicle access. 3 3 3 Existing access is suitable for None 3 3 3 reuse as part of development of the site. Impact on public 3 3 3 There are no designated None 3 3 3 rights of way. PROWs within or adjoining the site; no impact. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 The provision of community The provision of renewable 1 1 1 Dioxide emission. facilities within the town centre energy as part of development and in close proximity to public will help to lower emissions transport facilities reduces the further. need to travel and will help to keep emissions at a low figure. Land on floodplain. 3 3 3 Land is within Flood Zone 1 None 3 3 3 Renewable energy 3 3 3 If in excess of 1000m² floorspace Heat pumps, solar PV and solar 2 2 2 capacity. is developed, the development thermal and Gas CHP have would be expected to provide been assessed as being likely 10% of its energy onsite through suitable for use on the site and renewable or low carbon could generate in excess of the technologies. 10% minimum requirement.
(J) Healthy and Safe Public open space. 3 3 3 There are various Public Open No on-site provision required 3 3 3 Living Environments Spaces within 300m. given the scale of this site. if developed with residential units then a financial contribution toward off site provision would be sought. Road vehicle access. 3 3 3 Existing access is suitable for None 3 3 3 reuse as part of development of the site. Number of affordable 3 3 3 Increase at usual targets. Not feasible with other instigation 3 3 3 houses lost and costs proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 No impact None 3 3 3 and pollution Walking and cycling 2 2 2 As a town centre site, walking Provision of a cycle network 2 2 2 provision provision is good, with footpaths running through the centre of the linking with retail, community and town is most likely unachievable. health facilities as well as Provision of a link with edge of residential areas of the town. town cycling provision may be There is no dedicated cycle path. feasible and contributions could be sought if housing proposed. (K) Health care and Access to public 2 2 2 There is good existing access, None 2 2 2 community facilities. transport. with a bus stop directly outside the site. Buses serve Exeter, Taunton, Tiverton and Tiverton Parkway rail station. Access to health and 3 3 3 Dentist surgery and health Improvement of public transport 2 2 2 other services centre are within a 25 minute access to hospitals in Tiverton walk of the site. and Exeter. Access to Community 1 1 1 Proposed to be the site of a new None 1 1 1 Facilities and library facility, significantly services. increasing library services in the town in an accessible location. (L) Housing Number of affordable 3 3 3 Increase at usual targets. Not feasible with other instigation 3 3 3 houses lost and costs proposed. Number of houses 2 2 2 None proposed by LPA. Site Site is a good strategic location 2 2 2 lost and proposed. promoters anticipate that for community facilities and so is between 15 and 30 dwellings not considered suitable for 100% could be provided on-site. housing. May be suitable to provide 7-15 dwellings on a smaller portion of the site. (M) Consultation and Community 3 3 3 Preferred by the LPA as a site None 3 3 3 Social Deprivation involvement. for a new permanent library, to replace the existing one on Exeter Hill; no comments received as part of preferred options consultation. Access to education 2 2 2 Provision of library improves free None 2 2 2 and training. learning opportunities. Employment 2 2 2 None proposed by the LPA, None 2 2 2 floorspace. although the county council intend to have some element of office space available for their own use. Number of affordable 3 3 3 Not preferred as a housing site Not likely to be developed as 3 3 3 houses lost and by the LPA although suggested 100% housing site. Realistically proposed. by the site promoter. Site size is would only provide a maximum below threshold for provision of of 6 affordable homes. affordable housing. If site proposed for more than 15 dwellings, then provision would be expected to meet policy objectives, currently 35%. 15 dwellings would provide 6 affordable homes, 30 dwellings, 12. (N) Economic Growth Employment, retail 2 2 2 LPA propose site for community None 2 2 2 and other business facilities, including the provision floorspace. of a new library, although it is unlikely to be necessary for the whole of the site to be used for these facilities. Site promoter suggests the site is suitable for mixed use including retail and commercial. Economic benefits likely to arise from these potential uses. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 2 2 2 Larger library may require more None 2 2 2 and created. staff, and potential for some other employment generating uses. Key workers housing 3 3 3 None proposed None 3 3 3 (Q) Retail Proximity of new 3 3 3 None None 3 3 3 housing to retail. Location of new retail 3 3 3 Not proposed for retail by the Provision of retail floorspace with 2 2 2 floorspace. LPA. Suggested as an option by allocated onsite parking spaces the site promoter, however which should encourage Cullompton town centre has patronage. been in retail decline and has a number of empty units. Further provision in the short term is not considered viable. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 2 2 2 If developed for community uses, None 2 2 2 Viability of town could increase vitality and centres. viability by encouraging visitors to the town centre. (R) Tourism Number of tourists 3 3 3 No impact None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Appraisal of 23ha Site at Week Farm, Cullompton Proposed for 80000m² employment floorspace, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. County Wildlife Site 150 m to the south at East Culm House. Development is unlikely to affect this designation. Protected or priority 4 4 4 Both site promoters have An Extended Phase 1 Habitat 3 3 2 species. commissioned studies into the survey should be carried out to ecology of their respective parts determine if there are protected of the site. The site has not species present. Retention of shown positive evidence of any trees and hedgerows where protected species although their possible would help to protect presence is possible. There is a their habitats. disused badger sett on the southern boundary, to the north of Mole Valley Farmers. Wildlife networks 4 4 4 Some of the hedgerows in and Hedgerows on and adjoining the 3 2 2 adjoining the site are species site to be protected during rich and are habitats in their own construction, and right. The River Ken runs along retained/enhanced with the western boundary of the site development. Breaking of and is likely to form part of the hedgerows kept to a minimum, wider wildlife network. Without and appropriate bat crossings mitigation, development would and other treatments to be be likely to damage these wildlife provided. This would prevent networks. deterioration in overall wildlife network. There is the potential to enhance wildlife networks along the west part of the site, alongside the river. (B) Landscape Landscape quality and 4 4 4 The land is a mixture of arable The trees need to be protected 3 3 3 character. and pasture fields on the edge of with TPOs. There is an existing commercial opportunity to create a wildlife developments. There are mature open space along the stream oak trees in the field which will which would be a valued be lost. The landscape character recreation (picnic area) space for of the stream that runs across this employment land. the centre of the site will also be diminished. The number of visual receptors is limited and the site is relatively well screened from the west and south. (C) Cultural Heritage Archaeology. 4 4 4 The land occupies the site of A PPG16 condition should be 3 3 3 Higher, Middle and Lower Week applied for appropriate which are possible Medieval archaeological mitigation. settlements. Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 None affected None. 3 3 3 Gardens Character of 3 3 3 Not within, or near to a None 3 3 3 conservation areas. Conservation Area. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 4 4 4 The quality of the River Kenn is A Geo-environmental survey 3 3 3 unknown. would identify the potential impact of development. Incorporation of SUDS would ensure no adverse impact. (E) Land and Soils Area of contaminated 3 3 3 None known. None 3 3 3 land. Proportion of site which 5 5 5 Less than 10% None. 5 5 5 is previously developed. Employment - square 4 4 4 Traffic limitations likely to lead to Traffic limitations unlikely to 4 4 4 metres floorspace per a density below the normal 3500 permit higher densities. hectare. sqm per hectare. Dwellings per hectare. 3 3 3 No dwellings proposed, None 3 3 3 employment only (F) Air Quality Air quality. 3 2 2 Development would have off-site Development of a travel plan and 3 2 2 air quality impacts on receptors a low emissions strategy within the town centre and along the A373 at Honiton Road. As it is within the AQMA, developer contributions would be sought to improve air quality. An Air Quality Impact Assessment was carried out on a smaller area of the Week Farm site and concluded that the predicted impact is assessed as Moderate Adverse. (G) Traffic and Access to public 4 4 4 The site is divorced from the rest The provision of a pedestrian 3 3 3 Transport transport. of Cullompton and its public footpath from the site to the M5 transport network. There are no J28 bridge would improve services running past the site. access to the town centre bus The town centre, which is served services. Extension of existing by all bus services passing services to link with the site through Cullompton, is would also be beneficial. approximately 15020 minutes walk. This remoteness from public transport may encourage the use of the car. Proportion to use public 3 3 3 19% of the working daytime Improving pedestrian links with 3 3 3 transport, walk or cycle population of the Lower Layer the A373 and Cullompton town to work Super Output Area which covers centre would improve access the majority of the site use these and potentially allow for the methods. figure to be similar. Road vehicle access. 4 4 4 The site is accessible via Traffic modelling indicates that 2 2 2 Saunders Way which serves the up to 15000 sqm employment existing industrial estate. The floorspace could be Highway Agency object to the accommodated east of the M5 allocation of the site on the with the proposed J28 grounds that J28 of the M5 has improvement, to which this insufficient capacity to cater for development would contribute. all of the additional traffic arising The site will improve road as a result of development and access to the existing that the function of the junction employment areas via a new would be harmed. access of Honiton Road. Impact on public rights 4 4 4 A public footpath runs through Retention and enhancement of 2 2 2 of way. the westernmost part of the site, this footpath would improve linking the Kingsmill Industrial pedestrian access to the Estate with the A373 at industrial estate. The footpath Stoneyford. could form the central element of a strip of green infrastructure alongside the site. (H) Climatic Factors Reduce Carbon 2 2 2 Census data indicates that 58% The provision of a significant 1 1 1 Dioxide emission. of the ward population work proportion of renewable energy elsewhere. The figure is 62% for to serve the site and the adjacent wards covering implementation of a Low Cullompton itself. The provision Emissions Strategy including of additional employment within travel plans will help to lower reasonable distance from the emissions further. town will help to lower emissions as despite the separation from the town itself, it helps to shorten distance travelled to work. Land on floodplain. 5 5 5 Land to the far west of the site A detailed FRA should be carried 3 3 3 lies within flood zones 2 and 3, in out to determine the exact extent the floodplain of the River Ken. of flood zones 2 and 3. Development should ideally avoid these areas, which amount to a small proportion of the overall site area. Sequentially, industrial development is less vulnerable according to PPS25, and may if necessary occur within flood zone 2. Renewable energy 3 3 3 Would be expected to provide Biomass CHP, micro wind, 2 2 2 capacity. 10% of its energy from Ground and water source heat renewable or low carbon pumps, solar P.V., solar thermal technologies, in line with the and Gas CHP are all likely to be RSS. suitable for use on the site and could raise the figure above 10%. (I) Healthy and Safe Public open space. 3 3 3 Unlikely to provide any POS on Some of the site is in the 2 2 2 Living Environments site and financial contributions floodplain and could be will not be sought due to the enhanced environmentally to development being for provide a ‘river walk’ and act as employment only. POS. Road vehicle access. 4 4 4 The site is accessible via Traffic modelling indicates that 2 2 2 Saunders Way which serves the up to 15000 sqm employment existing industrial estate. The floorspace could be Highway Agency object to the accommodated east of the M5 allocation of the site on the with the proposed J28 grounds that J28 of the M5 has improvement, to which this insufficient capacity to cater for development would contribute. all of the additional traffic arising The site will improve road as a result of development and access to the existing that the function of the junction employment areas via a new would be harmed. access of Honiton Road. Number of affordable 3 3 3 No housing proposed on site, None 3 3 3 houses lost and employment only. proposed. Number of jobs lost 1 1 1 Has the potential to generate The number of jobs created is 1 1 1 and created. approximately 2285 jobs, which dependant on the density and would significantly boost the nature of the development and local economy. A small number occupying businesses and may of jobs may be lost due to the fluctuate. development of farmed land. Avoidance of noise and 4 4 4 The site is adjacent to existing Development could be restricted 3 3 3 pollution industrial development at to B1 and B8 uses to limit the Kingsmill Estate. Residential impact of industrial processes on properties at Stoneyford lie to the residents of surrounding the south of the site, with Week properties. A substantial Farm and Week Farm Cottages landscaping scheme would help lying within the site. to buffer the impact of noise on residents. Walking and cycling 4 4 4 There is a pedestrian footpath Improvement of existing, and 3 3 3 provision linking Stoneyford and provision of new shared paths to Cullompton, however overall link with the town centre and pedestrian access to Cullompton surrounding residential estates remains poor. There is no as well as improvements to cycling provision in the vicinity of pedestrian access across the the site. J28 bridge. (J) Health care and Access to public 4 4 4 The site is divorced from the rest The provision of a pedestrian 3 3 3 community facilities. transport. of Cullompton and its public footpath from the site to the M5 transport network. There are no J28 bridge would improve services running past the site. access to the town centre bus The town centre, which is served services. Extension of existing by all bus services passing services to link with the site is through Cullompton, is considered unlikely approximately 15-20 minutes walk. This remoteness from public transport may encourage the use of the car. Access to health and 3 3 3 The Cullompton health centre is None 3 3 3 other services approximately a 30 minute walk from the site. Access to Community 3 3 3 All community facilities are None 3 3 3 Facilities and services. located within the town centre and are a 15-30 minute walk from the site. (K) Housing Number of affordable 3 3 3 No housing proposed; None 3 3 3 houses lost and employment only. proposed. Number of houses lost 3 3 3 None proposed. None 3 3 3 and proposed.
(L) Consultation and Community 3 3 3 No objections received during Any major application to develop 3 3 3 Social Deprivation involvement. preferred issues consultation. the site would be subject to a Statement of Community Involvement. Access to education 3 3 3 The nearest further education None 3 3 3 and training. college is in Tiverton, at least 30 minutes by public transport from the town centre. Employment 1 1 1 Anticipated that approximately More floorspace could be 1 1 1 floorspace. 80000m² employment floorspace generated dependant on the could be developed on the site. type and size of the units and An area around Week Farm site constraints. could provide floorspace in the short term, contributing additional jobs to the local economy. Number of affordable 3 3 3 No housing proposed. None 3 3 3 houses lost and proposed. (M) Economic Growth Employment, retail and 1 1 1 At a development density of Development density may vary 1 1 1 other business 3500m² employment floorspace and could potentially be higher floorspace. created per hectare, the site than the stated average figure. would generate a total of approximately 80000m². The 4.6ha land immediately surrounding Week Farm is available for development in the short term and would contribute significantly to employment floorspace. (N) Rural Employment floorspace 3 3 3 The site lies outside of None 3 3 3 Diversification. in rural areas. Cullompton and is not considered to form a coherent part of the town. The land is currently used for agricultural uses, although lying adjacent to existing employment land. (O) Employment Number of jobs lost 1 1 1 At an average ratio of 1 job Exact employment figures will be 1 1 1 and created. created per 35m² employment dependant on the nature of the floorspace, then it would be occupying businesses and may anticipated that 2285 jobs would fluctuate from the estimate. be created. A small number of jobs may be lost as a result of the loss of agricultural land. An exact figure is unknown. Key workers housing 3 3 3 No housing provided on site. None 3 3 3 (P) Retail Proximity of new 3 3 3 Not applicable Not applicable. 3 3 3 housing to retail. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 Unlikely to harm the vitality and None. 3 3 3 Viability of town viability of the town centre centres. provided there is no element of retail sales on the site. (Q) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of Cullompton Eastern Relief Road, development occurring 2016
IMPACT Final Initial OBJECTIVES INDICATORS NOTES MITIGATION
S M L S M L
(A) Wildlife SSSI or CWS Sites 3 3 3 No designations on or adjoining None 3 3 3 this land. Protected or priority 3 4 4 The area is a wetland managed The route should be surveyed 3 3 3 species. habitat that may contain some and appropriate planting carried species. out. A sustainable urban drainage system should be incorporated. Wildlife Networks/ 3 4 4 This is likely to be limited to the Retention of trees where 3 3 3 Priority Habitats trees on the site that are on possible with tree planting along former field boundaries, but the the road. Leat is likely to be of wildlife interest
(B) Landscape quality 3 3 3 The land is level and not Tree planting will mitigate any 3 3 3 Landscape and character prominent in the landscape lying impact. below the railway, motorway and adjoining development. Effects are likely to be marginal. (C) Cultural Heritage Archaeological sites 3 3 3 There are no designation in or None 3 3 3 adjoining this site Listed Buildings 3 3 3 The site is in proximity to some None or some tree planting 3 3 3 Grade 2 listed buildings to the west, but the affect is likely to be marginal. Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 3 3 The road adjoins the Tree planting would mitigate any 3 3 3 conservation areas. Conservation Area and is likely affect to have a marginal affect on this or its setting. Conservation Area 3 3 3 The Leat is referred to in the Tree planting would mitigate any 3 3 3 Appraisals and Appraisal, but is likely to have a affect Management Plans. marginal affect on this or its setting. (D) Water River quality. 3 4 4 The quality of the River Culm at Incorporation of SUDs would 3 3 3 this point was assessed in 2007 ensure no impact. as being of very good chemistry. There is the potential for pollutants from vehicles using the road to enter the river and other watercourses in the vicinity. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 3 4 4 None None 3 4 4 which is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 None None 3 3 3
(F) Air Quality Air quality. 3 1 1 The construction of an eastern None 3 1 1 relief road between Meadow Lane and Station Road is a key measure to improve air quality in High Street, Fore Street, Exeter Hill and Station Road. A modelling report for DCC indicates that the road is essential for delivery the improvements in air quality required in the town. (G) Traffic and Access to public 3 3 3 None None 3 3 3 Transport transport. Proportion to use 3 3 3 None None 3 3 3 public transport, walk or cycle to work Road vehicle access. 3 1 1 The proposal would remove the None 3 1 1 need for traffic to pass through the town centre when travelling north-south/south-north. It has been shown that this would lead to a significant reduction in traffic using the High Street and of the congestion which is currently suffers from during peak hours. Impact on public 3 4 4 There is a public right of way Retain public right of way. 3 3 3 rights of way. from Middle Mill Lane to Duke Street. The road will have to cross this at some point. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 A small reduction in travel None 2 2 2 Dioxide emission. distance is forecast. Land on floodplain. 3 5 5 Flood Zone 3 and functional Road to be designed to avoid 3 3 3 floodplain creation of flooding elsewhere but may need to be allowed to flood at times. Renewable energy 3 3 3 Not relevant None 3 3 3 capacity. (J) Healthy and Safe Public open space. 3 4 4 The road goes through the It may be possible to mitigate 3 4 4 Living Environments Cullompton Community against the loss of recreational Association recreational land land by making provision and will result in some loss of elsewhere. The route of the land. road should seek to minimise loss. Road vehicle access 3 1 1 The proposal would remove the None 3 1 1 need for traffic to pass through the town centre when travelling north-south/south-north. It has been shown that this would lead to a significant reduction in traffic using the High Street and of the congestion which is currently suffers from during peak hours. Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 The road will create noise, but None 3 3 3 and pollution will reduce both noise and pollution in High Street, Fore Street, Exeter Hill and Station Road Walking and cycling 3 3 3 There could be improved walking None 3 3 3 provision and cycling in the town centre as a result of reduced traffic levels on High Street. (K) Health care and Access to public 3 3 3 Not relevant None 3 3 3 community facilities. transport. Access to health and 3 3 3 Not relevant None 3 3 3 other services Access to Community 3 3 3 Not relevant None 3 3 3 Facilities and services. (L) Housing Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. Number of houses 3 3 3 None None 3 3 3 lost and proposed. (M) Consultation and Community 3 3 3 There is a measure of support None 3 3 3 Social Deprivation involvement. due to air quality improvement and objection due to loss of recreational land. Access to education 3 3 3 Not relevant None 3 3 3 and training. Employment 3 3 3 None None 3 3 3 floorspace
Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 None None 3 3 3 (Q) Retail Proximity of new 3 3 3 Not relevant None 3 3 3 housing to retail. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 2 2 The road will improve the None 3 2 2 Viability of town environment of the Town Centre centres. with a reduction of through traffic and improved air quality and reduction in noise. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Appraisal of site for Town Centre Enhancement, Cullompton Proposed enhancement of the town centre, development occurring ? IMPACT Initial Final OBJECTIVES INDICATORS NOTES MITIGATION S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 No designations on or adjoining None 3 3 3 this site Protected or priority 3 3 3 None None 3 3 3 species. Wildlife Networks/ 3 3 3 None None 3 3 3 Priority Habitats
(B) Landscape quality 3 3 3 None None 3 3 3 Landscape and character. (C) Cultural Heritage Archaeological sites 3 3 3 None None 3 3 3 and understanding Listed Buildings 3 3 3 There are a number of listed None 3 2 2 buildings within the town centre area. The enhancement of the town centre is likely to improve the character and/or setting of these buildings. Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 3 3 The town centre is with the None 3 2 2 conservation areas. Cullompton Conservation Area. One of the objectives of enhancement will be to improve the character and appearance of the Conservation Area. Conservation Area 3 3 3 A Conservation Area None 3 2 2 Appraisals and Management Plan fro Management Plans. Cullompton was adopted in March 2009. This has identified a number of opportunities for the enhancement of the town centre. Financial support will assist with the implementation of this and future management plans. (D) Water River quality. 3 3 3 None None 3 3 3 (E) Land and Soils Area of contaminated 3 3 3 No evidence None 3 3 3 land. Proportion of site 3 3 3 100% None 3 3 3 which is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 None None 3 3 3
(F) Air Quality Air quality. 3 3 3 None None 3 3 3 (G) Traffic and Access to public 3 3 3 None None 3 3 2 Transport transport. Proportion to use 3 3 3 None None 3 3 2 public transport, walk or cycle to work Road vehicle access. 3 3 3 None None 3 3 3 Impact on public 3 3 3 None None 3 3 3 rights of way. (H) Climatic Factors Reduce Carbon 3 3 3 None None 3 3 3 Dioxide emission. Land on floodplain. 3 3 3 3 3 3 Renewable energy 3 3 3 None None 3 3 3 capacity. (I) Healthy and Safe Public open space. 3 3 3 None None 3 3 3 Living Environments Road vehicle access. 3 3 3 None None 3 3 3 Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 None None 3 3 3 and pollution Walking and cycling 3 3 3 None None 3 3 3 provision (J) Health care and Access to public 3 3 3 None None 3 3 2 community facilities. transport. Access to health and 3 3 3 None None 3 3 3 other services Access to Community 3 3 3 None None 3 3 3 Facilities and services. (K) Housing Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. Number of houses 3 3 3 None None 3 3 3 lost and proposed. (L) Consultation and Community 3 3 3 None None 3 3 3 Social Deprivation involvement. Access to education 3 3 3 None None 3 3 3 and training. Employment 3 3 3 None None 3 3 3 floorspace.
Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. (M) Economic Growth Employment, retail 3 3 3 An enhanced town centre has None 3 3 2 and other business the potential to result in an floorspace. improvement to existing levels of economic activity. (N) Rural Diversification. Employment 3 3 3 None None 3 3 3 floorspace in rural areas. (O) Employment Number of jobs lost 3 3 3 Improved levels of economic None 3 3 2 and created. activity has the potential to result in job creation at the local level. Key workers housing 3 3 3 None None 3 3 3 (P) Retail Proximity of new 3 3 3 None None 3 3 3 housing to retail. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 An enhanced town centre has None 3 3 2 Viability of town the potential to result in an centres. improvement to existing levels of economic activity, vitality and viability. (Q) Tourism Number of tourists 3 3 3 An enhanced town centre has None 3 3 2 spending nights in the potential to result in an Mid Devon. improvement to existing levels of economic activity, vitality and viability and to attract greater numbers of visitors. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Appraisal of site for footpath number 2 between Honiton Road and Old Hill and Last Bridge, Cullompton Proposed enhanced walking and cycling route, development occurring ? IMPACT Initial Final OBJECTIVES INDICATORS NOTES MITIGATION S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 None None 3 3 3 Protected or priority 3 3 3 None None 3 3 3 species. Wildlife Networks/ 3 3 3 None None 3 3 3 Priority Habitats
(B) Landscape quality Landscape and character. (C) Cultural Heritage Archaeological sites 3 3 3 None None 3 3 3 and understanding Listed Buildings 3 3 3 None None 3 3 3 Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 3 3 None None 3 3 3 conservation areas. Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 4 4 Route is adjacent to the River Permeable surface material 3 3 3 Culm. The use hard surface should be used. materials would result in increased water run-off to the water course. (E) Land and Soils Area of contaminated 3 3 3 None None 3 3 3 land. Proportion of site 3 3 3 None None 3 3 3 which is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 None None 3 3 3
(F) Air Quality Air quality. 3 3 3 Enhancement of walking and None 3 2 2 cycling opportunities has the potential to reduce car trips through the town centre. (G) Traffic and Access to public 3 3 3 None None 3 3 3 Transport transport. Proportion to use 3 3 3 Enhancement of walking and None 3 2 2 public transport, walk cycling opportunities has the or cycle to work potential to increase the proportion of the population walking and cycling to work. Road vehicle access. 3 3 3 None None 3 3 3 Impact on public 3 3 3 Will enhance an existing public None 3 2 2 rights of way. right of way. (H) Climatic Factors Reduce Carbon 3 3 3 Enhancement of walking and None 3 2 2 Dioxide emission. cycling opportunities has the potential to reduce car trips. Land on floodplain. 3 4 4 Route is predominantly in flood Permeable surface material 3 3 3 zone 3. The enhancement of the should be used. path is unlikely to result in increased flood risk within the site or elsewhere. The use hard surface materials would result in increased water run-off. Renewable energy 3 3 3 None None 3 3 3 capacity. (I) Healthy and Safe Public open space. 3 3 3 Enhancement of walking and None 3 2 2 Living Environments cycling opportunities will improve accessibility of existing areas of public open space. Road vehicle access. 3 3 3 None None 3 3 3 Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 None None 3 3 3 and pollution Walking and cycling 3 3 3 Will improve walking and cycling None 3 2 2 provision provision. (J) Health care and Access to public 3 3 3 None None 3 3 3 community facilities. transport. Access to health and 3 3 3 Enhancement of walking and None 3 2 2 other services cycling opportunities will improve accessibility of health services and library, leisure centre and other services Access to Community 3 3 3 Enhancement of walking and None 3 2 2 Facilities and cycling opportunities will improve services. accessibility of community facilities and other services (K) Housing Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. Number of houses 3 3 3 None None 3 3 3 lost and proposed. (L) Consultation and Community 3 3 3 None None 3 3 3 Social Deprivation involvement. Access to education 3 3 3 None None 3 3 3 and training. Employment 3 3 3 None None 3 3 3 floorspace.
Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. (M) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (N) Rural Diversification. Employment 3 3 3 None None 3 3 3 floorspace in rural areas. (O) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 None None 3 3 3 (P) Retail Proximity of new 3 3 3 None None 3 3 3 housing to retail. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 None None 3 3 3 Viability of town centres. (Q) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Appraisal of site for Rail Station car park, Cullompton Proposed for a car park for use in association with a re-opened Cullompton Rail Station, development occurring ? IMPACT Initial Final OBJECTIVES INDICATORS NOTES MITIGATION S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 No designations on or adjoining None 3 3 3 this site Protected or priority 3 3 3 The site is hard surfaced and None 3 3 3 species. currently in use as a car park. Wildlife Networks/ 3 3 3 The site surface is tarmac and None 3 3 3 Priority Habitats there are no potential wildlife habitats. (B) Landscape quality 3 3 3 The site is hard surfaced and None 3 3 3 Landscape and character. currently in use as a car park. There would be no change. (C) Cultural Heritage Archaeological sites 3 3 3 None None 3 3 3 and understanding Listed Buildings 3 3 3 None None 3 3 3 Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 3 3 None None 3 3 3 conservation areas. Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 The site is approximately 40 None 3 3 3 metres from the nearest watercourse. (E) Land and Soils Area of contaminated 3 3 3 No evidence None 3 3 3 land. Proportion of site 3 3 3 The site is hard surfaced and is None 3 3 3 which is previously already in use as a car park. developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 None None 3 3 3
(F) Air Quality Air quality. 3 3 3 None None 3 3 3 (G) Traffic and Access to public 3 3 3 A re-opened Cullompton Rail None 3 3 2 Transport transport. Station with which the site would be associated will improve access to public transport. Proportion to use 3 3 3 The provision of access to rail None 3 3 2 public transport, walk transport will increase the or cycle to work proportion of people who use public transport to work. Road vehicle access. 3 3 3 There is a suitable existing None 3 3 3 vehicle access. Impact on public 3 3 3 There are no PROWs in on, or None 3 3 3 rights of way. directly adjoining the site. (H) Climatic Factors Reduce Carbon 3 3 3 Improved public transport None 3 3 2 Dioxide emission. provision will contribute to a reduction in car trips and a corresponding fall in carbon dioxide emissions from motor vehicle. Land on floodplain. 3 3 3 The site is in flood zone 3. None 3 3 3 Renewable energy 3 3 3 None None 3 3 3 capacity. (I) Healthy and Safe Public open space. 3 3 3 None None 3 3 3 Living Environments Road vehicle access. 3 3 3 There is a suitable existing None 3 3 3 vehicle access. Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 The site is adjacent to an None 3 3 3 and pollution existing railway line. Whilst a re- opened station is likely to be associated with increased rail services, the impact in terms of noise is unlikely to be significant. Walking and cycling 3 3 3 None None 3 3 3 provision (J) Health care and Access to public 3 3 3 A re-opened Cullompton Rail None 3 3 2 community facilities. transport. Station with which the site would be associated will improve access to public transport. Access to health and 3 3 3 None None 3 3 3 other services Access to Community 3 3 3 None None 3 3 3 Facilities and services. (K) Housing Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. Number of houses 3 3 3 None None 3 3 3 lost and proposed. (L) Consultation and Community 3 3 3 The proposal to re-open the rail None 3 3 3 Social Deprivation involvement. station was the subject of support during the preferred options consultation. Access to education 3 3 3 None None 3 3 3 and training. Employment 3 3 3 None None 3 3 3 floorspace.
Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. (M) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (N) Rural Diversification. Employment 3 3 3 None None 3 3 3 floorspace in rural areas. (O) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 None None 3 3 3 (P) Retail Proximity of new 3 3 3 None None 3 3 3 housing to retail. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 None None 3 3 3 Viability of town centres. (Q) Tourism Number of tourists 3 3 3 Access to Cullompton via rail None 3 3 2 spending nights in has the potential to increase Mid Devon. visitors to the town. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Appraisal of 18.7 ha site at Colebrook, Cullompton Proposed for 600 dwellings, development occurring 2013 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 There are no areas of statutory None 3 3 3 CWS or SSSI designation within the proposed site. Protected or priority 3 4 4 The site is predominantly Any application should be 3 3 2 species. improved grassland and likely to accompanied with a recent be of poor ecological value. Extended Phase 1 Habitat There are a number of existing Survey, reptile, dormouse and trees and hedgerows within and bat survey to determine the bounding the site. The habitats present at the time. ecological value of these is Existing hedges should be unknown, however they have the retained within development, and potential for wildlife interest. strengthened/enhanced as habitats and corridors. There should be protection of bat roosts should any be found. Is potential to lead to protection and some enhancement of local biodiversity in the longer term, especially with a large area of green infrastructure incorporated into scheme. Wildlife networks 3 4 4 The hedgerows in and adjoining Hedgerows and watercourses on 3 3 3 the site are species rich and and adjoining the site to be potentially used as movement protected during construction, routes for bats and dormice, as and retained/enhanced with well as being habitats in their development. Breaking of own right. Without mitigation, hedgerows kept to a minimum, development would be likely to and appropriate bat crossings damage these wildlife networks. and other treatments to be The tributary stream running provided. This would prevent through the site is likely to deterioration in overall wildlife function as a wildlife corridor. network. (B) Landscape Landscape quality and 3 4 4 This site is highly visible from The mature trees along the 3 4 4 character. countryside to the south also it stream and the boundaries need extends the town up an to be protected with a TPO. undeveloped valley. There are There is opportunity for wildlife many mature trees along the planting along the two areas of meandering stream which floodplain. crosses the centre of the site. This development will have a significant impact. (C) Cultural Heritage Archaeology. 3 5 5 Evidence suggests areas of a Predetermination archaeological 3 3 3 prehistoric funerary monument work and/or application of a occupying part of the valley floor PPG16 condition to take the and could contain archaeological form of a staged programme of deposits. The area is works including geophysical topographically similar to the site survey and archaeological at North West Cullompton where evaluation of the site. This would prehistoric and Romano-British allow for appropriate archaeological deposits exposed archaeological or design by recent investigations. mitigation. Listed Buildings. 3 3 3 None None 3 3 3 Historic Parks and 3 3 3 No impact None 3 3 3 Gardens Character of 3 3 3 Not within a Conservation Area. No impact 3 3 3 conservation areas. Conservation Area 3 3 3 No CAMP affected. None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 4 4 A small tributary stream runs Incorporation of SUDS would 3 3 3 through the site. The southern ensure no impact. boundary of the site is formed by the floodplain of the Cole Brook. The quality of both watercourses is unknown. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 3 5 5 None None 3 5 5 is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Approximately 17.2ha of the site Not likely to be significantly 3 3 3 would be developed for housing. higher than this on this edge of With 600 dwellings on the site town site. this would give a density of 35 dwellings per hectare. (F) Air Quality Air quality. 3 4 4 Off-site impacts with increased Full Air Quality Impact 3 2 2 traffic volumes associated with Assessment required, to include development. an assessment of traffic modelling. Incorporation of a low emissions strategy. Contributions sought toward Eastern Distributor Road (G) Traffic and Access to public 3 3 3 There are regular bus services Extension of bus services to run 3 2 2 Transport transport. running through Cullompton through the site would improve toward Tiverton, Exeter, Taunton accessibility. and Tiverton Parkway rail station, among others. A town bus service also links the main residential areas with the town centre and Tesco supermarket. Proportion to use public 3 4 4 7% of the working population of Provision of bus services serving 3 3 3 transport, walk or cycle the Lower Layer Super Output the site directly and improved to work Area covering the site use these shared pedestrian and cycle methods to travel to work. paths directly linking with the town centre and other employment areas may increase usage and bring it more inline with the Cullompton average of 20% Road vehicle access. 3 3 4 South of the tributary stream the Development of the site would 3 3 3 site is currently served by an require the provision of access inadequate access via a narrow improvements including the lane. The section of the site to widening of Colebrooke Lane. the north of the tributary stream At least two access points to the does not have an existing road sites both north and south of vehicle access. Colebrook lane will be required. The development of the area north of the tributary stream would require additional access via Siskin Close. Impact on public rights 3 3 3 None None 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be Incorporation of a Low 3 2 2 Dioxide emission. 0.8 tonnes per dwelling per Emissions Strategy for the site annum and development achieving in excess of 10% on-site renewable energy would help to lower emissions. Land on floodplain. 3 3 3 The Cole Brook to the south of Avoiding development in the 3 3 3 the site and the tributary stream flood plain and provision of a running through the site have SUDs scheme should reduce the narrow Flood Zone 2 and Flood risk. Zone 3 floodplains. The SFRA identifies 2% of the site is within Flood Zone 3b, 2% Flood Zone 3a and 1% Flood Zone 2. Renewable energy 3 2 2 Biomass CHP, micro wind, The utilisation of as many of the 3 2 1 capacity. ground source heat pumps, solar suitable methods as possible to PV, solar thermal and gas CHP reduce the need for the use of are all likely to be suitable for external power generation. use on the site. (J) Healthy and Safe Public open space. 3 3 3 Development of this size would None 3 3 3 Living Environments be expected to provide onsite provision of open space, in accordance with the adopted SPD. Road vehicle access. 3 3 4 South of the tributary stream the Development of the site would 3 3 3 site is currently served by an require the provision of access inadequate access via a narrow improvements including the lane. The section of the site to widening of Colebrooke Lane. the north of the tributary stream At least two access points to the does not have an existing road sites both north and south of vehicle access. Colebrook lane will be required. The development of the area north of the tributary stream would require additional access via Siskin Close. Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise and 3 3 3 The site is some distance from None 3 3 3 pollution the M5 motorway and should not affect noise levels on the site. Walking and cycling 3 4 4 The centre of the section of the Enhancement of cycle and 3 3 3 provision site to the south of the tributary pedestrian links to the town stream is approximately 1.5km centre would improve provision. from the town centre. Pedestrian and cycle links to the site are currently limited with no designated cycle routes. (K) Health care and Access to public 3 3 3 There are regular bus services Extension of bus services to run 3 2 2 community facilities. transport. running through Cullompton through the site would improve toward Tiverton, Exeter, Taunton accessibility. and Tiverton Parkway rail station, among others. A town bus service also links the main residential areas with the town centre and Tesco supermarket. Access to health and 3 3 3 The Cullompton Integrated No likely increase in overall 3 2 2 other services Health Centre is 2.3km from the provision, although site, a maximum of 35 minutes improvements to public transport walk. Dentist provision is also may allow for journey times to within the town. The nearest the hospital in Tiverton to be hospital is approximately 30 reduced. This may be funded by minutes by public transport. developer contributions. Access to Community 3 3 3 Range of community facilities Unlikely to be an increase in 3 3 3 Facilities and services. available within the town centre, provision a 20 minute walk from the site. Community centre, youth centre and sports centre available on the southern edge of the town, approximately a 20 minute walk from the site. (L) Housing Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. Number of houses lost 3 2 1 The site could provide None 3 2 1 and proposed. approximately 600 dwellings. (M) Consultation and Community 3 3 3 None None 3 3 3 Social Deprivation involvement. Access to education 3 3 4 The existing secondary school is Would need to provide a 3 3 3 and training. approximately 15 minute walk financial contribution toward from the site. The nearest secondary and primary primary school is approximately education. 15 minute walk from the site. Housing would increase pressure on existing facilities in the town. Employment 3 3 3 None None 3 3 3 floorspace. Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision. 3 3 3 houses lost and housing at normal policy rate. proposed. (N) Economic Growth Employment, retail and 3 3 3 None None 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 None None 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals Potential to incorporate if there is 3 3 3 a proven need (Q) Retail Proximity of new 3 2 2 Within 20 to 25 minute walk of Unlikely to be further retail 3 2 2 housing to retail. the town centre shops and the provision. two supermarkets within the town. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable Not applicable 3 3 3 within villages. Impact on Vitality and 3 2 2 Would be expected to increase None 3 2 2 Viability of town the viability of the town by centres. increasing the population and the potential number of customers. This in turn would improve the vitality of the town centre, which is currently in decline. (R) Tourism Number of tourists 3 3 3 No significant impact likely. None 3 3 3 spending nights in Mid Devon. Tourist bed-spaces 3 3 3 None proposed. None 3 3 3 provided.
Cullompton Sites not allocated in DPD Initial Site reference CU11 Longbridge NS7 East Culm Farm CU9, 13 Venn Farm
Appraisal of 6ha Site at Longbridge, Cullompton CU11 Proposed for 21000m² employment land, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. A CWS lies approximately 700m to the south east, however no impact is expected. Protected or priority 3 3 3 It is unknown if there are An extended Phase 1 Habitat 3 3 3 species. protected species present on the survey would determine if there site. Being adjacent to a river, are any of these species present there is potential for otters to be on the site. Mitigation measures present with the potential for may be required to be other species elsewhere on the implemented. site. Wildlife networks 4 4 4 The hedgerows in and adjoining Hedgerows on and adjoining the 3 3 3 the site are potentially species site to be protected during rich. The banks of the construction, and watercourse are potentially retained/enhanced with home to species. development. Breaking of hedgerows kept to a minimum. This would prevent deterioration in overall wildlife network. (B) Landscape Landscape quality and 3 3 3 The site has a mix of uses, with Increase planting to create a 3 3 3 character. the western side currently a more dense buffer to the site trading estate, a public house to from the CCA fields to the south. the north of the site and a travelling showperson’s site to the south of the pub. The rest of the site is agricultural land. The site is relatively flat with a watercourse running through the north eastern corner. (C) Cultural Heritage Archaeology. 3 3 3 No impact anticipated None 3 3 3 Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 None in the vicinity. None. 3 3 3 Gardens Character of 3 3 3 Not within a Conservation Area. None 3 3 3 conservation areas. No impact. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 4 4 4 The quality of the Mill Stream Incorporation of SUDS would 3 3 3 which runs approximately 150m help to ensure no impact, to the west of the site is although the hydrology of the unknown. In addition, the site would require an in depth Spratford Stream lies to the west study to determine suitable of the site and whose water schemes for this site which lies quality is also unknown. almost exclusively in flood zone 3a. (E) Land and Soils Area of contaminated 4 4 4 An area of CAT C contaminated A contamination preparation 3 2 2 land. land lies immediately to the west strategy may be required, of the northern part of the site. dependant on the extent of This area has recently been known contamination. Mitigation redeveloped as a petrol filling may be required. station. Proportion of site which 2 2 2 Approximately 45% of the site is None. 2 2 2 is previously previously developed. developed. Employment - square 3 3 3 The site is largely level, raising in Density may be higher, 3 3 3 metres floorspace per height at the north-eastern dependant on the type of hectare. corner, toward the railway line development. and motorway. The site could be reasonably expected to be developed at an average density of 3500m² per hectare. Dwellings per hectare. 3 3 3 None proposed None 3 3 3 (F) Air Quality Air quality. 2 2 2 Within the Cullompton AQMA. The preparation of a travel plan 2 2 2 Would be expected to provide and incorporation of low financial contribution to the emissions strategies may aid air improvement of air quality within quality further. the town centre. (G) Traffic and Access to public 2 2 2 There are regular bus services No likely increase in provision. 2 2 2 Transport transport. from the centre of Cullompton to other settlements within the district, and also to Exeter and Taunton. Services to Taunton and Honiton run past the site. Proportion to use public 2 2 2 25% of the working daytime Improved pedestrian access to 2 2 2 transport, walk or cycle population of the Lower Layer the town centre, and particularly to work Super Output Area covering the the Bull Ring. site use these methods to travel to work. Road vehicle access. 3 3 3 Access to the existing Provision of a new exit off the 2 2 2 employment land and the public roundabout at the southern end house and travelling of the northern distributor road showpeople’s site are from would potentially improve separate accesses off the highway safety by reducing the B3181. number of accesses onto the public highway. Development of the site may include the provision of the northern stretch of an eastern distributor road. Impact on public rights 3 3 3 There are no PROWs on the Provision of a pedestrian link 2 2 2 of way. site. Cullompton footpath 1 runs from the site with footpath 1 along the Mill Stream to the west would improve access to this of the site. route (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 Census data shows that 62% of The implementation of a Low 1 1 1 Dioxide emission. the working population of Emissions Strategy and Cullompton work outside of the provision of a significant town. The provision of proportion of renewable energy employment floorspace will may help to lower emissions create jobs for residents and further. reduce the need to travel for employment, thus lowering emissions. Land on floodplain. 4 4 5 96% of the site is within flood Whilst the exception test in 4 4 5 zone 3a, 4% in flood zone 3b PPS25 is not required, there are and less than 1% in flood zone sequentially preferable sites 2. In a 1 in 100 year event, flood within the locality for the locating depths of at least 1m would of employment land. The effect cover half of the site, with depths of comprehensive development in some areas exceeding 1.5m. of the site on flooding, both on the site and on the surrounding areas is potentially great. Renewable energy 3 3 3 Would be expected to provide Hydro power, heat pumps 2 2 2 capacity. 10% of its energy from (ground and/or water source), renewable or low carbon solar P.V., solar thermal and technologies, in line with the Gas CHP are all likely to be RSS. suitable for use on the site and could raise the figure above 10%. (J) Healthy and Safe Public open space. 3 3 3 As employment land, no further No realistic potential for 3 3 3 Living Environments POS would be required. The increased provision CCA fields POS lies immediately to the south of the site. Road vehicle access. 3 3 3 Access to the existing Provision of a new exit off the 2 2 2 employment land and the public roundabout at the southern end house and travelling of the northern distributor road showpeople’s site are from would potentially improve separate accesses off the highway safety by reducing the B3181. number of accesses onto the public highway. Development of the site may include the provision of the northern stretch of an eastern distributor road. Number of affordable 4 4 4 Not proposed for housing. A new site would need to be 2 2 2 houses lost and Accommodation for travelling provided for the travelling proposed. showpeople is identified in the showpeople. This would Draft RSS for the SW as being potentially involve a site larger part of affordable housing than that which currently exists. provision. Part of the site is a Whilst a new site would be likely travelling showpeople’s site, to be further away from the currently with 9 plots. motorway junction, the potential to move the site from a high risk flooding area to one outside of a flood zone would be of benefit to the occupants. Number of jobs lost 2 2 2 There are approximately 70-75 The actual number of jobs 2 2 2 and created. people employed at the created would be dependant on Longbridge Meadow Trading the type of development and the Estate and with a small number nature of occupying businesses. of employees at The Weary Traveller public house. Comprehensive development of the site would generate approximately 600 jobs, a net increase of 520-525 jobs. Avoidance of noise and 4 4 4 There are residential properties Limitation of uses to those falling 3 3 3 pollution within the vicinity of the site, within B1 and B8, with potentially particularly to the north. a limited amount of A1 retail Development could potentially provision would lessen the noise create a noise nuisance for impact. these residents. Walking and cycling 3 3 3 There is a pedestrian path DCC Highways has intentions of 3 2 2 provision alongside the public highway to creating shared cycle/pedestrian the north. This links with paths running along the western Cullompton Town Centre. There side of Cullompton. are currently no designated cycle Development of the site may routes in Cullompton. contribute towards the provision of these. (K) Health care and Access to public 2 2 2 There are regular bus services No likely increase in provision. 2 2 2 community facilities. transport. from the centre of Cullompton to other settlements within the district, and also to Exeter and Taunton. Services to Taunton and Honiton run past the site. Access to health and 3 3 3 There is an integrated health No likely increase in provision. 3 3 3 other services centre approximately 15 minutes walk from the site. A dentist surgery is a 5-10 minute walk from the site. Access to Community 3 3 3 There are community facilities No likely increase in provision. 3 3 3 Facilities and services. within the town centre, 5-10 minutes walk from the site. The CCA fields to the south has football, cricket and bowling facilities. (L) Housing Number of affordable 4 4 4 There are currently 9 travelling Relocation of the travelling 2 2 2 houses lost and showpeople’s plots on part of the showpeople’s site to an area not proposed. site. These would be lost as a affected by the development, result of development. and outside of any floodplain Number of houses lost 4 4 4 No dwellings proposed. The 9 Relocation of the travelling 2 2 2 and proposed. travelling showpeople’s plots showpeople’s site to an area not would be lost. affected by the development, and outside of any floodplain
(M) Consultation and Community 3 3 3 The site is currently allocated in Nothing significant likely. 3 3 3 Social Deprivation involvement. the Local Plan. Objections to it’s continued allocation have been limited. Access to education 3 3 3 No impact. None. 3 3 3 and training. Employment 2 2 2 Would be anticipated to provide A higher figure of employment 2 2 2 floorspace. approximately 21000m² floorspace may be developed, employment floorspace. dependant on the density of development. Number of affordable 4 4 4 There are currently 9 plots for The existing 9 plots would need 2 2 2 houses lost and travelling showpeople on part of to be relocated to a new site. proposed. the site. These would be lost This could in turn allow for the should comprehensive provision of a less cramped site, development of the site occur. outside of a defined flood plain. (N) Economic Growth Employment, retail and 2 2 2 The site would potentially Total floorspace would be 2 2 2 other business provide a range of uses and determined by density of floorspace. approximately 21000m² development and, this in turn by floorspace. Tesco have site constraints. Expansion of the expressed an interest in Tesco store may give a higher potentially expanding their store density should additional parking in the future. This would provide requirements be limited. further retail provision. However, there is no proven requirement for further retail floorspace within the town at present and so most development would likely be B1, B2 or B8. (O) Rural Employment floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 4 4 4 At an average of 1 job created Dependant on the type of 2 2 2 and created. per 35m² then the site could be development, jobs created may expected to provide fluctuate from this number. approximately 600 jobs. It is There would still be a net approximated from 2005 figures, increase from the current taking account of vacant units number of jobs on the site. and one that has been destroyed by fire that there are in the region of 70-75 people employed on the trading estate. A small, unknown number of people are employed at The Weary Traveller public house. Key workers housing 3 3 3 No new housing proposed None 3 3 3 (Q) Retail Proximity of new 3 3 3 Not applicable None 3 3 3 housing to retail. Location of new retail 3 3 3 The site is adjacent to the Omission of retail space from 3 3 3 floorspace. existing Tesco food store. Some development unless there is a expansion of this store may be proven need for additional retail included in development of the provision. site. However, the existing Tesco food store accounted for all the required need in additional retail provision in Cullompton and so new units are unlikely to be required. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 4 4 4 The site is outside of the town A comprehensive study into the 4 4 4 Viability of town centre and whilst there is a retail provision and vitality of the centres. pedestrian link through the town centre and the impact of Tesco site to the High Street, the out of town centre retail along Higher Mill Lane it is provision should be carried out. unknown whether this Improvement of existing encourages visitors to the food pedestrian links to the town store to also access the town centre. Provision of signage to centre retail provision. Further promote town centre retail. retail development would Avoidance of retail provision on potentially detrimentally affect the site, limiting uses to B1, B8 town centre viability and potentially B2 uses (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of Site Cullompton NS7, East Culm Farm, a site of 17.6 ha, proposed for 600 dwellings. Development occurring 2015 Objective Impact indicator Initial Notes Mitigation Final S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 There is a 1.4 hectare County During construction the site 3 3 3 Wildlife site to the north-east part should be protected from of the site. It is a pond with contamination and drainage amphibian interest. This feature designed so water levels are should not be developed. protected. Protected or priority 3 3 3 Likely to be limited on this site as Mature trees would need to be 3 3 3 species. it is predominantly agricultural retained and integrated into any land and glasshouse. There are development some mature trees. Wildlife Networks/ 3 3 3 Unlikely to be significant None 3 3 3 Priority Habitats networks on this site. (B) Landscape quality 3 4 4 The site is visible from the east May be mitigated by the 3 4 3 Landscape and character. side of the town as it is more retention of existing trees and elevated. The site slopes gently further planting from north to south. (C) Cultural Heritage Archaeological sites 3 5 5 Within Cullompton all sites lie in Any application for development 3 3 3 and understanding. an area of known prehistoric and or Environmental Statement Roman activity, demonstrated by submitted in support of the the presence of a Roman fort on proposed development on the the western edge of the town (a western side of the town should Scheduled Monument) and by be supported by the results of a recent archaeological programme of archaeological excavations on Willand Road work to determine the that revealed a Romano-British archaeological potential of this field system and prehistoric area. The results of this initial funerary monuments. The HER stage of archaeological work also records the presence of find would allow the appropriate spots of flint tools and cropmarks archaeological or design indicative of further prehistoric mitigation for the impact of any settlement in the area development in this area upon the archaeological resource to be determined.
Listed Buildings. 3 3 3 None on-site None 3 3 3 Historic Parks and 3 3 3 No affect None 3 3 3 Gardens Character of 3 3 3 No significant affect None 3 3 3 conservation areas Conservation Area 3 3 3 CAAMP in place, but no affect None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Site drains towards river and Control over potential 3 3 3 streams although a purely contamination and SUDS will residential development is mitigate unlikely to have a significant impact. (E) Land and Soils Area of contaminated 3 4 4 Site has previously been used A full land contamination 3 2 2 land. for intensive growing in assessment will be required with agricultural greenhouses and remediation as appropriate. also as a former brick/tile works with significant land infilling of an unknown nature. Proportion of site 3 5 5 Greenfield site None 3 5 5 which is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Has the potential for 30-35 Not likely to be significantly 3 3 3 dwellings/hectare in accordance higher with Core Strategy (F) Air Quality Air quality. 3 4 5 Off- site Air Quality impacts Potential for a low emissions 3 4 4 along Station Road, High Street strategy to be implemented. and Fore Street. Financial Remoteness of site from town contribution would be sought in centre means unlikely to be fully accordance with adopted SPD. able of mitigation. (G) Traffic and Access to public 3 3 3 There is daily bus service along Contributions to improved 3 3 3 Transport transport. the road at the northern frequency would assist boundary of the site Proportion to use 3 3 3 15% of the working population of Unlikely to be any measures that 3 3 3 public transport, walk the Lower Layer Super Output would be feasible and result in a or cycle to work Area covering the site use these significant increase in this figure. methods to travel to work. Road vehicle access. 3 4 5 An additional means of access Significant improvements would 3 4 5 would be required, although it is be required at a substantial cost not evident where this could be. which would affect the viability of Culm Lea would not be the site. adequate. Development in this location would have a significant impact on Junction 28 of the M5 which is at capacity. Impact on public 3 3 3 There is a public right of way to None 3 3 3 rights of way. the west of the site, but impact should be minimal (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 4 4 Emissions expected to be The provision of more than 10% 3 4 4 Dioxide emission. approximately 1.4 tonnes per renewable energy on-site would dwelling per annum help to lower emissions. However, the site is remote from Cullompton town centre and with poor links to it so mitigation is minimal. Land on floodplain. 3 4 4 Small parts of the site are in Avoid any development on the 3 3 3 flood zone 3 on the southern and floodplain. Use SUDS system western boundaries. to avoid surface water run-off Renewable energy 3 3 3 Would be expected to provide Biomass CHP, micro wind, solar 3 2 2 capacity. 10% of energy requirements P.V., solar thermal and Gas CHP from on-site renewable or low are all likely to be suitable for carbon technologies. use on the site. In addition there is potential suitability for ground source heat pumps to be used on the site. These technologies could allow provision in excess of 10%. (J) Healthy and Safe Public open space. 3 3 3 Public Open Space will be None 3 3 3 Living Environments required in accordance with policy standard. Road vehicle access. 3 4 5 An additional means of access Significant improvements would 3 4 5 would be required, although it is be required at a substantial cost not evident where this could be. which would affect the viability of Culm Lea would not be the site. adequate. Development in this location would have a significant impact on Junction 28 of the M5 which is at capacity. Number of affordable 3 3 3 There is no loss of housing. Not likely to be higher 3 3 3 houses lost and Affordable housing increase at proposed. usual targets Number of jobs lost 3 4 4 Although the site is currently None 3 4 4 and created. unused, the development for housing would result in the loss of employment land Avoidance of noise 3 5 5 Development in this location Some mitigation could be 3 4 4 and pollution would be impacted upon by provided by barriers, bunds and noise and pollution from the M5 construction techniques Walking and cycling 3 4 4 There is a pedestrian footpath Improvement of existing, and 3 3 3 provision linking Stoneyford and provision of new shared paths to Cullompton, however overall link with the town centre and pedestrian access to Cullompton surrounding residential estates remains poor. There is no as well as improvements to cycling provision in the vicinity of pedestrian access across the the site. J28 bridge. (K) Health care and Access to public 3 3 3 There is daily bus service along Contributions to improved 3 3 3 community facilities. transport. the road at the northern frequency would assist boundary of the site Access to health and 3 4 4 The M5 acts as a barrier to No obvious solutions 3 4 4 other services accessing services which lie in the main part of Cullompton west of the motorway Access to Community 3 4 4 The M5 acts as a barrier to No obvious solutions 3 4 4 Facilities and accessing services which lie in services. the main part of Cullompton west of the motorway (L) Housing Number of affordable 3 3 3 There is no loss of housing. Not likely to be higher 3 3 3 houses lost and Affordable housing increase at proposed. usual targets Number of houses 3 2 2 Likely to generate approximately Nothing proposed 3 2 2 lost and proposed. 600 dwellings (M) Consultation and Community 3 3 3 Limited response as the site was None 3 3 3 Social Deprivation involvement. not proposed in the Preferred Option by the Council Access to education 3 4 4 Facilities are within Cullompton No obvious solutions 3 4 4 and training. but there is poor access due to the M5 barrier Employment 3 3 3 None proposed None 3 3 3 floorspace.
Number of affordable 3 3 3 There is no loss of housing. Not likely to be higher 3 3 3 houses lost and Affordable housing increase at proposed. usual targets (N) Economic Growth Employment, retail 3 3 3 None proposed None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None proposed none 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 4 4 Although the site is currently None 3 4 4 and created. unused, the development for housing would result in the loss of employment land Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 4 4 Facilities are within Cullompton No obvious solutions 3 4 4 housing to retail. but there is poor access due to the M5 barrier Location of new retail 3 3 3 None proposed None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 2 2 There will some limited None 3 2 2 Viability of town improvement due to the centres. additional households although impact will be restricted due to the M5 barrier. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Appraisal of 12.7ha Site at Venn Farm, Cullompton CU9, 13 Proposed for 44000m² employment floorspace, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 There is a designated CWS at None. 3 3 3 CWS or SSSI East Culm House, approximately 1100m to the south of the site. No impact upon this designation is likely as a result of development of the site. Protected or priority 4 4 4 Extended Phase 1 Habitat Completion of specific bat, 3 3 3 species. Survey carried out. No specific reptile, otter and dormouse protected species identified on- surveys would identify the exact site. The Devon hedgebanks on presence of these species. The the southern boundary of the site mitigation measures should aim are likely to provide a habitat for to preserve the habitats where dormice. These hedgebanks and possible. land adjoining the river are also likely to be suitable for reptiles. There is evidence of otters present within the River Culm, adjoining the site. Bats may be using the trees on the site to roost and the hedgerows to travel between Wildlife networks 4 4 4 The hedgerows in and adjoining Hedgerows and trees on and 3 3 3 the site and particularly on the adjoining the site to be protected southern boundary, are species during construction, and rich and are habitats in their own retained/enhanced with right. The same can be said for development. Breaking of trees within the site which as hedgerows kept to a minimum, well as providing potential bat and appropriate bat crossings roosts, are likely have bird nests and other treatments to be present. Without mitigation, provided. This would prevent development would be likely to deterioration in overall wildlife damage these wildlife networks. network. (B) Landscape Landscape quality and 4 4 4 There are views from the M5 on Quality landscaping of this site 3 3 3 character. to the site. This development is could improve attempt to screen further extending development the site from the motorway. onto open countryside. (C) Cultural Heritage Archaeology. 4 4 4 The site partially occupies the The application of a PPG16 3 3 3 flood plain of the River Culm. condition for appropriate Development may expose archaeological mitigation. waterlogged Palaeoenvironmental deposits, which can yield significant information on past land-use and man’s impact on it. Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 No affected parks and gardens None. 3 3 3 Gardens Character of 3 3 3 No impact None 3 3 3 conservation areas. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 4 4 4 The site promoters have Restriction of the use of the site 3 3 3 commissioned a Phase 2 Geo- to B1 (a and b) and B8 uses environmental Assessment. The should help to ensure there is hydrology of the site is complex minimal impact upon the with free flowing water in the sub watercourse. The type of surface gravels which lie at a foundations used for variable depth. development of the site should seek to prevent the ingress of silt into the river. (E) Land and Soils Area of contaminated 3 3 3 The existing paper mill which A Phase I and II contamination 2 2 2 land. adjoins the site to the south is risk assessment would identified as being potentially determine the presence of contaminated land. The Geo- contamination and remediation environmental Assessment requirements as necessary tested for contamination in the soil, rubble and groundwater on the site. None of the measurements exceeded stated guidelines. Proportion of site which 4 4 4 None None. 4 4 4 is previously developed. Employment - square 3 3 3 The site would provide May provide greater density of 3 3 3 metres floorspace per approximately 44,000m² development if developed as hectare. employment floorspace which large units. corresponds to just over 3450m² per hectare. Dwellings per hectare. 3 3 3 No dwellings proposed – None 3 3 3 employment only. (F) Air Quality Air quality. 4 4 4 Off site air quality impact on The implementation of a low 4 4 4 Cullompton AQMA. emissions strategy and financial contributions toward improving air quality will assist although due to the relationship of the site to the town centre, town residential developments and the M5, a high proportion of trips are likely to be made by car and air quality improvements will be limited. (G) Traffic and Access to public 4 4 4 The site is divorced from the rest The provision of a pedestrian 4 4 4 Transport transport. of Cullompton and its public footpath from the site to the M5 transport network. There are no J28 bridge would improve services running past the site. access to the town centre bus The town centre, which is served services. Extension of existing by all bus services passing services to link with the site is through Cullompton, is considered unlikely approximately 15020 minutes walk. This remoteness from public transport may encourage the use of the car. Proportion to use public 3 3 3 20% of the working daytime Improving pedestrian links with 2 2 2 transport, walk or cycle population of the Middle Layer the A373 and Cullompton town to work Super Output Area use these centre would improve access. methods to travel to work. Approximately the same amount of workers at the site could be expected to use these methods. Road vehicle access. 4 4 4 The site will require a There is a plan to improve the 4 4 4 comprehensive Development functioning and capacity of the Brief and developer financial motorway junction although it contributions will be sought may not increase the capacity to toward necessary improvements a level to withdraw a Highways to the A377 and Kingsmill Road Agency objection. Any planning junction. A suitable access onto application should be the site is technically possible. accompanied by a However, the Highways Agency comprehensive transport object to the allocation as there assessment. is deemed to be insufficient capacity at junction 28 of the M5 to cope with the additional traffic. Impact on public rights 3 3 3 There are no PROWs in or No impact. 3 3 3 of way. adjoining the site. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 Census data indicates that 58% The provision of a significant 1 1 1 Dioxide emission. of the ward population work proportion of renewable energy elsewhere. The figure is 62% for to serve the site and the adjacent wards covering implementation of a Low Cullompton itself. The provision Emissions Strategy will help to of additional employment within lower emissions further. reasonable distance from the town will help to lower emissions as despite the separation from the town itself, it helps to shorten distance travelled to work. Land on floodplain. 5 5 5 The SFRA has looked at the site A detailed assessment of the site 3 3 3 in two parts: the site allocated as should be carried out and inform CU9 in the Adopted Local Plan a comprehensive Flood Risk and the land to the north of it, Assessment. All development called Venn Farm in the SFRA. must avoid flood zone 3b in Site CU9 lies with less than 3% order to comply with PPS25. in flood zone 3 (although 2% of Ideally no development would this is in zone 3b) and 44% in occur within flood zones 2 or 3, flood zone 2. Venn Farm has just however Less Vulnerable uses less than 9% of its land in flood are compatible within flood zone 3 (8% of this in zone 3b) zones 2 and 3a provided the and 7% within flood zone 2. development passes the sequential test. Renewable energy 3 3 3 Development would be expected Biomass CHP, micro wind, 2 2 2 capacity. to provide 10% of its energy from Ground and water source heat renewable or low carbon pumps, solar P.V., solar thermal technologies, in line with the and Gas CHP are all likely to be RSS suitable for use on the site and could raise the figure above 10%. (J) Healthy and Safe Public open space. 3 3 3 None provided None 3 3 3 Living Environments Road vehicle access. 4 4 4 The site will require a There is a plan to improve the 4 4 4 comprehensive Development functioning and capacity of the Brief and developer financial motorway junction although it contributions will be sought may not increase the capacity to toward necessary improvements a level to withdraw a Highways to the A377 and Kingsmill Road Agency objection. Any planning junction. A suitable access onto application should be the site is technically possible. accompanied by a However, the Highways Agency comprehensive transport object to the allocation as there assessment. is deemed to be insufficient capacity at junction 28 of the M5 to cope with the additional traffic. Number of affordable 3 3 3 No housing proposed None 3 3 3 houses lost and proposed. Number of jobs lost 1 1 1 Could provide in the region of Figure may be higher dependant 1 1 1 and created. 1250 jobs if 44000m² on the nature of occupying employment floorspace is businesses and the density of created. development Avoidance of noise and 4 4 4 Site is close to the M5 motorway A comprehensive landscaping 2 2 2 pollution which is noisy. scheme to screen the site from the M5 will help to reduce on-site noise levels. Walking and cycling 4 4 4 There are no footpaths linking Kingsmill Road between the site 4 4 4 provision the site directly with Cullompton and the A373 is relatively narrow town centre. There are no and there is no realistic potential dedicated cycle paths in the for a shared path to be provided vicinity of the site. alongside it. Any link to the A373 is likely to be provided through the existing commercial development on the opposite side of Kingsmill Road. (K) Health care and Access to public 4 4 4 The site is divorced from the rest The provision of a pedestrian 4 4 4 community facilities. transport. of Cullompton and its public footpath from the site to the M5 transport network. There are no J28 bridge would improve services running past the site. access to the town centre bus The town centre, which is served services. Extension of existing by all bus services passing services to link with the site is through Cullompton, is considered unlikely approximately 15020 minutes walk. This remoteness from public transport may encourage the use of the car. Access to health and 4 4 4 The Cullompton health centre is None 4 4 4 other services approximately a 30 minute walk from the site. Hospitals are more than 30 minutes by public transport Access to Community 3 3 3 All community facilities are None 3 3 3 Facilities and services. located within the town centre and are a 15-30 minute walk from the site. (L) Housing Number of affordable 3 3 3 No housing proposed None 3 3 3 houses lost and proposed. Number of houses lost 3 3 3 None proposed None 3 3 3 and proposed.
(M) Consultation and Community 3 3 3 No comments received from the A statement of community 3 3 3 Social Deprivation involvement. public during preferred options involvement would be required to consultation. accompany any major planning application for the site. Access to education 3 3 3 No impact. None 3 3 3 and training. Employment 1 1 1 At a density of 3500m² May be scope to increase the 1 1 1 floorspace. floorspace per hectare, the site density of development, would generate approximately dependant on other site 44000m² employment constraints, primarily likely to be floorspace. flooding related. Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. (N) Economic Growth Employment, retail and 1 1 1 Anticipated to provide at total of There may be scope to increase 1 1 1 other business 44000m² employment the density of development on floorspace. floorspace. the site and therefore increase the total floorspace. (O) Rural Employment floorspace 3 3 3 The site lies outside of None 3 3 3 Diversification. in rural areas. Cullompton and is not considered to form a coherent part of the town. The land is currently used for agricultural uses, although lying adjacent to existing employment land. (P) Employment Number of jobs lost 1 1 1 At an average ratio of 1 job per The number of jobs is dependant 1 1 1 and created. 35m² of employment floorspace, on the nature of the occupying the site would generate businesses and may fluctuate. approximately 1250 jobs. Key workers housing 3 3 3 No housing proposed None 3 3 3 (Q) Retail Proximity of new 3 3 3 Not applicable Not applicable 3 3 3 housing to retail. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 None, provided there is no None. 3 3 3 Viability of town element of retail provision on- centres. site. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Crediton sites
Sites allocated in DPD Policy Appraisal Number reference AL/CRE/1 NS6 Wellparks (part) AL/CRE/2 CRE7 Red Hill Cross AL/CRE/3 12 Cromwells Meadow AL/CRE/4 CRE8(J) George Hill AL/CRE/5 6 The Bike Shed AL/CRE/6 5 Woods Group AL/CRE/7 NS6 Wellparks (part) AL/CRE/13 11 Pedlerspool AL/CRE/9 Crediton Link Road AL/CRE/10 Crediton Bypass AL/CRE/11 Exhibition Road AL/CRE/12 Cemetery
CRE7 Red Hill Cross, Crediton 2.8 hectares, proposed for 135 dwellings, development occurring 2010 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife SSSI or CWS SITES 3 3 3 No SSSI or nearby CWS Potential for some habitat 3 3 3 creation, but likely limited impact. Protected or priority 3 3 3 Limited habitat for protected An extended Phase 1 habitat 3 3 3 species. species. survey would determine what species are present and appropriate mitigation Wildlife Networks/ 3 3 3 Networks of hedgerows in Use of open space to link 3 3 3 Priority Habitats surrounding areas, but limited existing networks across the site within the site. feasible. (B) Landscape quality 5 5 4 This is a prominent site with If the development is kept to the 4 4 3 Landscape and character. views towards it from distant hills lower part of this site it will have to the north; this development a less damaging impact on the will extend the town into this next far reaching views. A buffer of open valley. It will have a tree planting to the north negative impact on the approach roadside of the site will reduce road from Tiverton the impact from the road. (C) Cultural Heritage Archaeological sites 3 3 3 Archaeological investigations at Application of PPG16 condition 3 3 3 and understanding Red Hill Cross have for staged programme of works demonstrated the presence of commencing with the excavation undated linear features that may of evaluative trenches to be associated with an earlier determine the presence, extent field system. Impact uncertain. and survival of any archaeological deposits, and if necessary impacting on design and layout. Listed Buildings. 3 3 3 No impact. None 3 3 3 Historic Parks and 3 3 3 No impact. None 3 3 3 Gardens Character of 3 3 3 No impact. None 3 3 3 conservation areas. Conservation Area 3 3 3 No impact. None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 No impact likely None 3 3 3 (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 4 4 4 None None 4 4 4 which is previously developed. Employment - square 3 3 3 None proposed. None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Likely to be 135 dwellings, at a Unlikely to be feasible to 3 3 3 net density of about 45 dwellings promote higher density, per hectare. particularly if landscape mitigation included as above. (F) Air Quality Air quality. 4 4 5 Off- site Air Quality impacts Contributions to the Crediton 3 3 3 along A3072 where sensitive AQMA Action Plan in receptors indicate NO2 levels accordance with adopted MDDC exceed air quality objectives and SPD or CIL should mitigate or ranges and will worsen with even improve AQ. In addition the increased traffic from site should implement a low development. emissions strategy. (G) Traffic and Access to public 2 2 2 Good access to the main None likely. 2 2 2 Transport transport. Tiverton-Crediton public bus transport route and Crediton town bus service Proportion to use 4 4 4 8% of the working population of Being a site adjacent to the 2 2 2 public transport, walk the Lower Layer Super Output existing settlement of Crediton it or cycle to work Area covering the site use these could be expected that the figure methods to travel to work. will be more in line with the Crediton average of 28%. Road vehicle access. 3 3 3 Access likely to be from a None. 3 3 3 roundabout on Exhibition Road, of appropriate standard. Impact on public 3 3 3 No impact on Public Rights of None 3 3 3 rights of way. Way (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions expected to be 0.8 Incorporation of renewable 2 2 2 Dioxide emission. tonnes per dwelling per annum energy as set out below would help to reduce emissions. Land on floodplain 3 3 3 The site area is in Floodplain 1. None 3 3 3 Noted the River Creedy runs north to south within Flood Plain 2 & 3a nearby Renewable energy 3 3 3 Would be expected to provide Biomass CHP, Gas CHP, Micro- 2 2 2 capacity 10% of energy through scale wind, heat pumps, Solar renewable or low carbon PV and thermal have all been technologies, in line with the assessed as being potentially RSS. suitable for use on the site. These technologies could raise the figure achieved above 10%. (J) Healthy and Safe Public open space. 3 3 3 POS expected to be provided in Provision of cemetery extension 3 2 2 Living Environments accordance with current policy. as part of policy. Public open space 100m from site at QED and Beacon Park. Creedy House and Parks. Road vehicle access. 3 3 3 Access likely to be from a None. 3 3 3 roundabout on Exhibition Road, of appropriate standard. Number of affordable 4 4 4 Cost of development on steep None. 4 4 4 houses lost and slopes may lead to lower than proposed. usual provision. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 Residential provision with limited None 3 3 3 and pollution noise impact. Walking and cycling 3 3 3 A good road and footpath links None 3 3 3 provision from the edge of town Exhibition Road to the town centre (K) Health care and Access to public 2 2 2 Good access to the main None likely. 2 2 2 community facilities. transport. Tiverton-Crediton public bus transport route and Crediton town bus service Access to health and 2 2 2 Hospital within the town. None 2 2 2 other services Access to Community 3 3 3 Close to a number of sports None. 3 3 3 Facilities and facilities, but more distant from services. shopping facilities. (L) Housing Number of affordable 4 4 4 Cost of development on steep None. 3 4 4 houses lost and slopes may lead to lower than proposed. usual provision. Number of houses 2 2 2 135 dwellings None 2 2 2 lost and proposed. (M) Consultation and Community 3 3 3 Minimal responses received None 3 3 3 Social Deprivation involvement. Access to education 3 3 3 There is primary, secondary and Would be likely to make a 3 3 3 and training. further education provision within financial contribution toward the town. No significant impact. provision within the town Employment 3 3 3 None None 3 3 3 floorspace.
Number of affordable 4 4 4 Cost of development on steep None. 4 4 4 houses lost and slopes may lead to lower than proposed. usual provision. (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 2 2 2 Within a market town. None 2 2 2 housing to retail. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 2 2 Additional expenditure likely in None 3 2 2 Viability of town the town centre arising from centres. population growth. (R) Tourism Number of tourists 3 3 3 None NONE 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None NONE 3 3 3 provided.
Appraisal of Crediton-site 12 Cromwells, of 2.5 ha proposed for 80 dwellings, development occurring 2014.
IMPACT Final OBJECTIVES Initial NOTES MITIGATION INDICATORS
S M L S M L
(A) Wildlife SSSI or CWS sites 3 3 3 No designations on or None 3 3 3 adjoining this urban site Protected or priority 3 3 3 It is unknown if any of these An extended phase 1 habitat 3 3 3 species species are present on the site survey would determine the although it is considered presence of these species and unlikely. recommend appropriate mitigation.
Priority Habitats 3 3 3 Unlikely to be significant None 3 3 3 Wildlife networks networks on this site.
(B) Landscape quality 3 4 4 This is a prominent site with The large oak should be served 3 4 3 Landscape and character views towards it from distant with a TPO to protect it from hills to the north; this damage. If the development is development will extend the kept close to the existing houses town into this valley. It will this would reduce the impact on have a negative impact on the views and the floodplain. approach road from Tiverton. Planting amongst the site should Large oak will be damaged by reflect the parkland for example development. The cedars of Lebanon. Natural flood development will impact on the relief measures, such as creating historic parkland to the east. flood pools and willow and alder The development encroaches planting to slow flow, should be on the floodplain and will have taken along the floodplain a damaging visual and boundary to enhance the environmental impact. environment.
(C) Cultural Heritage Archaeological sites 3 4 4 Investigations required at Red Application of PPG16 condition 3 3 3 Cross Hill have demonstrated required for excavation and the presence of undated linear evaluative works features of an earlier field system. Listed Buildings 3 3 3 None None 3 3 3 Historic Parks and 3 4 4 Development will bring the Planting amongst the site should 3 4 3 Gardens built up area closer to reflect the parkland and will Shoebrooke historic park to mitigate the impact the east Character of 3 3 3 None None 3 3 3 conservation areas Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans (D) Water River quality. 3 3 3 This site is in Flood Zone 1 but Monitor and impact management 3 3 3 adjoins Flood Zone 3 of water changes, qualities erosion and pollution measures to lessen man made contamination during development implementing Sustainable Urban Drainage System (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 3 4 4 None None 3 4 4 which is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare 3 3 3 Max yield 100 min yield 60 Current and future Policy 3 3 3 dwellings approx 80 dwellings guidelines will determine density for this site at 35+ dwellings and yields per hectare (F) Air Quality Air quality. 3 4 4 Off site impacts along A377 Contributions to the Crediton 3 2 2 including receptors along High AQMA Action Plan in Street & Exeter Road accordance with the adopted MDDC SPD. Potential for a low emissions strategy (G) Traffic and Access to public 3 2 2 An hourly town circular service The existing bus service is 3 2 2 Transport transport. runs along Old Tiverton Road. adequate although additional Other more regular services service frequencies at peak are available from the town times will assist centre serving Exeter. The train station is 1500m on foot. Proportion to use 3 2 2 21% of the working population None likely 3 2 2 public transport, walk of the Lower Layer Super or cycle to work Output Area covering the majority of the site use these methods to travel to work. Road vehicle access. 3 3 3 Road access provided from Improvements for further 3 3 3 the A3072 Exhibition Road accesses required together with serving existing housing. pedestrian and cycle networks Impact on public 3 3 3 There are no public rights of None 3 3 3 rights of way. way (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be The implementation of a low 3 2 2 Dioxide emission. approximately 0.8 tonnes per emissions strategy and provision dwelling per annum of a significant proportion of renewable energy would assist. Unlikely to be any further mitigation measures. Land on floodplain 3 4 4 Flood Zone 1 adjoining Flood None 3 3 3 Zone 3 Renewable energy 3 3 3 Would be expected to provide Ground source heat pumps, 3 2 2 capacity 10% of energy through on-site solar P.V., solar thermal and renewable or low carbon Gas CHP are all likely to be technologies, in line with the suitable for use on the site and RSS. could raise the figure above 10%. (J) Healthy and Safe Public open space. 3 3 3 Public Open Space will be None 3 3 3 Living Environments required in accordance with Local Plan policy Road vehicle access. 3 3 3 Road access provided from Improvements for further 3 3 3 the A3072 Exhibition Road accesses required together with serving existing housing. pedestrian and cycle networks Number of affordable 3 3 3 Expected to provide affordable No additional provision expected 3 3 3 houses lost and housing in accordance with proposed current policy Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 None None 3 3 3 and pollution Walking and cycling 3 4 4 The site is a considerable Provision required of improved 3 3 3 provision walking distance from Town linking to pedestrian walkways Centre with limited provision and cycling networks to the for cycling at present. Town Centre (K) Health care and Access to public 3 2 2 An hourly town circular service The existing bus service is 3 2 2 community facilities. transport runs along Old Tiverton Road. adequate although additional Other more regular services service frequencies at peak are available from the town times will assist centre serving Exeter. The train station is 1500m on foot. Access to health and 3 2 2 There is a hospital within the None 3 2 2 other services town Access to Community 3 3 3 The town centre facilities can None likely 3 3 3 Facilities and be accessed on foot within 30 services. minutes (L) Housing Number of affordable 3 3 3 Expected to provide affordable No additional provision expected 3 3 3 houses lost and housing in accordance with proposed. current policy Number of houses 3 2 2 Approx 80 dwellings proposed. No likely significant increase in 3 2 2 lost and proposed. Development will contribute to provision above this figure the amount of housing in the town (M) Consultation and Community 3 4 4 A number of responses None 3 4 4 Social Deprivation involvement. received during the consultation. Access to education 3 3 3 Primary, secondary and May be required to provide 3 3 3 and training. further education available financial contribution. within the town. No significant impact likely. Employment 3 3 3 None None 3 3 3 floorspace.
Number of affordable 3 3 3 Expected to provide affordable No additional provision expected 3 3 3 houses lost and housing in accordance with proposed. current policy (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 2 2 Within a market town. None 3 2 2 (Q) Retail Proximity of new 3 3 3 The new Tesco Store is not in None 3 3 3 housing to retail. walking distance. The town centre is reasonably accessible. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 2 2 There will some limited None 3 2 2 Viability of town improvement due to the centres. additional households (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
CRE8(J) George Hill, Crediton 1.2ha site proposed for 30 dwellings, development occurring 2021
Initial IMPACT Final OBJECTIVES INDICATORS NOTES MITIGATION S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 There are no SSSI or CWS None 3 3 3 within or around this site Protected or priority 3 3 4 Some potential for the site to An extended Phase 1 Habitat 3 3 3 species provide a habitat for protected survey would determine species species. present and appropriate mitigation. Wildlife Networks/ 3 3 4 Large tree coverage with Retention of trees where 3 3 3 Priority Habitats potential wildlife networks and possible. nesting habitats as a result.
(B) Landscape quality 3 3 3 The site slopes from south to Impose TPO’s on mature trees 3 3 3 Landscape and character north containing substantial containing wildlife and landscape trees. The Local Plan Inspector with the remainder of trees within concluded this is not a constraint the development to any development (C) Cultural Heritage Archaeology 3 3 3 Impact uncertain. Appropriate investigations and 3 3 3 mitigation measures would be required. Listed Buildings. 3 3 3 There are no listed buildings in None 3 3 3 or adjoining the site Historic Parks and 3 3 3 The site lies below the level of None 3 3 3 Gardens Creedy Park Country Park and separated by Stonewall Lane Character of 3 3 3 The site is opposite the None 3 3 3 conservation areas Conservation area that lies to the southwest but development would have limited impact. Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans (D) Water River quality 3 3 3 No impact. None 3 3 3 (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 3 3 2 The site is wholly previously None 3 3 2 which is previously developed. developed Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare Dwellings per hectare 3 3 4 Likely to be 30 dwellings on 1.2 Current and future Policy 3 3 4 hectares. Relatively low density guidelines will determine yield due to existing large house and sizes a number of large trees (F) Air Quality Air quality 3 3 4 Off- site Air Quality impacts will Contributions to the Crediton 3 3 3 contribute to adverse levels AQMA Action Plan assisting to exceed air quality objectives and ranges and will worsen with increased traffic from development.
(G) Traffic and Access to public 3 3 2 Although limited service through The existing bus service is 3 3 2 Transport transport. to St. Georges Hill, accessible adequate although additional regular Bus Service available at service frequencies at peak from High Street and Alexandra times would assist. Road Proportion to use 3 3 2 23% of the working population of None likely 3 3 2 public transport, walk the Lower Layer Super Output or cycle to work Area use these methods to travel to work. Road vehicle access. 3 3 4 Difficult access off Georges Hill. Improvement necessary to 3 3 3 No direct road access from new junctions of St. Georges Hill and residential estate. Alexandra Road likely to require a new road access. Proposed limited numbers of houses for this development Impact on public 3 3 3 None None 3 3 3 rights of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 2 Emissions expected to be 0.7 Provision of a significant 3 3 2 Dioxide emission. tonnes per dwelling per annum proportion of on-site renewable energy. Land on floodplain. 3 3 3 Flood Zone 1 None 3 3 3 Renewable energy 3 3 3 Would be expected to provide Heat pumps, solar thermal and 3 3 2 capacity. 10% of energy from renewable solar PV and Gas CHP are all or low carbon technologies, in likely to be suitable for use on line with the RSS. the site and could increase the figure above 10%.
(J) Healthy and Safe Public open space. 3 3 3 Open space within 300m for Unlikely to be additional 3 3 3 Living Environments Peoples Park. Would be provision. expected to provide in accordance with current policy. Road vehicle access. 3 3 4 Difficult access off Georges Hill. Improvement necessary to 3 3 3 No direct road access from new junctions of St. Georges Hill and residential estate. Alexandra Road likely to require a new road access. Proposed limited numbers of houses for this development Number of affordable 3 3 3 Increase at usual targets in Unlikely to be higher provision 3 3 3 houses lost and accordance with current policy proposed. Number of jobs lost 3 3 3 None Temporary employment during 3 3 3 and created. development build Avoidance of noise 3 3 4 Quiet site currently but AQ contributions will mitigate 3 3 3 and pollution development would give limited long term. Road improvements increase traffic and air pollution to Georges Hill and improved screening and landscaping Walking and cycling 3 3 3 Reasonable distance from Town None likely 3 3 3 provision centre and within walking distance (K) Health care and Access to public 3 3 3 Although limited service through The existing bus service is 3 3 3 community facilities. transport. to St. Georges Hill Accessible adequate although additional regular Bus Service available at service frequencies at peak regular intervals from High times would make improvements Street, Town Centre nearby Access to health and 3 3 2 Hospital within the town. None 3 3 2 other services Access to Community 3 3 3 Reasonable access to town None 3 3 3 Facilities and centre facilities and services services. (L) Housing Number of affordable 3 3 3 Increase at usual targets in Unlikely to be higher provision 3 3 3 houses lost and accordance with current policy proposed. Number of houses 3 3 2 One lost or converted, with likely None 3 3 2 lost and proposed. yield of 30 dwellings on 1.2 hectare site (M) Consultation and Community 3 3 3 Already in Adopted Local Plan. None 3 3 3 Social Deprivation involvement Access to education 3 3 3 Primary, secondary and further None 3 3 3 and training. education within the town. No impact likely. Employment 3 3 3 None None 3 3 3 floorspace
Number of affordable 3 3 3 Increase at usual targets in Unlikely to be higher provision 3 3 3 houses lost and accordance with current policy proposed. (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None lost or created Temporary creation during 3 3 3 and created. development build Key workers housing 3 3 3 No specific proposal. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 2 Within a market town. None 3 3 2 housing to retail Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 Some additional expenditure None. 3 3 3 Viability of town likely, although not significant centres. overall. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon Tourist bed spaces 3 3 3 None None 3 3 3 provided
Appraisal of Crediton-site 6, The Bike Shed, of 0.16 ha, proposed for housing development for 10 dwellings, development occurring 2015
IMPACT Final OBJECTIVE INDICATORS Initial NOTES MITIGATION
S M L S M L
(A) Wildlife SSSI OR CWS SITES 3 3 3 There are no priority habitats, None 3 3 3 AONB or SSSI and no indication of nearby CWS. Protected or priority 3 3 3 None recorded within vicinity to Observe and protect any 3 3 3 species this site. species’ holding legal protection
Wildlife networks 3 3 3 No networks are evident on or None 3 3 3 Priority habitat near this site.
(B) Landscape quality 3 3 3 There is no impact on the urban None 3 3 3 Landscape and character landscape character or quality. (C) Cultural Heritage Archaeological sites 3 4 4 This site lies in the historical core Archaeological assessment of 3 3 3 of medieval Crediton. There may the area required leading to be archaeological deposits or mitigation. artefacts associated with early settlement.. Listed Buildings 3 4 4 The site is in the medieval core A high quality development is 3 3 3 of the town. There are listed essential. A site design brief is buildings in the vicinity, Priory necessary to ensure that this is Cottage off Church Street being delivered. the closest lying just to the north. Also the Parish Church grade 1 in Union Road dominates the surrounding area including this site. Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 2 2 The site lies within a None 3 2 2 conservation areas Conservation Area and redevelopment is likely to improve its character and appearance. Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans (D) Water River quality. 3 3 3 No impact likely. Incorporation of SUDS will 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 3 4 4 This site contains likely A minimum of a Phase I and II 3 2 2 land. contamination due to previous contamination risk assessment use as a garage. required with subsequent remediation if significant risk identified. Proportion of site 3 2 2 100% Brownfield None 3 2 2 which is previously developed. Employment - square 3 3 3 There are no provisions for None 3 3 3 metres floorspace per employment within this site hectare. Dwellings per hectare. 3 2 2 It is anticipated there will be 10 Current and future Policy 3 2 2 dwellings which equates to 62 guidelines will determine yield dph. sizes (F) Air Quality Air quality. 3 4 4 Off-site Air Quality impacts within Contributions to the Crediton 3 3 3 the High Street where sensitive AQMA Action Plan in receptors indicate NO 2 and accordance with adopted MDDC particulate levels exceed air SPD. A street canyon effect quality objectives and ranges and should be designed out if will worsen with development possible traffic. Potential for development to introduce an additional street canyon effect (G) Traffic and Access to public 3 3 3 Access immediately available to Future improvements to any 3 3 3 Transport transport. public transport as a main Bus Public transport services Route runs past the site with welcomed although none adequate Bus Stops outside planned. Proportion to use 3 2 2 32% of the working population of In a town centre location the 3 2 2 public transport, walk the Lower Layer Super Output proportion should be in line with or cycle to work Area use these methods to travel this figure. to work.
Road vehicle access. 3 3 3 There is good access from the None 3 3 3 main High Street A3072 Impact on public 3 3 3 There are no Public Rights of None 3 3 3 rights of way. Way in the vicinity (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be 0.8 Provision of high levels of 3 2 2 Dioxide emission. tonnes per dwelling per annum renewable energy may give some level of assistance. Land on floodplain 3 3 3 Flood Risk 1 None 3 3 3 Renewable energy 3 3 3 If 10 or more dwellings are The site has been assessed as 3 2 2 capacity proposed then the site would be being suitable for the use of heat expected to provide 10% of its pumps, solar PV and thermal energy from renewable or low and Gas CHP and could raise carbon technologies, in line with the figure above 10%. the RSS. (J) Healthy and Safe Public open space. 3 3 3 Unlikely that onsite provision Off site contribution in line with 3 3 3 Living Environments would be required due to size of current policy. Unlikely to exceed site. Off site contributions would minimum contribution. be sought in line with current policy. Road vehicle access. Road3 vehicle3 There access. is good access 3 from 3 the 3 ThereNone is good A33 3 3 3 3 3 main High Street A3072 Number of affordable 3 3 3 Would be expected to provide in Not likely to exceed basic 3 3 3 houses lost and accordance with current policy requirements proposed. Number of jobs lost 3 4 4 Limited loss given current use None 3 4 4 and created. Avoidance of noise 3 3 3 Noisy high street location and AQ Contributions will mitigate. 3 3 3 and pollution busy road: AQ issues and Remediation of any possible contamination of garage contamination and/or pollution site Walking and cycling 3 3 3 Easy walk into town centre. No Site requirements for safe 3 3 3 provision specific provision for pavements walkways will link pavements to or cycleways the High Street for access to local facilities (K) Health care and Access to public 3 3 3 Access immediately available to Will benefit from any future 3 3 3 community facilities. transport. Public transport as a main Bus improvements to any Public Route runs past the sire with transport services although none adequate Bus Stops outside planned. Access to health and 3 2 2 Hospital within the town. None 3 2 2 other services Access to Community 3 3 3 Existing services very close for None 3 3 3 Facilities and use and available for any services. development of this site (L) Housing Number of affordable 3 3 3 Would be expected to provide in Not likely to exceed basic 3 3 3 houses lost and accordance with current policy requirements proposed. Number of houses 3 2 2 Modest increase in housing None 3 2 2 lost and proposed. provision (M) Consultation and Community 3 3 3 Minimal response on this site Further studies during and post 3 3 3 Social Deprivation involvement. development can be undertaken Access to education 3 3 3 Primary, secondary and further None 3 3 3 and training. education provision within the town. No impact. Employment 3 3 3 None None 3 3 3 floorspace.
Number of affordable 3 3 3 Would be expected to provide in Not likely to exceed basic 3 3 3 houses lost and accordance with current policy requirements proposed. (N) Economic Growth Employment, retail 3 4 4 Some limited employment None 3 4 4 and other business floorspace loss floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 4 4 Two present jobs would be lost Temporary jobs for workers 3 4 4 and created. during construction Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 2 2 Within close proximity of the town None 2 2 2 housing to retail. centre. Location of new retail 3 3 3 None proposed None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 None None 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 No impact None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed None 3 3 3 provided.
Appraisal of Site Crediton 5 The Woods Group, of 0.17 ha proposed for 8 dwellings, development occurring 2011
INITIAL IMPACT FINAL OBJECTIVE INDICATOR NOTES MITIGATION S M L S M L
(A) Wildlife SSSI or CWS Sites 3 3 3 No designations on or adjoining Limited potential for 3 3 3 this urban site enhancement Protected or priority 3 3 3 Given the previous uses this is An Extended Phase 1 habitat 3 3 3 species unlikely, however with the older survey would determine buildings on the site there is the potential for protected species, particularly nesting bats. Wildlife networks 3 3 3 Various networks have been Relocation of any disturbed 3 3 3 Priority Habitats identified in the area. However habitats with any appropriate this is a brownfield site with likely ‘licenses to disturb’ and contamination from uses on the mitigation mapping of wildlife land with resulting limited impact. maybe required
(B) Landscape quality 3 3 3 There are no landscape None 3 3 3 Landscape and character character impacts envisaged on this urban site. (C) Cultural Heritage Archaeology. 3 3 3 No relevant archaeological sites No anticipated impact 3 3 3 on Historic Environment Records in the vicinity Listed Buildings. 4 4 4 The proposals are in close A site design brief would ensure 3 3 3 proximity to a group of 3 listed that the proposals are buildings in Park Road to the appropriate in terms of siting and north of the site – Winsford design and landscaping. A Cottage, Winsford and Winsford quality urban design solution is Spinney. (All grade II). It is required opposite Culver house and Fairfield listed Buildings (grade II) on Exeter Road. Development of the site could have some positive impact by removal of a existing poor quality building. However new development could encroach on the setting of the listed buildings Historic Parks and 3 3 3 None in the vicinity None 3 3 3 Gardens Character of 4 4 4 The site is partially within the A site design brief would ensure 3 3 3 conservation areas conservation area. that the proposal enhance or Comprehensive redevelopment preserve the Conservation Area. of this brownfield site is assumed. The proposed development should preserve or enhance the character of the site. Conservation Area 3 3 3 Crediton has a Conservation None 3 3 3 Appraisals and Area Appraisal but there is Management Plans currently no Management Plan in place. It is not anticipated that the development of the site would impact upon any element of the existing appraisal.
(D) Water River quality. 3 3 3 No impact likely. Incorporation of SUDS will 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 4 4 4 This site contains likely A minimum of a Phase I and II 2 2 2 land. contamination due to previous contamination risk assessment and existing uses. required with subsequent remediation if significant risk identified. Proportion of site 2 2 2 100% Brownfield None 2 2 2 which is previously developed. Employment - square 3 3 3 None applicable to this site None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Max Yield 10 Current and future Policy 3 3 3 Min Yield 5. Anticipated for 8 guidelines will determine yield dwellings which equates to sizes 47dph. (F) Air Quality Air quality. 4 4 4 Off site Air Quality impacts along Contributions to the Crediton 4 4 4 A377 where sensitive receptors AQMA Action Plan in indicate NO2 levels exceed air accordance with adopted MDDC quality objectives and ranges and SPD will assist although until the will worsen with development completion of the Lords Meadow traffic. Additionally, development relief road significant fronting the road would improvements are unlikely potentially exacerbate the existing canyon effect of the building line and given the shape of the site this is the most likely design solution (G) Traffic and Access to public 3 3 3 Adequate Public Transport Present and future adequate 3 3 3 Transport transport. Service exists along A377 and access to Public transport the site is within short walking distance to Rail Station Proportion to use 2 2 2 35% of the working population of None likely 2 2 2 public transport, walk the Lower Layer Super Output or cycle to work Area use these methods to travel to work. Road vehicle access. 4 4 4 Road access not currently Widening improvements to Park 3 3 3 sufficient to support any Road access junction and works development; a negative traffic to the raised footpath to lower impact will occur. A raised footpath that runs alongside the site on the A377 will require lowering to improve visibility from the Park Road Junction and Exeter Road local widening would be required. Access would have to be from Park Road only. Impact on public 3 3 3 There are no Public Rights of None 3 3 3 rights of way. Way connected to this site (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions expected to be Provision of high levels of 3 3 3 Dioxide emission. approximately 0.8 tonnes per renewable energy may give dwelling per annum some level of assistance. Land on floodplain 3 3 3 Site is within Flood zone 1. None 3 3 3 Renewable energy 3 3 3 If the site is developed for less Heat pumps, solar PV and 3 3 3 capacity than 10 dwellings, then none will thermal and Gas CHP are all be required by policy. likely to be suitable for use on the site and could provide an element of renewable energy. (J) Healthy and Safe Public open space. 3 3 3 Unlikely that onsite provision Off site contribution in line with 3 3 3 Living Environments would be required due to size of SPD site. Off site contributions would be sought in line with current policy. Road vehicle access. 4 4 4 Road access not currently Widening improvements to Park 3 3 3 sufficient to support any Road access junction and works development; a negative traffic to the raised footpath to lower impact will occur. A raised footpath that runs alongside the site on the A377 will require lowering to improve visibility from the Park Road Junction and Exeter Road local widening would be required. Access would have to be from Park Road only. Number of affordable 3 3 3 Would be expected to provide in Not likely to be higher provision 3 3 3 houses lost and accordance with current policy proposed. Number of jobs lost 4 4 4 Limited loss given current use None 4 4 4 and created. Avoidance of noise 3 3 3 Temporary noise during Lessen usual increase human 3 2 2 and pollution development. Contamination will and vehicle uses of noise and be cleaned up. pollution during development using noise buffers and policy directives. Contamination to be removed with redevelopment Walking and cycling 3 3 3 The raised footpath running The raised footpath lowered. 3 3 3 provision alongside the site wall requires Attempts to provide cycling paths attention alongside the lowered footpath (K) Health care and Access to public 3 3 3 Adequate Public Transport Present and future adequate 3 3 3 community facilities. transport. Service exists along A377 and access to Public transport the site is within short walking distance to Rail Station Access to health and 2 2 2 Hospital within the town. None 2 2 2 other services Access to Community 3 3 3 Town centre facilities and None 3 3 3 Facilities and services within walking distance services. (L) Housing Number of affordable 3 3 3 Would be expected to provide in Not likely to be higher provision 3 3 3 houses lost and accordance with current policy proposed. Number of houses 2 2 2 Modest increase in housing None 2 2 2 lost and proposed. provision. (M) Consultation and Community 3 3 3 Minimal response regarding this None. 3 3 3 Social Deprivation involvement. site Access to education 3 3 3 Primary, secondary and further None 3 3 3 and training. education available within the town. Limited impact. Employment 4 4 4 Some limited floorspace loss None 4 4 4 floorspace.
Number of affordable 3 3 3 Would be expected to provide in Not likely to be higher provision 3 3 3 houses lost and accordance with current policy proposed. (N) Economic Growth Employment, retail 4 4 4 Some limited floorspace loss None 4 4 4 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 4 4 4 Limited loss None 4 4 4 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 2 2 2 Within a market town. None 2 2 2 housing to retail. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 None None 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Appraisal of Crediton-site NS6 Wellparks, of 23 ha, proposed for 185 dwellings and 4150m² employment floorspace, development occurring 2014
IMPACT Final Initial OBJECTIVES INDICATORS NOTES MITIGATION
S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 No designations on or adjoining Limited potential for 3 3 3 this site enhancement Protected or priority 3 4 4 An extended phase 1 habitat Specific breeding bird, bat and 3 3 2 species. survey has been carried out for badger surveys be undertaken to the site. It found no evidence of understand the full extent of protected species on the site protected species on the site and although a badger sett was seen suggest appropriate mitigation. on the site. The woodland parts of the site have potential to house breeding birds and provide a foraging area for bats. Wildlife Networks/ 3 4 4 The hedgerows and wooded Retention of trees and hedges 3 3 2 Priority Habitats areas of the site are likely to be where possible with allocation of species rich and provide particularly large areas as green important wildlife networks. infrastructure which could improve overall biodiversity in the long term (B) Landscape quality 3 5 5 This prominent wooded hillside The wooded slopes on the 3 4 4 Landscape and character gives character and an attractive northern side of this site should skyline to the eastern half of the be protected with TPOs. town and will be damaged by the Careful planning of the development. The easing of development within the lower heavy traffic, through the contours of the site only to retain building of the relief road, the rural skyline and the small however will have a dramatic woodland groups will reduce the positive impact on the visual damaging impact on the quality of town. The proposed landscape character. development on the southern Designation of the remaining side of this site will have a land as Green Infrastructure. impact on the rural views to the Sensitively cutting the road into south of the town. the contours of the hill will reduce the damaging visual scaring of the hill seen from the surrounding hills and from within the town. The sites boundary with the employment land to the north is unsightly, tree planting and a landscaped boundary will improve this. (C) Cultural Heritage Archaeological sites 3 3 3 There are no HES designations None 3 3 3 in or around this site Listed Buildings 3 5 5 The site includes ‘Wellparks’ a A site design brief with particular 3 4 3 grade II listed farmhouse and attention to landscaping should farmstead. The setting of this be prepared to ensure that the group is currently rural and rural setting of the listed building viewed against a steep hillside. is not compromised by the The proposed development development would have a negative impact on the setting of the group and result in it loosing its rural context. The effect on Downes House, a grade II* listed mansion is considered minimal due to the topography and distance from the site. Historic Parks and 3 4 4 The park associated with the Ensuring development stays out 3 3 3 Gardens Downes Estate adjoining the site of the inheritance tax exempt is on the local register. Further land would minimise impact on land is designated as the historic core. Incorporating a ‘conditionally exempt for landscaping buffer and having inheritance tax purposes’ in low density development would order to protect it from further mitigate this impact. development as it is deemed to be part of the historic core of the estate. Development would have a negative impact on these designations. Character of 3 4 4 High impact on eastern extremity Incorporate a landscape buffer 3 3 3 conservation areas. of conservation area, given along the western part of the steepness of site and low lying site. development within the conservation area. Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 No impact likely. Incorporation of SUDS will 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 3 5 5 None Only develop part of the site. 3 4 4 which is previously developed. Employment - square 3 4 4 It is anticipated that the site will None likely as part of this 3 4 4 metres floorspace per generate 4150m 2 on 1.5ha of development is through hectare. land. This equates to 2765m 2 per conversion of existing buildings. hectare. Dwellings per hectare. 3 4 4 It is anticipated that the site will Unlikely to be significantly higher 3 4 4 provide 185 dwellings on 7.8ha due to gradient of site and need of land. This equates to 24dph. to retain the setting of Downes House. (F) Air Quality Air quality. 3 4 4 Off- site Air Quality impacts Contributions to the Crediton 3 3 3 along A377. NO 2 levels exceed AQMA Action Plan and air quality objectives at nearby implementation of a low receptor locations and would emissions strategy will provide worsen with additional some mitigation. development. (G) Traffic and Access to public 3 2 2 There is a frequent bus service Extension of existing bus 3 2 2 Transport transport. that services the vicinity of the services to use the proposed specific site area. The train relief road which will pass to the station is 400m from the site. north of the proposed housing. Proportion to use 3 2 2 35% of the working population of A direct pedestrian link to the 3 2 2 public transport, walk the Lower Layer Super Output town centre may help to achieve or cycle to work Area covering the site use these a figure in line with the area methods to travel to work. average. Road vehicle access. 3 3 3 Adequate access from the main Provision of new relief road 3 2 2 A377 Exeter Road. leading off the main A377 Exeter Road and taking HGVs off Exeter Road Impact on public 3 4 4 Crediton footpath 22 runs Incorporate in area of Green 3 3 3 rights of way. through part of the site. Infrastructure. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be Implementation of a low 3 1 1 Dioxide emission. approximately 0.8 tonnes per emissions strategy, provision of dwelling per annum in excess of 10% renewable energy on-site. Census data for two wards covering Crediton indicates that the workplace population travel less distance to employment than the resident population. The provision of a mixed-use development will enable more of the resident population to work within a short distance of their home and potentially aid the lowering of emissions. Land on floodplain. 3 3 3 Flood Zone 1 None 3 3 3 Renewable energy 3 3 3 A site of this size would be Biomass CHP, micro-scale wind, 3 2 2 capacity. expected to provide 10% of its heat pumps, solar thermal and energy requirements from P.V and Gas CHP have all been renewable or low carbon source, assessed as being suitable for in accordance with the RSS use on the site. Using these methods to achieve a percentage higher than 10% would be of benefit. (J) Healthy and Safe Public open space. 3 3 3 Would be expected to provide A large swathe of land to the 3 2 2 Living Environments POS in accordance with current north of the site is anticipated to policy. There is Open Space be assigned as Green 200m from the proposed site at Infrastructure Butts Park. Road vehicle access. 3 3 3 Adequate access from the main Provision of new relief road 3 2 2 A377 Exeter Road. leading off the main A377 Exeter Road and taking HGVs off Exeter Road Number of affordable 3 3 3 Expect provision at normal policy Unlikely to higher than standard 3 3 3 houses lost and rate. proportion proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 4 4 Some road noise from A377 but Wooded landscape/increased 3 4 4 and pollution generally quiet. AQ issue will screening/landscaping and increase with further traffic design through the town. Walking and cycling 3 4 4 Reasonable walking distance of Provide a link with existing 3 3 3 provision the town centre, no cycle networks otherwise difficult to provision exists. improve or access onto Exeter Road side. (K) Health care and Access to public 3 2 2 There is a frequent bus service Extension of existing bus 3 2 2 community facilities. transport. that services the vicinity of the services to use the proposed specific site area. The train relief road which will pass to the station is 400m from the site. north of the proposed housing. Access to health and 3 2 2 Hospital within the town and 30 None likely 3 2 2 other services minutes public transport to main hospital in Exeter Access to Community 3 3 3 Within walking distance of the None 3 3 3 Facilities and town centre services. (L) Housing Number of affordable 3 3 3 Expect provision at normal policy Unlikely to higher than standard 3 3 3 houses lost and rate. proportion proposed. Number of houses 3 2 2 Expected to provide 185 Unlikely to increase in provision 3 2 2 lost and proposed. dwellings on the lower slopes of due to the impact on the Downes the site Estate (M) Consultation and Community 3 3 3 Limited objection during None 3 3 3 Social Deprivation involvement. preferred options consultation. Access to education 3 4 4 Primary, secondary and further Provision of financial contribution 3 3 3 and training. education within Crediton. Would toward increased provision. place pressure on existing facilities. Employment 3 3 3 None None 3 3 3 floorspace
Number of affordable 3 3 3 Expect provision at normal policy Unlikely to higher than standard 3 3 3 houses lost and rate. proportion proposed. (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 2 2 Site will be closely sited to new None 3 2 2 housing to retail. Tesco store which is being built on opposite side of A377. The town centre is within walking distance. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 2 2 Some positive impact due to None 3 3 3 Viability of town likely additional expenditure from centres. additional houses. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Site 11: 21ha site at Peddlerspool, Crediton for mixed use housing and employment Development of 180 dwellings and 21,000m² employment floorspace, development occurring 2014. OBJECTIVE IMPACT INDICATOR Initial NOTES MITIGATION Final
S M L S M L
(A) Wildlife SSSI OR CWS SITES 3 3 3 There is no SSSI or priority None 3 3 3 habitats listed. No data of any nearby CWS. Protected or priority 3 4 4 An extended phase 1 habitat Further, more specific surveying 3 3 3 species. survey has been carried out. at appropriate times of the year Results indicate the suitability will determine if species are of the site for dormice, reptiles, present and appropriate breeding birds and for use as mitigation. Retention of badger paths. The majority of hedgerows and trees as far as is these species are likely to be possible should limit interference. primarily sited within the existing hedgebanks rather than within the field itself. Wildlife networks and 3 4 4 Various networks have potential Retention and enhancement of 3 3 3 Priority Habitats and to exist within the hedgerows, existing trees and hedgerows priority species trees and adjoining stream. where possible. Enhancement of the stream and its immediate surroundings.
(B) Landscape quality 3 5 5 This is a prominent site with TPOs need to be served on all 3 4 3 Landscape and character. views towards it from distant the mature trees on this site to hills to the north; this retain the high landscape value. development will extend the The development should be kept town into this next open valley. to the gentler slopes not It will have a negative impact on encroach on the steep southern the approach road from slope. Tiverton. Significant trees and A buffer of trees around and groups of hills on this site along within this site will reduce the the lane and on the southern damage to distant and road boundary which give scenic views. character to the north of the Planting along the Park boundary town need to be protected. should reflect the historic The steep sloping south side of planting with laurels, scots pines this site has high landscape and rhododendrons etc to extend value which enhances the and soften the boundary. views to the north. The mature Natural flood relief measures, trees on the ridge sending long such as creating flood pools and shadows across the north willow and alder planting to slow facing slope which is a strong flow, should be taken along the characteristic of this landscape. floodplain boundary to enhance This will be damaged by road the environment. and development. The character of the Historic parkland will be diminished by the close proximity of housing. The site encroaches on the floodplain which will have a negative impact on the visual and environmental quality of this river side landscape
(C) Cultural Heritage Archaeological sites. 3 4 4 Archaeological investigations at Application of PPG16 condition 3 3 3 Red Hill Cross have for staged programme of works demonstrated the presence of commencing with the excavation undated linear features that of evaluative trenches to may be associated with an determine the presence, extent earlier field system. and survival of any archaeological deposits. Listed Buildings. 3 4 4 East Lodge (grade 2) lies to the A site design brief should be 3 4 4 north west of the site close to prepared to ensure that the rural the site boundary. This is setting of the listed building is not currently in a rural location as compromised by the befits a lodge to a country development. house. The proposed large scale development could have an adverse impact on the rural setting of the is listed building Historic Parks and 3 4 3 Shoebrooke Park lies Planting along Creedy Park 3 4 3 Gardens approximately 350m to the east boundary should reflect the of the site. The park is outside historic planting with laurels, of the primary zone of visual scots pines and rhododendrons influence as identified in the etc to extend and soften the landscape assessment boundary. completed for the site promoters. In addition Creedy Park bounding the site to the north west is on the Local register. Views from Creedy Park are considered to be oblique and primarily obscured by orientation and buildings. Character of 3 3 3 None None 3 3 3 conservation areas Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans (D) Water River quality. 3 3 3 The site area is in Flood zone Monitor and impact management 3 3 3 1. The River Creedy runs north of water changes, qualities, to south within Flood zone 2 & erosion and pollution measures 3a in part adjoining this site. to lessen man made contamination during development implementing a Sustainable Urban Drainage System. Site employment away from the flood risk area and potentially limit uses. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 3 5 5 None Incorporation of an area of Green 3 4 4 which is previously Infrastructure and avoiding developed. development in the protected road line on the southern and western slopes. Employment - square 3 3 3 Could reasonably be expected None 3 3 3 metres floorspace per to yield approximately 3500m² hectare. per hectare. Density may be affected by the gradient of the site. Dwellings per hectare. 3 3 3 LPA propose that the site be A higher density development on 3 3 3 developed with 180 dwellings. smaller site area would allow for The site promoter wishes to further development outside of accommodate 362 dwellings on the plan period. 9.78ha, giving a density of 37dph. This would be within the lower regions of the Core Strategy density requirements.
(F) Air Quality Air quality. 3 4 5 Off- site Air Quality impacts Contributions to the Crediton 3 3 3 along A3072 where sensitive AQMA Action Plan in accordance receptors indicate NO 2 levels with adopted MDDC SPD should exceed air quality objectives assist. In addition a low and ranges and will worsen with emissions strategy should be increased traffic from adopted for the site. development.
(G) Traffic and Access to public 3 2 2 An hourly town circular service The existing bus service is 3 2 2 Transport transport. runs along Old Tiverton Road. adequate although additional Other more regular services are service frequencies at peak available from the town centre times will assist serving Exeter. The train station is 1800m on foot. Proportion to use 3 4 4 8% of the working population in The provision of a mixed use site 3 2 2 public transport, walk the Lower Layer Super Output and with the extension of urban or cycle to work Area covering the site use development into the site, the these methods to travel to work. figure could be expected to be brought in line with the Crediton average of 28%. Road vehicle access. 3 3 3 Access from the north Old Potential for two access points 3 3 3 Tiverton Road leading downhill and safe access onto the A3072 into the access lane leading to to be created. Creedy Country Park & Lakes bisects the site.
Impact on public 3 3 3 There would no be no impact None 3 3 3 rights of way. on Public Rights of Way
(H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions from dwellings are Implementation of a low 3 1 1 Dioxide emission. expected to be approximately emissions strategy and provision 1.0 tonnes per dwelling per of a high proportion of renewable annum. energy will assist. Census data for two wards covering Crediton indicates that the workplace population travel less distance to employment than the resident population. The provision of a mixed-use development will enable more of the resident population to work within Crediton, reducing out- commuting and further lowering emissions. Land on floodplain. 3 3 3 The River Creedy lies to the None 3 3 3 north east of the site. The site itself is within flood zone 1. Renewable energy 3 3 3 Development would be Biomass CHP, micro wind, solar 3 2 2 capacity. expected to provide 10% its P.V., solar thermal and Gas CHP energy from renewable or low are all likely to be suitable for use carbon technologies, in line with on the site. In addition there is the RSS. potential suitability for ground source heat pumps to be used on the site. These technologies could raise the figure above 10%. (J) Healthy and Safe Public open space. 3 3 3 Public Open Space will be The incorporation of areas of 3 2 2 Living Environments required in accordance with Green Infrastructure will improve current policy POS provision. Road vehicle access. 3 3 3 Access from the north Old Potential for two access points 3 3 3 Tiverton Road leading downhill and safe access onto the A3072 into the access lane leading to to be created. Creedy Country Park & Lakes bisects the site.
Number of affordable 3 3 3 There is no loss of housing. No increase above standard 3 3 3 houses lost and Affordable housing increase at targets anticipated proposed. usual targets Number of jobs lost 3 2 2 None lost. A 6ha employment May create more jobs dependant 3 2 2 and created. site, developed at 3500m² per on nature of businesses hectare and generating 1 job occupying the site and density of per 35m² would create 600 jobs development. on-site. Avoidance of noise 3 4 4 Noise issues presently fairly Take provisions to lessen the 3 4 3 and pollution quiet and low risk pollution usual noise and pollution through exists. Noise levels expected to landscaping. increase in the unlikely event of by pass being built Walking and cycling 3 4 4 None and remote from town Provision of pedestrian and cycle 3 3 3 provision centre. Circuitous level route or networks linking the Town Centre hilly direct route alternatives and nearby Creedy Country Park and Lakes. (K) Health care and Access to public 3 2 2 An hourly town circular service The existing bus service is 3 2 2 community facilities. transport runs along Old Tiverton Road. adequate although additional Other more regular services are service frequencies at peak available from the town centre times will assist serving Exeter. The train station is 1800m on foot. Access to health and 3 2 2 Hospital within the town. Unlikely to be additional 3 2 2 other services provision Access to Community 3 4 4 Present services can be Improve pedestrian access to the 3 3 3 Facilities and remotely accessed town centre services. (L) Housing Number of affordable 3 3 3 There is no loss of housing. No increase above standard 3 3 3 houses lost and Affordable housing increase at targets anticipated proposed. usual targets Number of houses 3 2 2 Anticipated at 180 dwellings Could potentially be higher, 3 2 2 lost and proposed. dependant on the development needs of the town (M) Consultation and Community 4 4 4 Significant response to this site Observing the Statement of 4 4 4 Social Deprivation involvement Community Involvement objectives Access to education 3 4 4 Primary, secondary and further Provision of financial 3 3 3 and training. education provision within contributions toward increased Crediton. Would place pressure facilities. on existing facilities. Employment 3 2 1 Will provide significant None 3 2 1 floorspace. additional and much needed floorspace Number of affordable 3 3 3 There is no loss of housing. No increase above standard 3 3 3 houses lost and Affordable housing increase at targets anticipated proposed. usual targets (N) Economic Growth Employment, retail 3 2 1 Development will provide None 3 2 1 and other business significant employment land floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 2 1 None lost, significant numbers Unlikely to be higher 3 2 1 and created. created with development of employment land Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 2 2 The town centre is reasonably None 3 2 2 housing to retail. accessible. Location of new retail 3 3 3 None proposed None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 2 2 There will some limited None 2 2 2 Viability of town improvement due to the centres. additional households (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Appraisal of Crediton Relief Road at Wellparks, development occurring 2012
IMPACT Final Initial OBJECTIVES INDICATORS NOTES MITIGATION
S M L S M L
(A) Wildlife SSSI or CWS Sites 3 3 3 No designations on or adjoining No potential for enhancement 3 3 3 this site. Protected or priority 4 4 4 An extended phase 1 habitat Specific breeding bird, bat and 3 3 3 species. survey has been carried out for badger surveys be undertaken to the site. A badger sett would be understand the full extent of directly affected. The woodland protected species on the site and parts of the site have potential suggest appropriate mitigation. for breeding birds and provide a This may be through planting foraging area for bats. along the line of the road with native species. A licence would be required to close the badger sett already found. Wildlife Networks/ 4 4 4 The hedgerows and wooded Retention of trees and hedges 3 3 2 Priority Habitats areas of the site are likely to be where possible with allocation of species rich and provide particularly large areas as green important wildlife networks. infrastructure on the northern slopes and tree planting which could improve overall biodiversity in the long term (B) Landscape quality 5 5 5 This prominent wooded hillside The road will need to be 4 3 3 Landscape and character gives character and an attractive sensitively cut into the contours skyline to the eastern half of the of the hill. Substantial tree town that will be damaged by planting will mitigate the impact. development. The easing of heavy traffic, through the building of the relief road, however it will have a positive impact on the visual quality of town. (C) Cultural Heritage Archaeological sites 3 3 3 There are no designation in or None 3 3 3 around this site Listed Buildings 4 4 4 The site is in proximity to grade II The development must pay 4 4 3 listed buildings in Exeter Road particular attention to and elevated above them, but is landscaping and sensitive cutting in a cutting. The development into the hill. would have some negative impact. Historic Parks and 4 4 4 The road will affect the Locally The route and its design has 3 3 3 Gardens Listed Downes Historic Park and been chosen to avoid impact on Garden. This has been the historical value of the estate. recognised by the exemption of the house and its immediate setting from inheritance tax and for this reason it is open to the public and has to be maintained in accordance with its historic character. As part of that designation exercise an assessment was undertaken of the surrounding landscape to the house to establish what extent of land was essential to the amenity and setting of the historic house. Character of 4 4 4 The road adjoins the The key factors to the mitigation 4 3 3 conservation areas. Conservation Area, but the main of impacts are the careful design impact is on the setting of the of bunds to the west of the road Conservation Area. and landscaping with appropriate species. Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 No impact likely. None 3 3 3 (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 4 4 4 None None 3 4 4 which is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Part of the site to the south of None 3 3 3 the road is proposed for housing. See site NS6 Wellparks. The road only provides the access. (F) Air Quality Air quality. 1 1 1 The construction of a relief road None 1 1 1 between the A377 and Lords Meadow Industrial Estate is a key measure in the approved Air Quality Action Plan to improve air quality in Exeter Road (G) Traffic and Access to public 3 3 3 Not relevant None 3 3 3 Transport transport. Proportion to use 3 3 3 Not relevant None 3 3 3 public transport, walk or cycle to work Road vehicle access. 2 2 2 Improved access to Lords None 2 2 2 Meadow Industrial Estate via the new roundabout on the A377 Impact on public 4 4 4 Crediton footpaths 22 and 23 will Provision of crossing point for 3 3 3 rights of way. be affected by the development footpath 22. at the northern end of the road. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 The overall scale of traffic None 3 3 3 Dioxide emission. movement should be unaffected by the road. Land on floodplain. 3 3 3 Flood Zone 1 None 3 3 3 Renewable energy 3 3 3 Not relevant None 3 3 3 capacity. (J) Healthy and Safe Public open space. 4 4 4 Would result in the loss of the Replacement of allotments on a 3 3 3 Living Environments allotment gardens to the south of different site Commonmarsh Lane Road vehicle access 3 3 3 The road would be accessed None 3 3 3 from the main A377 Exeter Road via the new roundabout. Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 The construction of the road will Noise will be minimised by 3 2 2 and pollution create noise, but in the longer careful design of the road in a term will reduce both noise and cutting. pollution in Exeter Road Walking and cycling 3 3 3 No affect None 3 3 3 provision (K) Health care and Access to public 3 3 3 Not relevant None 3 3 3 community facilities. transport. Access to health and 3 3 3 Not relevant None 3 3 3 other services Access to Community 3 3 3 Not relevant None 3 3 3 Facilities and services. (L) Housing Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. Number of houses 3 3 3 None None 3 3 3 lost and proposed. (M) Consultation and Community 3 3 3 There is a measure of support None 3 3 3 Social Deprivation involvement. due to air quality improvement and objection due to impact on the area Access to education 3 3 3 Not relevant None 3 3 3 and training. Employment 3 3 3 None None 3 3 3 floorspace
Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. (N) Economic Growth Employment, retail 3 3 3 Marginal, but the road will None 3 3 3 and other business provide some improvement in floorspace. access to Lords Meadow Industrial Estate (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 None None 3 3 3 (Q) Retail Proximity of new 3 3 3 Not relevant None 3 3 3 housing to retail. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 The road will improve None 3 3 3 Viability of town accessibility to the Town Centre centres. via Exeter Road, but the affect will be marginal. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Appraisal of Crediton bypass – This assessment is based upon the bypass being only a potential long term development
IMPACT Final Initial OBJECTIVES INDICATORS NOTES MITIGATION
S M L S M L
(A) Wildlife SSSI or CWS Sites 3 3 3 Shoebrooke Park is a County None 3 3 3 Wildlife site to the east. However, it is 340 metres away at its nearest point and any impact is likely to be negligible. Protected or priority 3 3 4 The woodland parts of the land Specific breeding bird, bat and 3 3 4 species. required to the north of Higher badger surveys be undertaken to road in the vicinity of Forches understand the full extent of Cross has potential for breeding protected species on the land, birds and provide a foraging area although mitigation is for bats. problematic. Wildlife Networks/ 3 3 4 The hedgerows and wooded Retention of trees and hedges 3 3 4 Priority Habitats areas of the site are likely to be where possible, although species rich and provide mitigation is problematic. important wildlife networks.
(B) Landscape quality 3 3 5 The land on the east/west arm of Substantial tree planting along 3 3 4 Landscape and character the bypass can be viewed the the line of the east/west will north and east. It will have some mitigate the impact. Mitigation of negative impact. Similarly, the impact on the road through the north/south arm through the floodplain through tree planting Culm floodplain will have would not be acceptable. negative impact.
(C) Cultural Heritage Archaeological sites 3 3 4 Part of the line of bypass is in There is a requirement for further 3 3 3 the vicinity of linear features of archaeological work to be an earlier field system. undertaken in advance of and in support of any application. Listed Buildings 3 3 4 The route is overlooked by grade Mitigation of impact on the road 3 3 4 II* listed buildings, Downes through the floodplain through House and would be visible from tree planting would not be the main elevation of the house acceptable. which looks south east. The development would have a negative impact. Historic Parks and 3 3 4 The road will affect the Locally Mitigation of impact on the road 3 3 4 Gardens Listed Downes Historic Park and through the floodplain through Garden. This has been tree planting would not be recognised by the exemption of acceptable. the house and its immediate setting from inheritance tax and for this reason it is open to the public and has to be maintained in accordance with its historic character. The development would have a negative impact. Character of 3 3 3 The road is distant from the None 3 3 3 conservation areas. Conservation Area which lies over 1 km. to the west Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 No impact likely. Detailed design should mitigate 3 3 3 any potential impact. (E) Land and Soils Area of contaminated 3 3 3 There are no indications of None 3 3 3 land. contamination on this land. Proportion of site 3 3 4 None None 3 3 4 which is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Not Applicable None 3 3 3
(F) Air Quality Air quality. 3 3 1 The construction of a link None 3 3 1 between the A377 and Lords Meadow Industrial Estate is a key measure in the approved Air Quality Action Plan to improve air quality in Exeter Road. The full bypass would also permit Air Quality improvements in the Town Centre. (G) Traffic and Access to public 3 3 3 None None 3 3 3 Transport transport. Proportion to use 3 3 3 None None 3 3 3 public transport, walk or cycle to work Road vehicle access. 3 3 1 Improved access to Lords None 3 3 1 Meadow Industrial Estate, reduced traffic in the town should lead to a general improvement in access and road safety. Impact on public 3 3 5 There are Public Rights of Way None practical 3 3 5 rights of way. to the north of Higher Road west of its junction with Georgehill Cross and at Dewsmoor, Higher Road that will be traversed by the bypass. (H) Climatic Factors Reduce Carbon 3 3 3 The overall scale of traffic None 3 3 3 Dioxide emission. movement should be unaffected by the road. Land on floodplain. 3 3 5 Nearly the entire north south arm None 3 3 5 of the bypass lies in Flood Zone 3 (functional floodplain). Renewable energy 3 3 3 None None 3 3 3 capacity. (I) Healthy and Safe Public open space. 3 3 3 None None 3 3 3 Living Environments Road vehicle access. 3 3 1 Improved access to Lords None 3 3 1 Meadow Industrial Estate, reduced traffic in the town should lead to a general improvement in access and road safety. Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 The construction and use of the None 3 2 2 and pollution road will create noise, but in the longer term will reduce both noise and pollution in Exeter Road Walking and cycling 3 3 3 Unlikely to be any significant None 3 3 3 provision impact. (J) Health care and Access to public 3 3 3 None None 3 3 3 community facilities. transport. Access to health and 3 3 3 None None 3 3 3 other services Access to Community 3 3 3 None None 3 3 3 Facilities and services. (K) Housing Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. Number of houses 3 3 3 None None 3 3 3 lost and proposed. (L) Consultation and Community 3 3 3 There is a measure of support None 3 3 3 Social Deprivation involvement. and objection to this road line. Access to education 3 3 3 None None 3 3 3 and training. Employment 3 3 3 None None 3 3 3 floorspace
Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. (M) Economic Growth Employment, retail 3 3 3 Marginal, but the road will None 3 3 3 and other business provide some improvement in floorspace. access to Lords Meadow Industrial Estate (N) Rural Diversification. Employment 3 3 3 None None 3 3 3 floorspace in rural areas. (O) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 None None 3 3 3 (P) Retail Proximity of new 3 3 3 Not relevant None 3 3 3 housing to retail. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 The road will allow traffic to None 3 3 3 Viability of town bypass the town, potentially centres. reducing trade. However, the Town Centre environment may be improved to provide a balance. (Q) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Queen Elizabeth College, Exhibition Road, Crediton
Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife SSSI or CWS SITES 3 3 3 No SSSI or nearby CWS None. 3 3 3 Protected or priority 3 4 4 There are trees on the Mitigation can be provided by the 3 3 3 species. boundaries of the sites retention of trees and hedgerows especially the north eastern field of the rugby club and the south east boundary of the playing field. This provides habitat for protected species. Wildlife Networks/ 3 4 4 Networks of trees on the Mitigation can be provided by the 3 3 3 Priority Habitats boundaries of the sites. retention of trees and hedgerows
(B) Landscape quality 3 4 4 The sites are relatively level, but Careful design especially 3 3 3 Landscape and character. on ground rising to the north regarding the bulk and scale of east. The Rugby Club is on an the development could mitigate elevated site above the road. adverse impacts. The form and scale of a school development could have an adverse impact on the landscape. (C) Cultural Heritage Archaeological sites 3 3 3 Archaeological investigations at Application of PPG16 condition 3 3 3 and understanding Red Hill Cross have for staged programme of works demonstrated the presence of commencing with the excavation undated linear features that may of evaluative trenches to be associated with an earlier determine the presence, extent field system. Impact uncertain. and survival of any archaeological deposits, and if necessary impacting on design and layout. Listed Buildings. 3 3 3 No impact. None 3 3 3 Historic Parks and 3 3 3 The site is fairly distant from None 3 3 3 Gardens such features and impact is unlikely. Character of 3 4 4 The north western boundary of Careful design especially 3 3 3 conservation areas. the site is within about 60 metres regarding the bulk and scale of of the Conservation Area. Large the development could mitigate scale development could have adverse impacts. an adverse impact. Conservation Area 3 3 3 No impact. None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 No impact None 3 3 3 (E) Land and Soils Area of contaminated 3 3 3 None None 3 3 3 land. Proportion of site 3 4 4 None None 3 4 4 which is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 None None 3 3 3
(F) Air Quality Air quality. 3 2 2 This development is a None 3 2 2 replacement for the current Community College on split sites at Barnfield and Western Road. The travel to and from the school is likely to be broadly equal, but the need to travel between sites by bus during school hours will be curtailed. (G) Traffic and Access to public 2 2 2 Good access to the main None 2 2 2 Transport transport. Tiverton-Crediton public bus transport route and Crediton town bus service Proportion to use 3 3 3 The site is well served by public None 3 3 3 public transport, walk transport and footways, although or cycle to work it is more distant from property than the Western Road site. On balance the impact is broadly neutral. Road vehicle access. 3 3 3 Access to be from Exhibition None. 3 3 3 Road. Impact on public 3 3 3 Public Rights of Way adjoin the None 3 3 3 rights of way. boundary of the playing field site, but would not be affected by the development. (H) Climatic Factors Reduce Carbon 3 2 2 Travel to and from the school is None 3 2 2 Dioxide emission. likely to be neutral, but there will be a reduction through removing the need to bus between split sites. Land on floodplain 3 3 3 The site area is in Flood zone 1. None 3 3 3 Renewable energy 2 2 2 This use lends itself to being Potential for lower carbon targets 2 2 2 capacity potentially suitable for renewable due to scale, location and energy generated on the site. renewable potential. (I) Healthy and Safe Public open space. 3 5 5 The development of the school Mitigation to the loss of the 3 3 3 Living Environments on a playing field and rugby club playing field is required through will have a significant adverse the dual use and improvements impact on the provision of to the adjoining facilities at the playing fields. leisure centre, including the provision of an all weather pitch on the existing playing field. Road vehicle access. 3 3 3 Access to be from Exhibition None. 3 3 3 Road. Number of affordable 3 3 3 None None. 3 3 3 houses lost and proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 2 2 A single site will avoid the need None 3 2 2 and pollution for buses between the split sites. Walking and cycling 3 3 3 A good road and footway links None 3 3 3 provision from Exhibition Road to the town centre (J) Health care and Access to public 3 2 2 Good access to the main None 3 2 2 community facilities. transport. Tiverton-Crediton public bus transport route. Access to health and 3 3 3 Newcombes Health Centre None 3 3 3 other services closeby with the Hospital the other side of the town. Access to Community 3 3 3 Close to a number of sports None. 3 3 3 Facilities and facilities, but more distant from services. shopping facilities. (K) Housing Number of affordable 3 3 3 None None. 3 3 3 houses lost and proposed. Number of houses 3 3 3 None None 3 3 3 lost and proposed. (L) Consultation and Community 3 3 3 Minimal responses received None 3 3 3 Social Deprivation involvement. Access to education 3 1 1 The provision of a new college None 3 1 1 and training. on a unified site will improve access and education standards. Employment 3 3 3 None None 3 3 3 floorspace.
Number of affordable 3 3 3 None None. 3 3 3 houses lost and proposed. (M) Economic Growth Employment, retail 3 3 3 No overall change. None 3 3 3 and other business floorspace. (N) Rural Diversification. Employment 3 3 3 None None 3 3 3 floorspace in rural areas. (O) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 None None 3 3 3 (P) Retail Proximity of new 3 3 3 None None 3 3 3 housing to retail. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 May be some marginal impact as None 3 3 3 Viability of town the site is more distant from the centres. centre than the current Upper School. (Q) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Cemetery, Old Tiverton Road, Crediton 0.4 hectares for a cemetery extension Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife SSSI or CWS SITES 3 3 3 No SSSI or nearby CWS None 3 3 3 Protected or priority 3 3 3 Trees on north west boundary of None 3 3 3 species. the site, but these would not be affected by this proposal Wildlife Networks/ 3 3 3 There are networks of None 3 3 3 Priority Habitats hedgerows and trees to the north west boundary, but these would not be affected by this proposal (B) Landscape quality 3 3 3 This is a prominent site, but land None 3 3 3 Landscape and character. to the north east at Red Hill Cross is allocated for housing development, so any impact is negligible. The use is also low impact. (C) Cultural Heritage Archaeological sites 3 3 3 Archaeological investigations at Application of PPG16 condition 3 3 3 and understanding Red Hill Cross have for staged programme of works demonstrated the presence of commencing with the excavation undated linear features that may of evaluative trenches to be associated with an earlier determine the presence, extent field system. Impact uncertain. and survival of any archaeological deposits, and if necessary impacting on design and layout. Listed Buildings. 3 3 3 The chapel to the existing None 3 3 3 cemetery to the south east of the southern end of the site is Grade 2 listed. However given the existing uses around the building there will be no impact Historic Parks and 3 3 3 The site lies to the west of None 3 3 3 Gardens Shobrooke Park, but there is no impact Character of 3 3 3 No impact. None 3 3 3 conservation areas. Conservation Area 3 3 3 No impact. None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 No impact None 3 3 3 (E) Land and Soils Area of contaminated 3 3 3 None None 3 3 3 land. Proportion of site 3 4 4 None None 3 4 4 which is previously developed. Employment - square 3 3 3 None proposed. None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Not applicable. None 3 3 3
(F) Air Quality Air quality. 3 3 3 Additional traffic generation will None 3 3 3 be negligible. (G) Traffic and Access to public 3 3 3 Good access to the main None. 3 3 3 Transport transport. Tiverton-Crediton public bus transport route and Crediton town bus service. However, given this is a cemetery use any impact is likely to be negligible. Proportion to use 3 3 3 None None 3 3 3 public transport, walk or cycle to work Road vehicle access. 3 3 3 To use existing access at Higher None. 3 3 3 Road. Impact on public 3 3 3 No impact on Public Rights of None 3 3 3 rights of way. Way (H) Climatic Factors Reduce Carbon 3 3 3 No impact None 3 3 3 Dioxide emission. Land on floodplain 3 3 3 Flood zone 1 None 3 3 3 Renewable energy 3 3 3 No impact None 3 3 3 capacity (I) Healthy and Safe Public open space. 3 3 3 Although open to the public, it is None 3 3 3 Living Environments of no real value as a public open space. Road vehicle access. 3 3 3 To use existing access at Higher None. 3 3 3 Road. Number of affordable 3 3 3 None None. 3 3 3 houses lost and proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 No impact None 3 3 3 and pollution Walking and cycling 3 3 3 None None 3 3 3 provision (J) Health care and Access to public 3 3 3 Good access to the main None 3 3 3 community facilities. transport. Tiverton-Crediton public bus transport route and Crediton town bus service. However, given this is a cemetery use there will be no impact Access to health and 3 3 3 Not relevant None 3 3 3 other services Access to Community 3 3 3 Not relevant None. 3 3 3 Facilities and services. (K) Housing Number of affordable 3 3 3 None None. 3 3 3 houses lost and proposed. Number of houses 3 3 3 None None 3 3 3 lost and proposed. (L) Consultation and Community 3 3 3 Minimal responses received None 3 3 3 Social Deprivation involvement. Access to education 4 4 4 Not relevant None 3 3 3 and training. Employment 3 3 3 None None 3 3 3 floorspace.
Number of affordable 3 3 3 None None. 3 3 3 houses lost and proposed. (M) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (N) Rural Diversification. Employment 3 3 3 None None 3 3 3 floorspace in rural areas. (O) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 None None 3 3 3 (P) Retail Proximity of new 3 3 3 Not relevant None 3 3 3 housing to retail. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 None None 3 3 3 Viability of town centres. (Q) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Sites not allocated in DPD Initial Site reference 1 Chapel Downs 2 Chiddenbrook Avranches Avenue NS1 St Saviours Way NS2 Higher Road NS3 Westwood
Site Crediton 1 Chapel Downs Appraisal of an 8.2 ha site proposed for 250 dwellings, development occurring 2021 Objective Impact Indicators Initial Notes Mitigation Final S M L S M L (A) Wildlife SSSI or CWS SITES 3 3 3 None on or adjoining the site. None. 3 3 3 Protected or priority 3 3 4 The grassland on the site is of Appropriate detailed surveys and 3 3 3 species. limited value for protected mitigation measures to minimise species, but the hedgerows impact further, including bounding the site may be retention of hedgerows. important. Wildlife networks 3 3 4 The hedgerows bounding the site Retention of hedgerows and 3 3 3 Priority habitats are species rich and potentially species specific surveys to be important parts of the wider carried out. network. It is considered that there is the potential for reptiles, dormice and breeding birds to occupy the site.
(B) Landscape Landscape quality and 3 3 5 This site rises up steeply and If the development is restricted 3 3 4 character forms an important rural ridge to the lower contours of the site, that is viewed from the town to below the level of the adjacent below. The upper level of the housing, this would reduce the development would significantly impact on the rural hillside. A damage the landscape character buffer of tree planting on the and impact on views from the roadside and on the upper town and the surrounding hills. northern boundary would mitigate the damaging impact. (C) Cultural Heritage Archaeology 3 3 5 A possible prehistoric enclosure, Predetermination archaeological 3 3 4 as well as several linear features work: to take the form of a that may represent an associated staged programme of works field system, have been identified including geophysical survey and by aerial photography within this archaeological evaluation of the area and complex and extensive site. The results of this work archaeological deposits may be would allow the Historic affected by any development Environment Service to here. Chapel Downs Farm to the determine the nature and extent south of this area is a Grade II of archaeological deposits and listed building dating to the early formulate a response to any 18th century. development in this area - which may include recommendation for refusal of any development here if the archaeological impact is unacceptable. Listed Buildings. 3 3 4 Chapel Downs House is grade II Comprehensive design brief to 3 3 3 listed and lies immediately to the fully assess the impact. south of the site Historic Parks and 3 3 3 No impact likely None 3 3 3 Gardens Character of 3 3 3 None None 3 3 3 conservation areas. Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans . (D) Water River quality. 3 3 3 Residential development unlikely Use of SUDS scheme to ensure 3 3 3 to have an impact. no impact. (E) Land and Soils Area of contaminated 3 3 4 The Northeast corner of the site Minimum of a Phase I and II 3 3 2 land. is a Category E potential contamination risk assessment contaminated land site (ex with subsequent remediation if isolation hospital). significant risk identified. Proportion of site which 3 3 4 None None 3 3 4 is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Promoters suggest 250 With landscape and 3 3 3 dwellings, giving a gross density archaeological mitigation of just under 35 per hectare. measures, this is unlikely to be increased. (F) Air Quality Air quality. 3 3 5 Off- site Air Quality impacts along Limited mitigation possible, given 3 3 5 A377 where sensitive receptors location of site at western end of indicate NO 2 and particulate town where traffic movements to levels exceed air quality Exeter, the motorway and other objectives and ranges and will major locations are only worsen with increased traffic achievable by passing through from development. the High Street and Exeter Road where levels already exceed UK AQ objectives. (G) Traffic and Access to public 3 3 3 Accessible Public Transport The existing bus service is 3 3 3 Transport transport. available from the A377 at adequate although additional regular intervals service frequencies at peak times may be required
Proportion to use public 3 3 4 9% of the Lower Layer Super Once developed the site could 3 3 2 transport, walk or cycle Output Area covering the site use reasonably be expected to have to work these methods to travel to work. a higher proportion of users of these modes, in line with the overall Crediton average of 28% Road vehicle access. 3 3 5 Difficult access from both south Extensive improvements 3 3 3 and north boundaries of the site. required to the Higher Road, Access from the south would passing bays pedestrian links lead from the A377 to Queen and cycle lanes Elizabeth Drive and from the north Higher Road
Impact on public rights 3 3 3 There would no impact on Public None 3 3 3 of way. Rights of Way (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions expected to be Implementation of a Low 3 3 2 Dioxide emission approximately 0.9 tonnes per Emissions Strategy for the site dwelling per annum and provision of a significant proportion of renewable energy on-site. Land on floodplain. 3 3 3 Flood Zone 1. None 3 3 3 Renewable energy 3 3 3 Would be expected to provide Micro wind, solar P.V., solar 3 3 2 capacity. 10% of energy through on-site thermal and Gas CHP are all renewable or low carbon likely to be suitable for use on technologies, in line with the the site. In addition, Biomass RSS. CHP and ground source heat pumps are potentially suitable for use on the site. These measures could raise the achieved figure above 10%. (J) Healthy and Safe Public open space. 3 3 3 Public open space to be provided None 3 3 3 Living Environments in accordance with policy standards. Road vehicle access. 3 3 5 Difficult access from both south Extensive improvements 3 3 3 and north boundaries of the site. required to the Higher Road, Access from the south would passing bays pedestrian links lead from the A377 to Queen and cycle lanes Elizabeth Drive and from the north Higher Road
Number of affordable 3 3 3 None lost. Affordable housing Not likely to exceed policy 3 3 3 houses lost and increase at usual policy targets. requirements proposed. Number of jobs lost 3 3 3 None. None. 3 3 3 and created. Avoidance of noise and 3 3 3 No specific impact likely. None. 3 3 3 pollution Walking and cycling 3 3 5 Remote from most facilities and Provision of footpaths and cycle 3 3 3 provision terrain of steep hills will prompt lanes linking networks use of cars rather than walk/cycle although provisions of choice should be met (K) Health care and Access to public 3 3 3 Accessible Public Transport The existing bus service is 3 3 3 community facilities. transport. available from the A377 at adequate although additional regular intervals service frequencies at peak times may be required
Access to health and 3 3 2 Good access to the adjoining None. 3 3 2 other services hospital. Access to Community 3 3 3 Reasonable access to town Improvement of walking 3 3 3 Facilities and services. centre. provision to the town centre (L) Housing Number of affordable 3 3 3 None lost. Affordable housing Not likely to exceed policy 3 3 3 houses lost and increase at usual policy targets. requirements proposed. Number of houses lost 3 3 2 Development will contribute to Not likely to be significantly 3 3 2 and proposed. the amount of housing in the higher than this town by approximately 250 dwellings (M) Consultation and Community 4 4 4 Nine responses received Observing the Statement of 4 4 4 Social Deprivation involvement containing objections to the site Community Involvement objectives Access to education 3 3 4 Primary, secondary and further Provision of financial 3 3 3 and training education within the town. contributions toward increased Development would place provision. additional pressure on these facilities. Employment 3 3 3 None None 3 3 3 floorspace.
Number of affordable 3 3 3 None lost. Affordable housing Not likely to exceed policy 3 3 3 houses lost and increase at usual policy targets. requirements proposed. (N) Economic Growth Employment, retail and 3 3 3 None None 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 None None 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None None. 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 2 The town centre is reasonably None 3 3 2 housing to retail. accessible. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace within 3 3 3 None None 3 3 3 villages. Impact on Vitality and 3 3 2 There will some limited None 3 2 2 Viability of town improvement due to the centres. additional households (R) Tourism Number of tourists 3 3 3 None. None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None 3 3 3 provided.
Appraisal for site Crediton 2 Chiddenbrook, 3.8 ha proposed for 130 dwellings, development occurring 2014.
Final Objectives Impact indicators Initial Notes Mitigation
S M L S M L
(A) Wildlife SSSI or CWS Sites 3 3 3 No designations on or adjoining None 3 3 3 the site. Protected or priority 3 4 4 Uncertain, but potential for otters Carry out appropriate survey, 3 3 3 species and other aquatic species in and and carry out mitigation adjoining the stream, and measures as recommended. patches of rougher grassland may provide habitats. Wildlife networks 3 4 4 The site is bounded by Appropriate surveys to be 3 3 3 Priority Habitats hedgerows on 3 sides, and a undertaken and mitigation stream to one side. These are measures included to likely to form part of the wider protect/enhance these networks, wildlife networks in the area. including retention of hedgerows and providing a buffer to the stream. (B) Landscape quality and 3 4 4 This site forms the green edge of Tree planting buffers around the 3 3 3 Landscape character. the adjacent housing and an boundaries and within the site attractive small scale rural valley will mitigate the impact on this view. This will be lost. The site is valley to a small extent. not widely visible and this The stream side trees should be reduces the impact of protected and a wide and development on the surrounding enhanced landscape area along landscape. The trees and stream this stream should be provided. along the north east boundary of the site form an attractive and valuable landscape feature. This could be damaged by the development. (C) Cultural Heritage Archaeological sites. 3 4 4 There is 16 th Century Application of PPG16 Condition 3 3 3 documentary reference to required for any appropriate Chiddenbrook Farm. archaeological mitigation Waterlogged Palaeoenvironmental deposits may be present across low lying parts of the site. Listed Buildings. 3 4 4 Chapel Down Farmhouse The site should be designed to 3 3 3 (Grade 2) lies to the north of the ensure that the setting of the site on the north side of Western listed building is not Road. Also Western Lodge compromised by the hospital lies to the east of the development. site. The listed farmhouse could be affected by the urbanisation of the edge of town development Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 3 3 None None 3 3 3 conservation areas Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans (D) Water River quality. 3 3 3 Unlikely to be an impact from Incorporate SUDS to ensure no 3 3 3 development on the adjoining impact. stream. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 3 4 4 None None 3 4 4 is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 No specific proposals, but Limited scope to increase 3 3 3 assumed to be 35 per hectare. density due to conservation and landscape restrictions. (F) Air Quality Air quality. 3 4 5 Off-site Air Quality impacts along Contributions to the Crediton 3 4 4 A377 where sensitive receptors AQMA Action Plan in indicate NO 2 and particulate accordance with adopted MDDC levels exceed air quality SPD will assist. Limited objectives and ranges and will mitigation possible, given worsen with development traffic location of site at western end of town where traffic movements to Exeter, the motorway and other major locations are only achievable by passing through the High Street and Exeter Road where levels already exceed UK AQ objectives. (G) Traffic and Access to public 3 2 2 Accessible Public transport None likely. 3 2 2 Transport transport. available from the A377 at regular intervals Proportion to use public 3 4 4 9% of the working population of Could reasonably be expected to 3 2 2 transport, walk or cycle the Lower Layer Super Output have an average more in line to work Area use these methods to travel with the overall Crediton average to work. of 28% Road vehicle access. 3 3 3 No concerns. None. 3 3 3 Impact on public rights 3 3 3 There are no present Public No mitigation offered 3 3 3 of way. Rights of Way across the site. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be Implementation of a Low 3 2 2 Dioxide emission. approximately 0.9 tonnes per Emissions Strategy and dwelling per annum provision of a significant proportion of renewable energy on-site. Land on floodplain. 3 4 4 A narrow strip of Flood Zone 2 Avoid development alongside 3 3 3 and 3 runs along the northern this land area within site edge of site Renewable energy 3 3 3 Would be expected to provide Biomass CHP, micro-wind, heat 3 2 2 capacity. 10% of energy on-site from pumps, solar PV and thermal renewable or low carbon and Gas CHP are all anticipated technologies, in line with the to be suitable for use on the site RSS. and could raise the figure above 10%. (J) Healthy and Safe Public open space. 3 3 3 Would be expected to provide Potential for streamside to 3 2 2 Living Environments POS in accordance with current become linear, informal open policy. Open space and playing space, as it is in floodplain. fields exist at Landscore catchments 300m from site. Road vehicle access. 3 3 3 No concerns None 3 3 3 Number of affordable 3 3 3 Provision assumed to be at Unlikely to be more than 3 3 3 houses lost and normal policy proportion. required by policy. proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 None. None. 3 3 3 pollution Walking and cycling 3 3 3 Within walking and cycling None 3 3 3 provision distances of the town centre. (K) Health care and Access to public 3 2 2 Accessible Public transport None likely. 3 2 2 community facilities. transport. available from the A377 at regular intervals Access to health and 3 2 2 Hospital within the town. None 3 2 2 other services Access to Community 3 3 3 Within walking distance of the None 3 3 3 Facilities and services. town centre facilities (L) Housing Number of affordable 3 3 3 Provision assumed to be at Unlikely to be more than 3 3 3 houses lost and normal policy proportion. required by policy. proposed. Number of houses lost 3 2 2 At a density of 35 per hectare, Unlikely to be higher 3 2 2 and proposed. the site would yield approximately 130 dwellings (M) Consultation and Community 3 4 4 Some objection from the local None. 3 4 4 Social Deprivation involvement. area. Access to education 3 3 3 Primary, secondary and further Potential for financial 3 3 3 and training. education available within the contribution toward increased town. provision. Employment floorspace 3 3 3 None provided None 3 3 3
Number of affordable 3 3 3 Provision assumed to be at Unlikely to be more than 3 3 3 houses lost and normal policy proportion. required by policy. proposed. (N) Economic Growth Employment, retail and 3 3 3 None None 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 None None 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposal. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 2 2 On the edge of a market town. None 3 2 2 housing to retail. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace within 3 3 3 None None 3 3 3 villages. Impact on Vitality and 3 2 2 Some increase in local None. 3 2 2 Viability of town expenditure would probably arise centres. from this site. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Appraisal of 1.6 hectare Site at Avranches Avenue Proposed for 55 dwellings, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. No impact or change to relevant areas arising. Protected or priority 3 3 3 Unknown, but unlikely as the site An extended phase 1 habitat 3 3 3 species. is primarily grassland with little survey would determine species vegetation likely to be suitable present and appropriate for nesting or foraging species. mitigation. Wildlife networks 4 4 4 The hedgerows in and adjoining Hedgerows on and adjoining the 3 3 3 the site are species rich and site to be protected during potentially used as movement construction, and routes for bats, as well as being retained/enhanced with habitats in their own right. development. Breaking of Without mitigation, development hedgerows kept to a minimum, would be likely to damage these and appropriate bat crossings wildlife networks. and other treatments to be provided. (B) Landscape Landscape quality and 3 3 3 Medium grade agricultural land Maintain tree line/hedge line 3 3 3 character. (slopes generally E-W); borders screening existing residential estate; well bordered by existing hedgerows/trees. (C) Cultural Heritage Archaeology. 3 3 3 Limited archaeological remains None. 3 3 3 known on the site. Normal archaeological conditions sufficient. Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 No impact None. 3 3 3 Gardens Character of 3 3 3 Not within a Conservation Area. Landscaping on southern edge 3 3 3 conservation areas. of site would help to mitigate any impact, in the longer term. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Unlikely to be any impact. Incorporation of SUDS would 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 A former red sandstone quarry Minimum of a Phase I and II 3 2 2 land. (1891), now infilled, in the south contamination risk assessment west area of the site boundary is required with subsequent a category C risk. remediation if significant risk identified. Proportion of site which 4 4 4 None None. 4 4 4 is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Expected to be in the region of Steep slopes and need for 3 3 3 35dph landscaping unlikely to allow for higher densities. (F) Air Quality Air quality. 4 4 5 Off site impacts along A377 Contributions to the Crediton 4 4 4 including receptors along High AQMA Action Plan in Street & Exeter Road as site is accordance with the adopted on the lesser preferred western MDDC SPD side of the town (G) Traffic and Access to public 3 3 3 Accessible regular Bus Service The existing bus service is 3 3 3 Transport transport. available at regular intervals adequate although additional from High Street, Town Centre service frequencies at peak close by times would assist.
Proportion to use public 2 2 2 23% of the working population of None likely 2 2 2 transport, walk or cycle the Lower Layer Super Output to work Area use these methods to travel to work Road vehicle access. 4 4 4 Site only accessible via existing Would need to check possible 4 4 4 main estate spine roads. This access issues off existing estate has capacity issues for roads; only limited mitigation development as they are cul-de- possible sacs Impact on public rights 3 3 3 The site does not have or affect No impact. 3 3 3 of way. public rights of way (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions expected to be Implementation of a Low 2 2 2 Dioxide emission. approximately 0.9 tonnes per Emissions Strategy and dwelling per annum provision of a significant proportion of renewable energy on-site. Land on floodplain. 3 3 3 Flood Zone 1. None. 3 3 3 Renewable energy 3 3 3 Would be expected to provide Ground source heat pumps, 2 2 2 capacity. 10% of onsite energy solar P.V., solar thermal and requirements through renewable Gas CHP are all likely to be energy or low carbon suitable for use on the site and technologies as set out in the could increase the figure above RSS 10% (J) Healthy and Safe Public open space. 3 3 3 Public Open Space will be Public Open Space will be 3 3 3 Living Environments required in accordance with required in accordance with Local Plan policy Local Plan policy Road vehicle access. 4 4 4 Site only accessible via existing Would need to check possible 4 4 4 main estate spine roads. This access issues off existing estate has capacity issues for roads; only limited mitigation development as they are cul-de- possible sacs Number of affordable 3 3 3 Expected to provide affordable No further increase anticipated 3 3 3 houses lost and housing at standard provision proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 Very limited impact None 3 3 3 pollution Walking and cycling 4 4 4 Walking provision acceptable. Provision required of improved 3 3 3 provision Limited linking to pedestrian walkways and cycling networks to the Town Centre (K) Health care and Access to public 3 3 3 Accessible regular Bus Service The existing bus service is 3 3 3 community facilities. transport. available at regular intervals adequate although additional from High Street, Town Centre service frequencies at peak closeby times would assist.
Access to health and 2 2 2 Good access to the town None 2 2 2 other services hospital Access to Community 3 3 3 Within walking distance of the None 3 3 3 Facilities and services. town centre facilities (L) Housing Number of affordable 3 3 3 Expected to provide affordable No further increase anticipated 3 3 3 houses lost and housing at standard provision proposed. Number of houses lost 2 2 2 55 dwellings Not likely to be higher provision 2 2 2 and proposed. due to steep slopes
(M) Consultation and Community 3 3 3 Not yet consulted on Carry out consultation 3 3 3 Social Deprivation involvement. Access to education 3 3 3 Primary, secondary and further None 3 3 3 and training. education available within town. Employment 3 3 3 None provided. Not feasible to provide 3 3 3 floorspace. employment floorspace on-site due to steepness and access. Number of affordable 3 3 3 Expected to provide affordable No further increase anticipated 3 3 3 houses lost and housing at standard provision proposed. (N) Economic Growth Employment, retail and 3 3 3 None provided. Not feasible to provide these on- 3 3 3 other business site due to topography and floorspace. access limitations. (O) Rural Employment floorspace 3 3 3 None Not applicable. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None provided on the site. Not feasible to provide 3 3 3 and created. employment floorspace. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 2 2 2 The town centre is reasonably None 2 2 2 housing to retail. accessible. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 Some additional expenditure None. 3 3 3 Viability of town likely, although not significant centres. overall. (R) Tourism Number of tourists 3 3 3 No impact None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of NS1, St Saviours Way, Crediton
IMPACT Final OBJECTIVE INDICATORS Initial NOTES MITIGATION
S M L S M L
(A) Wildlife SSSI OR CWS SITES 3 3 3 There are no priority habitats, None 3 3 3 SSSI or nearby CWS. Protected or priority 3 3 3 None within vicinity to this site. None 3 3 3 species
Wildlife networks 4 4 4 There are a number of mature Development should mitigate its 4 3 3 Priority habitat trees on the site and its impact by replanting with boundaries appropriate species.
(B) Landscape quality 3 3 3 There is no impact on the urban None 3 3 3 Landscape and character landscape character or quality. (C) Cultural Heritage Archaeological sites 5 5 5 This site lies in the historical core Archaeological assessment of 4 4 4 of medieval Crediton. There may the area required leading to be archaeological deposits or mitigation. The affect on the artefacts associated with early burgage plots cannot be settlement. The development will mitigated. comprises several burgage plots and our policy has always been to protect this historic layout as part of the character of the conservation area
Listed Buildings 5 5 5 The site is in the medieval core A high quality development is 4 4 4 of the town. There are listed essential. A site design brief is buildings fronting High Street in necessary to ensure that this is very close proximity to the site. delivered. Development will still impact on the curtilages of listed buildings Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 4 4 4 The site lies within a A high quality development is 3 3 3 conservation areas Conservation Area and essential. A site design brief is development will affect its necessary to ensure that this is character and appearance. delivered Conservation Area 5 5 5 The development will comprises None 5 5 5 Appraisals and several burgage plots specifically Management Plans referred to in the Conservation Area Appraisal (D) Water River quality. 3 3 3 None None 3 3 3 (E) Land and Soils Area of contaminated 3 3 3 None known None 3 3 3 land. Proportion of site 2 2 2 100% Brownfield None 2 2 2 which is previously developed. Employment - square 3 3 3 There are no provisions for None 3 3 3 metres floorspace per employment within this site hectare. Dwellings per hectare. 2 2 2 It is anticipated that a quite high None 2 2 2 density could be achieved as a town centre site. (F) Air Quality Air quality. 4 4 4 Off-site Air Quality impacts within Contributions to the Crediton 3 3 3 the High Street where sensitive AQMA Action Plan in receptors indicate NO 2 and accordance with adopted MDDC particulate levels exceed air SPD. quality objectives and ranges and will worsen with development traffic. (G) Traffic and Access to public 3 3 3 Access immediately available to None 3 3 3 Transport transport. public transport as a main Bus Route runs past the site with adequate Bus Stops outside Proportion to use 2 2 2 32% of the working population of In a town centre location the 2 2 2 public transport, walk the Lower Layer Super Output proportion should be in line with or cycle to work Area use these methods to travel this figure. to work.
Road vehicle access. 3 3 3 There is good access from the None 3 3 3 main High Street A3072. Impact on public 3 3 3 There is a Public Rights of Way None 3 3 3 rights of way. along the lane on the southern boundary of the site and to the east along the footway. Impact will be minimal. (H) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be 0.8 None 3 3 3 Dioxide emission. tonnes per dwelling per annum, although the scale of development is limited. Land on floodplain 3 3 3 Flood Risk 1 None 3 3 3 Renewable energy 3 3 3 The site is too small scale to The site is not large enough to 3 3 3 capacity make other than small scale support a large energy provision. renewable capacity contribution however policy will be sought to comply to present relevant Policy guidance’s (I) Healthy and Safe Public open space. 4 4 4 On site provision would not be Off site contribution in line with 3 3 3 Living Environments required due to size of site. Off SPD site contributions would be sought in line with current policy. Road vehicle access. Road3 vehicle3 There access. is good access 3 from 3 the 3 ThereNone is good A33 3 3 3 3 3 main High Street A3072 Number of affordable 3 3 3 Would be expected to provide in Not likely to meet current 3 3 3 houses lost and accordance with current policy threshold for provision. proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 Negligible impact None 3 3 3 and pollution Walking and cycling 3 3 3 Easy walk into town centre. No None 3 3 3 provision specific provision for pavements or cycleways (J) Health care and Access to public 3 3 3 Access immediately available to Will benefit from any future 3 3 3 community facilities. transport. Public transport as a main Bus improvements to any Public Route runs past the site with transport services although none adequate Bus Stops. planned. Access to health and 3 3 3 Close to existing health services No further plans at this stage for 3 3 3 other services any increases Access to Community 3 3 3 Existing services very close for None 3 3 3 Facilities and use and available for any services. development of this site (K) Housing Number of affordable 3 3 3 Would be expected to provide in Not likely to exceed basic 3 3 3 houses lost and accordance with current policy requirements proposed. Number of houses 3 3 3 Modest increase in housing None 3 3 3 lost and proposed. provision (L) Consultation and Community 3 3 3 No response on this site as it None 3 3 3 Social Deprivation involvement. was not proposed in preferred options Access to education 3 3 3 Reasonable access to both None 3 3 3 and training. primary school and community college Employment 3 3 3 None None 3 3 3 floorspace.
Number of affordable 3 3 3 Would be expected to provide in Not likely to exceed basic 3 3 3 houses lost and accordance with current policy requirements proposed. (M) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (N) Rural Diversification. Employment 3 3 3 None None 3 3 3 floorspace in rural areas. (O) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 None None 3 3 3 (P) Retail Proximity of new 2 2 2 Close proximity None 2 2 2 housing to retail. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 There would be no or minimal None 3 3 3 Viability of town impact of town centre use and centres. would not result in improved vitality and viability (Q) Tourism Number of tourists 3 3 3 No impact None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Appraisal of Crediton-site NS2 Higher Road, a site of 1 ha proposed 35 dwellings, development occurring 2014
IMPACT Final Initial OBJECTIVES INDICATORS NOTES MITIGATION
S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 No designations on or adjoining Limited potential for 3 3 3 this site enhancement Protected or priority 3 4 4 Unknown if any of these species An extended Phase I habitat 3 3 3 species. are present on the site. survey would determine the likelihood of protected species and recommend appropriate further action. Wildlife Networks/ 3 4 4 Various networks have been Relocation with appropriate 3 3 3 Priority Habitats identified in and around the site ‘licences to disturb’ if required in historic Creedy Park and and mitigating mapping of Lakes wildlife, preserving hedgerows avoiding harm during the process (B) Landscape quality 3 3 3 The site is well contained by None 3 3 3 Landscape and character. Long Plantation and is unlikely to have any significant landscape impacts (C) Cultural Heritage Archaeological sites 3 3 3 No impact. None 3 3 3 Listed Buildings 3 3 3 None None 3 3 3 Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 3 3 None None 3 3 3 conservation areas. Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans. (D) Water River quality 3 3 3 The site is within Flood Zone 1. Incorporation of SUDS will 3 3 3 Nearby Creedy Park & Lakes ensure no impact. and River Creedy (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 3 4 4 None None 3 4 4 which is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Max yield 40 dwellings min yield Current and future Policy 3 3 3 24 dwellings likely to be 35+ per guidelines will determine yield hectare sizes (F) Air Quality Air quality. 3 4 4 Off-Site Air Quality impacts apply Contributions to the Crediton 3 3 3 to this site AQMA Action Plan to minimise
(G) Traffic and Access to public 3 3 3 A regular service from the Town None 3 3 3 Transport transport. Centre. The site is approximately 600m from the Centre Proportion to use 3 4 4 8% of the working population of Development of the site should 3 2 2 public transport, walk the Lower Layer Super Output enable the figure to be more in or cycle to work Area covering the site use these line with the Crediton average of methods 28% Road vehicle access. 3 4 4 Within the protected road line for None 3 4 4 the Crediton bypass Impact on public 3 3 3 There are no rights of way within None 3 3 3 rights of way. or nearby this site (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be Implementation of a Low 3 2 2 Dioxide emission 0.7 tonnes per dwelling per Emissions Strategy and annum provision of a significant proportion of renewable energy on-site. Land on floodplain 3 3 3 Flood Zone 1 None 3 3 3 Renewable energy 3 3 3 Would be expected to provide Micro-scale wind, heat pumps, 3 2 2 capacity 10% of energy on-site through solar P.V. and thermal and Gas renewable or low carbon CHP are all likely to be suitable technologies, in line with the for use on the site. Potential for RSS. these technologies to be utilised to generate more than 10% of on-site power needs (J) Healthy and Safe Public open space. 3 3 3 Would be expected to be None 3 3 3 Living Environments provided in accordance with current policy Road vehicle access. 3 4 4 Within the protected road line for None 3 4 4 the Crediton bypass Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision 3 3 3 houses lost and housing at normal policy rates proposed. Number of jobs lost 3 3 3 35 dwellings Unlikely to be feasible to 3 3 3 and created. increase provision Avoidance of noise 3 4 4 Quiet site currently but any AQMA contributions will mitigate 3 4 4 and pollution development would increase to a certain extent long term. traffic and air pollution. New road would make site much worse. Walking and cycling 3 4 4 There is a public footpath to Unlikely to be improved 3 4 4 provision Sandford but a long walk to the centre of Crediton and a steep walk back. The Higher road has no cycle links and minimal foot paths leading to the Town Centre (K) Health care and Access to public 3 3 3 A regular service from the Town None 3 3 3 community facilities. transport. Centre. The site is approximately 600m from the Centre Access to health and 3 2 2 There is a hospital within Unlikely to provide further health 3 2 2 other services Crediton. provision Access to Community 3 3 3 Within walking distance of the No increase in provision required 3 3 3 Facilities and town centre facilities services. (L) Housing Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision 3 3 3 houses lost and housing at normal policy rates proposed. Number of houses 3 2 2 35 dwellings Unlikely to increase significantly 3 2 2 lost and proposed. above this figure (M) Consultation and Community 3 3 3 There is limited input to this new None 3 3 3 Social Deprivation involvement. proposed site. Pre/post consultation surveys could be delivered to the local community Access to education 3 3 3 Primary, secondary and further None 3 3 3 and training. education provision within the town. Employment 3 3 3 None provided None 3 3 3 floorspace.
Number of affordable 3 3 3 Expected to provide affordable Unlikely to be higher provision 3 3 3 houses lost and housing at normal policy rates proposed. (N) Economic Growth Employment, retail 3 3 3 None provided Not feasible to provide due to 3 3 3 and other business small scale site floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 2 2 35 dwellings Unlikely to increase 3 2 2 and created. Key workers housing 3 3 3 Affordable housing at usual rate Unlikely to be higher provision 3 3 3 may include key worker housing if appropriate (Q) Retail Proximity of new 3 2 2 Shopping available within the Pedestrian and cycle links to 3 2 2 housing to retail. town. improve access into the Town Centre Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 Some additional expenditure None 3 3 3 Viability of town expected but no significant centres. impact expected overall (R) Tourism Number of tourists 3 3 3 No impact likely None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed None 3 3 3 provided.
Appraisal of Crediton-site NS3, Westwood, a site of 0.4 ha proposed for 14 dwellings, development occurring 2010
Initial Final IMPACT NOTES OBJECTIVES INDICATORS MITIGATION
S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 There are no SSSI or CWS sites None 3 3 3 in or around the site Protected or priority 4 4 4 It is unknown if any of these An extended phase 1 habitat 3 3 3 species. species are present on the site survey would determine species although it is considered that present and recommend there is potential appropriate mitigation
Wildlife Networks/ 3 3 3 Various networks have been Relocation of habitats mitigating 3 3 3 Priority Habitats identified of hedgerows. mapping of wildlife, preserving hedgerows avoiding harm during the process (B) Landscape quality 3 3 3 The site would have limited Improvement of hedges after 3 3 3 Landscape and character. landscape impact as the land in disturbance for accesses if between the parcels of land that required make up this site has an adjoining existing build. The bottom of the site slopes to roadside with hedges forming a landscape/ screening (C) Cultural Heritage Archaeological sites. 4 4 4 Site near a rectangular cropmark Application to PPG16 condition 3 3 3 that may be indicative of an early to allow for appropriate settlement archaeological mitigation Listed Buildings. 3 3 3 None None 3 3 3 Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 4 4 4 Two parcels of Greenfield land A site design brief would ensure 4 3 2 conservation areas adjoining the conservation area . that the development proposed Development here will have is appropriate in terms of layout some impact on the conservation design and landscaping area Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans (D) Water River quality 3 3 3 No impact likely. Incorporation of SUDS will 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 4 4 4 None None 4 4 4 which is previously developed Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare Dwellings per hectare. 3 3 3 Anticipated at 35 dwellings per Unlikely to be significantly higher 3 3 3 hectare
(F) Air Quality Air quality. 4 4 4 Off- site Air Quality impacts of Contributions to the Crediton 3 3 3 sensitive receptors indicate NO2 AQMA Action Plan levels exceed nearby air quality objectives and ranges.
(G) Traffic and Access to public 3 3 3 An existing regular Bus Service None likely 3 3 3 Transport transport. serves this locality. No increased impact anticipated for this site size. The train station is 1700m on foot. Proportion to use 2 2 2 23% of the working population of None likely 2 2 2 public transport, walk the Lower Layer Super Output or cycle to work Area use these methods. Road vehicle access. 3 3 3 Existing access suitable from None 3 3 3 Westwood Road. Minimal impact expected form this site Impact on public 3 3 3 No impact on PRoW None 3 3 3 rights of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be Provision of a significant 3 3 3 Dioxide emission. 0.8 tonnes per dwelling per proportion of on-site renewable annum energy Land on floodplain. 3 3 3 Flood Zone 1 None 3 3 3 Renewable energy 3 3 3 Would be expected to provide Micro wind, Ground source heat 2 2 2 capacity. 10% of energy from on-site pumps, solar P.V., solar thermal renewable or low carbon and Gas CHP are all likely to be technology, in line with the RSS. suitable for use on the site and could provide more than 10%
(J) Healthy and Safe Public open space. 3 3 3 Will provide for public open None 3 3 3 Living Environments space in accordance to normal standards. Road vehicle access. 3 3 3 Existing access suitable from None 3 3 3 Westwood Road. Minimal impact expected form this site Number of affordable 3 3 3 Would be expected to be Unlikely to be higher provision 3 3 3 houses lost and provided in accordance with proposed. current policy Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 No impact None 3 3 3 and pollution Walking and cycling 3 3 3 Current provision is acceptable No improvement 3 3 3 provision (K) Health care and Access to public 3 3 3 An existing regular Bus Service None likely 3 3 3 community facilities. transport. serves this locality. No increased impact anticipated for this site size. The train station is 1700m on foot. Access to health and 2 2 2 There is a hospital within the None 2 2 2 other services town Access to Community 3 3 3 The site is within walking None 3 3 3 Facilities and distance of the town centre services. facilities and services (L) Housing Number of affordable 3 3 3 Would be expected to be Unlikely to be higher provision 3 3 3 houses lost and provided in accordance with proposed. current policy Number of houses 2 2 2 Anticipated at providing 14 None 2 2 2 lost and proposed. dwellings (M) Consultation and Community 3 3 3 No comments received None 3 3 3 Social Deprivation involvement. Access to education 3 3 3 Within reasonable distance of None 3 3 3 and training. both primary and secondary provision Employment 3 3 3 None None 3 3 3 floorspace.
Number of affordable 3 3 3 Would be expected to be Unlikely to be higher provision 3 3 3 houses lost and provided in accordance with proposed. current policy (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 2 2 2 Within walking distance to Town None 2 2 2 housing to retail. Centre Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 Some additional expenditure None 3 3 3 Viability of town likely, not significant overall centres. (R) Tourism Number of tourists 3 3 3 No impact likely None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed None 3 3 3 provided.
Bampton-site Appraisals
Sites allocated in DPD Policy Appraisal Number reference AL/BA/1 BA3, 1 School Close AL/BA/2 3 Bourchier Close AL/BA/3 NS1 Ashleigh Park AL/BA/4 NS2 Newton Square
Development occurring 2011
IMPACT Initial Final OBJECTIVES INDICATORS NOTES MITIGATION S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 A SSSI lies 150m west of site None 3 3 3 although this is geological and development will not impact upon the designation. Protected or priority 3 3 3 Part of the site is occupied by the An extended phase 1 habitat 3 3 3 species. disused primary school buildings survey would determine the and may provide a habitat for presence of these species and bats. Boundary hedges have recommend appropriate potential to provide a habitat for mitigation. dormice and birds. Wildlife Networks/ 3 3 3 The hedges surrounding the site Retention of hedgerows where 3 3 3 Priority Habitats are likely to provide the most possible, keeping breakages to a prominent network. minimum.
(B) Landscape quality 3 3 3 This development will have a low Tree planting to the boundaries 3 2 2 Landscape and character impact on the landscape especially the west of the site will soften the impact of increased building (C) Cultural Heritage Archaeology 3 3 3 No impact. None. 3 3 3 Listed Buildings. 3 3 3 None nearby None 3 3 3 Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 3 3 Not close to conservation area Careful design consideration for 3 3 3 conservation areas boundary but potential impact on impact on views views from the conservation area Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans (D) Water River quality. 3 3 3 No impact likely Incorporation of SUDS would 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 4 4 4 Previously developed land of a First phase soil samples for 3 3 3 land. school previous use may contain Brownfield site ensuring no some contaminants evidence of contamination Proportion of site 2 2 2 100% None 2 2 2 which is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare 3 3 3 Max yield 40. Min yield of 24 . Current and future Policy 3 3 3 Likely to be 32+ dwellings per guidelines will determine yield hectare. sizes (F) Air Quality Air quality. 3 3 3 There are no issues None 3 3 3 (G) Traffic and Access to public 3 3 3 There is an adequate Bus No improvements required to 3 3 3 Transport transport. Service to the site area service this particular site Proportion to use 2 2 2 31% of the working population of None likely 2 2 2 public transport, walk the Output Area use these or cycle to work methods to travel to work Road vehicle access. 5 5 5 Existing access is poor and is Improvements in line with 3 3 3 restricted by a condition on the technical arrangements as permission for the new primary agreed with DCC Highway school that it shall not serve the Authority. Further improvements proposed development. A to operation of School Close, planning inspector deemed that potentially creating a ‘home the access and School Close zone’ or the use of shared may be improved to make them surfaces. Link site with acceptable for development but development of ‘South of School, that this will require serious 1’ site to provide vehicular consideration. through route. Impact on public 3 3 3 A nearby Public Right of Way None 3 3 3 rights of way. within 500m although not directly affected (H) Waste No indicators (I) Climatic Factors Reduce Carbon 5 5 5 Emissions expected to be Provision of renewable energy 4 4 4 Dioxide emission. approximately 1.6 tonnes per as set out below would mitigate dwelling per annum impact. Land on floodplain. 3 3 3 Flood Zone 1 None 3 3 3 Renewable energy 3 3 3 A site of this size would be The site is likely to be suitable 2 2 2 capacity expected to provide 10% of for the use of micro wind, ground energy requirements from source heat pumps, solar P.V., renewable or low carbon solar thermal, Gas CHP and sources, in accordance with the anaerobic digestion. Utilisation of RSS this methods may increase the figure above 10% Public open space. 3 3 3 Would be expected to be No further increase expected 3 3 3 provided in accordance with current policy. Open space of school fields and play areas in vicinity Road vehicle access. 5 5 5 Existing access is poor and is Improvements in line with 3 3 3 restricted by a condition on the technical arrangements as
Site 1 – 0.6ha site to the South of the School, Bampton for 18 dwellings Development occurring 2012 Initial Final OBJECTIVES IMPACT NOTES MITIGATION INDICATORS S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 A SSSI lies 150m west of site None 3 3 3 although this is geological and development will not impact upon the designation. Protected or priority 3 3 3 A habitat survey was conducted Should development involve the 3 3 3 species. in February 2009. The survey breaching of any part of the found no evidence of badgers existing hedgerows then a but did consider that the dormouse nest tube survey hedgerows surrounding the site should be carried out. Removal may be suitable for dormice and of hedgerows should avoid the birds. bird nesting season. Wildlife Networks/ 3 3 3 The hedgerows are likely to form Retention of hedgerows where 3 3 3 Priority Habitats part of the wider wildlife network. possible.
(B) Landscape quality 3 4 4 This is an attractive steeply Keeping development close to 3 3 3 Landscape and character contoured field with locally the northern boundary will distinct small scale views up a reduce the impact of ‘filling in’ narrow valley. This will be this hidden valley with housing damaged. and reduce long distance views. (C) Cultural Heritage Archaeology 3 3 3 No impact. None 3 3 3
Listed Buildings. 3 3 3 Not in proximity of any listed None 3 3 3 buildings. No anticipated impact. Historic Parks and 3 3 3 Not in vicinity of any designated None 3 3 3 Gardens historic parks and gardens. No anticipated impact. Character of 3 3 3 Outside of Conservation Area. None 3 3 3 conservation areas No anticipated impact. Conservation Area 3 3 3 No anticipated impact on the None 3 3 3 Appraisals and existing appraisal and Management Plans management plan. (D) Water River quality. 3 3 3 The site is within 250m of the Incorporation of SUDS will 3 3 3 River Batherm. Any potential ensure no impact. impact of development of the site on river quality is currently unknown. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 4 4 4 None None 3 4 4 which is previously developed. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Max yield 24 Min 12 dwellings. An increase in density is 3 3 3 Anticipated development for 18 possible, although considered as dwellings at a density of 30 unlikely. dwellings per hectare. (F) Air Quality Air quality. 3 3 3 There are no issues None 3 3 3 (G) Traffic and Access to public 3 3 3 Reasonable access to current No improvements envisaged 3 3 3 Transport transport. Bus Services available to Taunton (hourly) Tiverton (2 hourly) Proportion to use 3 2 2 31% of the working population of Improved pedestrian access 3 2 2 public transport, walk the Output Area covering the site along West Street and link with or cycle to work use these methods to travel to the adjacent old school site may work assist. Road vehicle access. 3 4 4 Poor vehicular access from Improve access from West 3 3 3 narrow lane/public footpath. Street. Potential provision Would require improved access. through BA3 site. Impact on public 3 3 3 There is a Public Right of Way Potential to enhance the Public 3 2 2 rights of way. starting at the existing entrance Right of Way as a result of of the site, but not passing within development. it. This would need to be retained. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 5 5 Emissions expected to be Implementation of a Low 3 4 4 Dioxide emission. approximately 1.6 tonnes per Emissions Strategy and dwelling per hectare provision of a significant proportion of on-site renewable energy. Land on floodplain. 3 3 3 The site is within Flood Zone 1 None 3 3 3 and is not within any flood plain. Renewable energy 3 2 2 A planning application for outline Micro wind, ground source heat 3 2 2 capacity permission on the site states that pumps, solar P.V., solar thermal, 20% of the energy requirements gas CHP and anaerobic will come from a combination of digestion are all likely to be solar panels on all roofs and suitable for use on the site. ground source heat pumps. This These methods could potentially is in excess of the RSS minimum raise the figure above 20% requirement of 10%. (J) Healthy and Safe Public open space. 3 3 3 Would be expected to provide in Unlikely to exceed standard 3 3 3 Living Environments accordance with current policy. provision Existing Open space of school fields and play areas within 150m of the site Road vehicle access. 3 4 4 The existing vehicle access is Widening of the northern part of 3 3 3 substandard for residential West Street would improve access although improvements access. could bring it up to standard. Number of affordable 3 3 3 Expected to be provided in Unlikely to be higher provision 3 3 3 houses lost and accordance with current policy proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 Site is on Greenfield land away Retention and enhancement of 3 3 3 and pollution from any major road. Few existing hedge boundaries may dwellings in immediate vicinity. provide some sound buffering Potential for some noise emanating from the primary school. Walking and cycling 3 4 4 Improvements required. Site is Widening of footpaths and 3 3 3 provision adjacent to a public footpath but provision of cycle path to town there is no direct and dedicated cycle provision to the town (K) Health care and Access to public 3 3 3 Reasonable access to current No improvements required 3 3 3 community facilities. transport. Bus Services available to Taunton (hourly) Tiverton (2 hourly) Access to health and 3 3 3 Doctors surgery 10-15 minutes No likely increase in provision. 3 3 3 other services on foot. No other health services within settlement. Hospital 30 mins by public transport. Access to Community 3 3 3 15 minute walk to local centre No likely increase in provision. 3 3 3 Facilities and with facilities and services. services. (L) Housing Number of affordable 3 3 3 Expected to be provided in Unlikely to be higher provision 3 3 3 houses lost and accordance with current policy proposed. Number of houses 3 2 2 18 dwellings proposed, none Dwellings proposed at a higher 3 2 2 lost and proposed. lost. density. (M) Consultation and Community 4 4 4 Some small level of local Public consultation carried out 4 4 4 Social Deprivation involvement. objection. prior to an application being submitted. Statutory public consultation as part of an application. Access to education 3 3 3 Close proximity to primary Adjacent to primary school. 3 3 3 and training school but no direct access from Potential enhancement through site. Bus to secondary school provision of a direct pedestrian and college leaves from local link. Secondary school access centre. not affected. Employment 3 3 3 None None 3 3 3 floorspace
Number of affordable 3 3 3 Expected to be provided in Unlikely to be higher provision 3 3 3 houses lost and accordance with current policy proposed. (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 2 2 2 15 minute walk to local centre No likely increase in provision. 2 2 2 housing to retail. within a market town. Access to market town will remain the same. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 No significant impact. None 3 2 2 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
2.4ha site at Bourchier Close, Bampton for 40 dwellings and 4000 square metres employment floorspace. Development occurring 2011 Initial Final IMPACT OBJECTIVES INDICATORS S M L NOTES MITIGATION S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 Two SSSI’s lie within 1km of site, None 3 3 3 with two CWS within 2km. the site lies within the Frog Lane Local Wildlife Site. No impact. Protected or priority 4 4 4 An ecological appraisal has been Further, more species specific 3 3 3 species. carried out on the site found that survey should be undertaken to all of the hedgerows on the site fully assess development impact are species rich and that there is on protected species. Retention evidence of a badger sett on the of trees and hedgerows as far as site. Several trees within the site is possible would limit impact. are considered to have bat roost potential and could be suitable nesting habitats for birds. Wildlife Networks/ 4 4 4 There are various noted Retention of boundary 3 3 3 Priority Habitats networks within and surrounding hedgerows and trees where the site. possible. Minimisation of breaks in hedgerows to retain the network. (B) Landscape quality 3 4 4 This site extends the town up A tree planting buffer to the north 3 3 3 Landscape and character this northern hill and is viewed west of the site will partly from the hills across the valley to mitigate against the damaged the northwest. The site is not of views from across the valley. high landscape value in itself. Sensitive development reflecting Some views toward the site can farm buildings in the area would be had from the Exe Valley Way help to assimilate the site into to the west and from a public the landscape. footpath to the east. (C) Cultural Heritage Archaeological sites 3 3 3 No anticipated archaeological None. 3 3 3 impact. Listed Buildings. 3 3 3 Some distance away from this None 3 3 3 site. No perceived impact. Historic Parks and 3 3 3 None within the vicinity. None 3 3 3 Gardens Character of 3 4 4 Views from the Motte and Bailey General consideration of 3 3 3 conservation areas Castle (SAM) would be affected. design/heights/ This is the high point in the Highways etc will be required to Conservation Area. ensure there is no impact on the SAM. Conservation Area 3 3 3 Is unlikely to impact on the None 3 3 3 Appraisals and existing Conservation Area Management Plans Appraisal or the recommendations contained within the management plan. (D) Water River quality. 3 3 3 The quality of the nearest Incorporation of SUDs will 3 3 3 watercourse, the Shuttern Brook, ensure no run-off impact is unknown (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 3 4 4 None None 3 4 4 which is previously developed. Employment - square 3 4 4 The site is proposed as mixed Unlikely to be significantly higher 3 4 4 metres floorspace per use, with approximately 4000m² provision due to proposed hectare. of employment floor space being provision of dwellinghouses on created on 1.26ha giving a the site. density of 3174m/ha Dwellings per hectare. 3 3 3 Likely to be developed at 35 Unlikely to be significantly higher 3 3 3 dwellings per hectare
(F) Air Quality Air quality. 3 3 3 Although resulting in a significant None likely to be necessary. 3 3 3 increase in daily vehicle movements, air quality is predicted to remain good, and below NAQO’s. (G) Traffic and Access to public 4 4 4 Reasonable access to adequate May require additional frequency 3 3 3 Transport transport. existing Bus Service although no to existing service and a direct pedestrian means of access. pedestrian access to the town centre. Proportion to use 4 4 4 9% of the working population of By extending the development of 2 2 2 public transport, walk the Output Area covering the site Bampton into this area and with or cycle to work use these methods to travel to measures to discourage work vehicular use of Frog Street, figures should be expected to be more inline with the average of 4 Output Areas covering Bampton of 25% Road vehicle access. 4 4 4 Existing access onto main B Could be improved with new 3 3 3 road toward Morebath. However, access onto Morebath Road and this would need to be improved measures to discourage to serve the proposed vehicular use of Frog Street development. Frog Street would not be suitable for use as the main access. Impact on public 3 3 3 There is one Public Right of Way Reduce any impact by protecting 3 3 3 rights of way. within 500m of this site and enhancing (H) Waste No indicators (I) Climatic Factors Reduce Carbon 5 5 5 Emissions expected to be Implementation of a Low 3 3 3 Dioxide emission. approximately 1.5 tonnes per Emissions Strategy and dwelling per hectare provision of a significant proportion of on-site renewable energy. Census data shows that the workplace population of the ward covering Bampton travel less distance to their place of work than the resident population. A mixed use development could provide jobs for residents and help to reduce this imbalance, thus lowering emissions. Land on floodplain. 3 3 3 Flood Zone 1 None 3 3 3 Renewable energy 3 3 3 Development of this size would Biomass CHP, micro-scale wind, 2 2 2 capacity be expected to provide at least heat pumps, solar PV and 10% of energy requirements thermal and Gas CHP are all through renewable energy or low considered to be technically carbon technologies, in suitable for use on the site and accordance with the RSS could raise the figure above 10%. (J) Healthy and Safe Public open space. 3 3 3 Expected to provide in Unlikely to exceed policy 3 3 3 Living Environments accordance with current policy. requirement. Existing Open space of school fields and play areas within 300m Road vehicle access. 4 4 4 Existing access onto main B Could be improved with new 3 3 3 road toward Morebath. However, access onto Morebath Road and this would need to be improved measures to discourage to serve the proposed vehicular use of Frog Street development. Frog Street would not be suitable for use as the main access. Number of affordable 3 3 3 Affordable housing would be It is not envisaged that provision 3 3 3 houses lost and expected to be provided at the would exceed policy requirement proposed. usual policy rate. Number of jobs lost 2 2 2 No jobs would be lost. 4000m² May be increased depending on 2 2 2 and created. employment floorspace will the nature of businesses generate approximately 114 full occupying units and density of time jobs. This is based on 1 job development. created per 35m² of employment floor space. Avoidance of noise 3 3 3 Current noise levels are within None 3 3 3 and pollution the acceptable parameters stipulated in PPG24 and would not be anticipated to rise to unacceptable levels. Walking and cycling 4 4 4 Existing links exist to town centre Provision to improve 3 3 3 provision require improvements requirements for cycle and pedestrian links (K) Health care and Access to public 4 4 4 Reasonable access to adequate May require additional frequency 3 3 3 community facilities. transport. existing Bus Service although no to existing service and a direct pedestrian means of access. pedestrian access to the town centre. Access to health and 3 3 3 20 minutes on foot to Doctors Provision unlikely to be 3 3 3 other services surgery. Hospital can be increased. accessed in 30 minutes by public transport. Access to Community 3 3 3 Community facilities within the Unlikely to be any increase in 3 3 3 Facilities and local centre but currently no provision but improvements to services. suitable pedestrian access. pedestrian access are possible. (L) Housing Number of affordable 3 3 3 Affordable housing would be It is not envisaged that provision 3 3 3 houses lost and expected to be provided at the would exceed policy requirement proposed. usual policy rate. Number of houses 2 2 2 Anticipated to provide 40 Not likely to be significantly 2 2 2 lost and proposed. dwellings higher (M) Consultation and Community 4 4 4 There has been moderate None 4 4 4 Social Deprivation involvement objection to the allocation at preferred options consultation. The Town Council oppose the allocation. Access to education 3 3 3 Primary school within town. Bus No likely change in provision. 3 3 3 and training. service from local centre to Potential for increase in public secondary schools and colleges. transport provision. Employment 2 2 2 Approximately 4000m² which No likely increase in density of 2 2 2 floorspace would form the majority of the provision identified requirement within the settlement up until 2026. Number of affordable 3 3 3 Affordable housing would be It is not envisaged that provision 3 3 3 houses lost and expected to be provided at the would exceed policy requirement proposed. usual policy rate. (N) Economic Growth Employment, retail 2 2 2 Anticipated to provide A higher density of provision, or 2 2 2 and other business approximately 4000m² of additional land allocated on the floorspace. employment floor space, site for employment floor space although unlikely to be retail. is unlikely to be feasible. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 2 2 2 With 4000m² of employment There may be potential for this 2 2 2 and created. floorspace created, and working figure to increase, dependant on at a ratio of 1 job created per the nature of the businesses 35m² floor space, it is anticipated occupying the units and the that approximately 114 jobs density of development. would be generated by the development. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 2 2 2 Within a market town. Improved pedestrian access. 2 2 2 housing to retail. Location of new retail 3 3 3 None anticipated to be provided None 3 3 3 floorspace. as a direct result of the development. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 Employment floor space on the Ensure no retail provision within 3 3 3 Viability of town site is unlikely to include retail employment floorspace. centres. provision and so the impact on the town centre is likely to be minimal. Increase in residents may aid the vitality of the town centre. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
0.3ha site at Ashleigh Park, Bampton, NS1. Proposed for 5 dwellings. Development occurring 2011 Initial Final OBJECTIVES IMPACT NOTES MITIGATION INDICATORS S M L S M L
(A) Wildlife SSSI or CWS SITES 4 4 4 A SSSI lies 150m west of site Conservation and protection 3 3 3 measures in accordance with present policy Protected or priority 3 3 3 Unknown if any of the species An extended phase 1 habitat 3 3 3 species. are present on the site although survey would determine it is unlikely. Trees and presence and recommend hedgerows would provide the appropriate mitigation if most potential. necessary. Wildlife Networks/ 3 3 3 Unlikely that any significant None 3 3 3 Priority Habitats networks run through the site.
(B) Landscape quality 3 3 3 This is a steep sided field Avoid development of the higher 3 3 3 Landscape and character nestling around a hillside wood part of the site on which the with mature woodland trees and trees are sited. hedge banks. There are limited views on to the site and therefore impact will be limited. (C) Cultural Heritage Archaeological sites 3 3 3 No impact. None 3 3 3 Listed Buildings. 3 3 3 None nearby None 3 3 3 Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 3 3 Not close to boundary of None 3 3 3 conservation areas conservation area to cause concern Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans (D) Water River quality. 3 3 3 No impact likely. Incorporation of SUDS would 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 4 4 4 Part of the site is within an area Minimum of a Phase I and II 2 2 2 land known to have been used for contamination risk assessment quarrying in the past and required with subsequent suspected infill. remediation if significant risk identified. The area to the west of the site has been successfully redeveloped following successful remediation of contamination. Proportion of site 4 4 4 None None 4 4 4 which is previously developed Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare Dwellings per hectare 4 4 4 Steepness of site will reduce None likely to be feasible 4 4 4 density and number of dwellings is estimated at 5 which equates to 16dph (F) Air Quality Air quality 3 3 3 No concerns None 3 3 3 (G) Traffic and Access to public 3 3 3 Access to an existing adequate None 3 3 3 Transport transport. Public transport service via path to town centre Proportion to use 3 3 3 20% of the working population of None likely 3 3 3 public transport, walk the Output Area covering the site or cycle to work use these methods to travel to work Road vehicle access. 4 4 4 Currently private access only Extend access from Ashleigh 3 3 3 through residential driveway. Park estate road. Estate road close to site. Impact on public 3 3 3 No impact. None 3 3 3 rights of way (H) Waste No indicators (I) Climatic Factors Reduce Carbon 5 5 5 Emissions expected to be Provision of a significant 4 4 4 Dioxide emission. approximately 1.5 tonnes per proportion of renewable energy dwelling per annum is likely to be the only viable strategy to reduce emissions on a site of this size. Land on floodplain. 3 3 3 Flood Zone 1 None 3 3 3 Renewable energy 4 4 4 Would not be required to provide Micro wind generation, ground 2 2 2 capacity on-site generation as falls below source heat pumps, solar P.V., the RSS threshold of 10 solar thermal and Gas CHP are dwellings. all likely to be suitable to use on the site. Utilisation of all suitable methods of renewable energy to maximise generation. (J) Healthy and Safe Public open space. 3 3 3 Expected to provide POS in None 3 3 3 Living Environments accordance with current policies. Within 500m both green and play areas Road vehicle access. 4 4 4 Currently private access only Extend access from Ashleigh 3 3 3 through residential driveway. Park estate road. Estate road close to site. Number of affordable 3 3 3 Expected to be provided in Unlikely to be higher provision 3 3 3 houses lost and accordance with current policy proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 None None 3 3 3 and pollution Walking and cycling 3 3 3 There is an existing pedestrian Ensure pedestrian link is 3 3 3 provision link to local centre via Ashleigh provided with Ashleigh Park. Park. No explicit cycling provision although the Exe-valley cycle route and West Country Way (NCN3) pass along Old Tiverton Road. (K) Health care and Access to public 3 3 3 Access to an existing adequate None 3 3 3 community facilities. transport. Public transport service via path to town centre Access to health and 3 3 3 Doctors surgery 25 minute walk No increase in provision 3 3 3 other services from site. Hospital 30 minutes by public transport. Access to Community 3 3 3 Community Hall and public No increase in provision 3 3 3 Facilities and houses etc. 15 minute walk. No services. bus service from site although service runs from local centre to other settlements (L) Housing Number of affordable 3 3 3 Expected to be provided in Unlikely to be higher provision 3 3 3 houses lost and accordance with current policy proposed. Number of houses 2 2 2 5 dwellings proposed Unlikely to be higher due to 2 2 2 lost and proposed. steepness of site (M) Consultation and Community 4 4 4 Relatively high levels of None 4 4 4 Social Deprivation involvement. objection from the preferred options consultation although no comments from the Town Council were received. Access to education 3 3 3 Primary school within town. Bus No further enhancements likely. 3 3 3 and training. service to secondary school and college from local centre. Employment 3 3 3 None None 3 3 3 floorspace.
Number of affordable 3 3 3 Expected to be provided in Unlikely to be higher provision 3 3 3 houses lost and accordance with current policy proposed. (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 2 2 2 15 minutes on foot to local No likely increase in retail 2 2 2 housing to retail. centre. provision in local centre. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 None None 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
0.7ha Site to the Rear of Newton Square, Bampton, NS2 for 5 dwellings Development occurring 2011 Initial Final IMPACT NOTES MITIGATION OBJECTIVES INDICATORS S M L S M L
(A) Wildlife SSSI or CWS SITES 4 4 4 A SSSI lies close to site Conservation and protection 3 3 3 proximity measures in accordance with present policy Protected or priority 3 3 3 Unknown if these species An extended phase 1 habitat 3 3 3 species. present on the site. Trees and survey would determine species hedgerows likely to have the present and recommend most potential. appropriate mitigation. Wildlife Networks/ 3 3 3 Shuttern Brook runs mainly None likely to be necessary. 3 3 3 Priority Habitats through the site (a Tributary of the Batherm) with existing various noted Networks and habitats. Development will have to avoid this area due to it being floodplain. (B) Landscape quality 3 3 3 This site is in a built up area of None 3 3 3 Landscape and character Bampton. Impact would be limited to views from the north and boundaries such as Frog Street (C) Cultural Heritage Archaeology 3 3 3 No impact. None. 3 3 3 Listed Buildings. 3 3 3 Listed buildings nearby, opposite None 3 3 3 access point. No impact anticipated. Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 4 4 4 Tight urban character with ‘edge Careful design for housing and 3 3 3 conservation areas or rural feel’ may be highways access: consideration endangered. of views into and out of the Part of this site adjoins the conservation areas: design brief conservation area. Consideration will aid process of views in and out of the conservation area therefore design considerations will be paramount for this site if brought forward Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans (D) Water River quality. 4 4 4 The Shuttern Brook runs Incorporation of SUDS would 3 3 3 adjacent to the site in Flood help to ensure no impact. Zone 3. The quality of this watercourse is unknown. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 2 2 2 Approximately 32% of the site is Limit development to this area 2 2 2 which is previously curtilage associated with the developed. shop and its flat and has been used for stabling. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 4 4 4 Max yield 28 Min Yield 17. Due Not likely to be higher 4 4 4 to flooding constraints, site is likely to yield approximately 5 dwellings on 0.2ha equating to 25dph. (F) Air Quality Air quality. 3 3 3 There are no issues None 3 3 3 (G) Traffic and Access to public 3 3 3 Good access to the 2 and 1 None 3 3 3 Transport transport. hourly bus services in the centre of Bampton to Tiverton and Taunton respectively Proportion to use 2 2 2 25% of the working population of None likely 2 2 2 public transport, walk the Output Areas in Bampton or cycle to work use these methods Road vehicle access. 4 4 4 Access is likely to be sought Improve the access from Newton 3 3 3 through Newton Court given the Square. Provide parking spaces constraints of Frog Street. for the shop Concerns have been raised regarding the use of Newton Court and its impact on parking and deliveries in association with the operation of the ‘Spar’ shop on Newton Square. Impact on public 3 3 3 There is a nearby Public Right of None 3 3 3 rights of way. Way no impact envisaged (H) Waste No indicators (I) Climatic Factors Reduce Carbon 5 5 5 Emissions are expected to be Provision of a significant 4 4 4 Dioxide emission. approximately 1.5 tonnes per proportion of renewable energy dwelling per annum is likely to be the only viable strategy to reduce emissions on a site of this size. Land on floodplain. 5 5 5 Approximately 50% of the site Ensure that all development, 3 3 3 lies within flood zones 2 and 3 of including access roads, only the Shuttern Brook occurs within flood zone 1 land. This is likely to reduce the site area to the southern portion accessible from Newton Court Renewable energy 4 4 4 Would not be required to provide Micro wind generation, ground 2 2 2 capacity on-site generation source heat pumps, solar P.V., solar thermal and Gas CHP are all likely to be suitable to use on the site. Utilisation of all suitable methods of renewable energy to maximise generation. (J) Healthy and Safe Public open space. 3 3 3 Expected to provide POS in None 3 3 3 Living Environments accordance with current policies. Within 500m both green and play areas Road vehicle access. 4 4 4 Access is likely to be sought Improve the access from Newton 3 3 3 through Newton Court given the Square. Provide parking spaces constraints of Frog Street. for the shop Concerns have been raised regarding the use of Newton Court and its impact on parking and deliveries in association with the operation of the ‘Spar’ shop on Newton Square. Number of affordable 3 3 3 Expected to be provided in Unlikely to be higher provision 3 3 3 houses lost and accordance with current policy proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 The site is within close proximity None 3 3 3 and pollution of the Shuttern Brook and so measures should be taken to ensure no pollution of the Brook occurs as a result of any development. Walking and cycling 3 3 3 No footpath in Frog Street. None 3 3 3 provision Newton Square has shared spaces leading to local centre. (K) Health care and Access to public 3 3 3 Good access to the 2 and 1 None 3 3 3 community facilities. transport. hourly bus services in the centre of Bampton to Tiverton and Taunton respectively Access to health and 3 3 3 15 minutes on foot to doctors. 30 None 3 3 3 other services minutes to hospital by public transport Access to Community 3 3 3 Facilities and services are No likely increase but improved 3 2 2 Facilities and available in the local centre pedestrian access would aid services. which is 5-10 minutes on foot. access to the local centre. (L) Housing Number of affordable 3 3 3 Expected to be provided in Unlikely to be higher provision 3 3 3 houses lost and accordance with current policy proposed. Number of houses 2 2 2 Expected to provide 5 dwellings None 2 2 2 lost and proposed. due to flooding constraints on- site (M) Consultation and Community 4 4 4 Relatively significant levels of Carrying out of further public 4 4 4 Social Deprivation involvement. objection received as consultation would occur should representations at preferred an application be received. options stage including from the Town Council, predominately regarding flooding and access. Some support received for allocation of site. Access to education 3 3 3 15-20 minute walk to the primary No further enhancement likely. 3 3 3 and training. school. Bus to secondary school and college approximately 5 minute walk. Employment 3 3 3 None None 3 3 3 floorspace.
Number of affordable 3 3 3 Expected to be provided in Unlikely to be higher provision 3 3 3 houses lost and accordance with current policy proposed. (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 2 2 2 Site is on the edge of the local No improvements to retail 2 2 2 housing to retail. centre with retail in the provision likely. immediate vicinity. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 None None 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Sites not allocated in DPD Initial Site reference NS5 South Molton Road 5 Scout Hut 6 East of Scout Hut 7 Luttrell Quarry West Street NS5 Birchdown Farm
NS5 - 2.3ha site at South Molton Road, Bampton for 55 dwellings Development occurring 2013 Initial Final IMPACT OBJECTIVES INDICATORS S M L NOTES MITIGATION S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 A SSSI lies within 170m of the None 3 3 3 site although this is a geological designation and development will not affect it. Protected or priority 4 4 4 It is unknown if any of these An extended phase 1 habitat 3 3 3 species. species are present on the site survey would determine what although the mature trees and species are present and hedge boundaries would likely appropriate mitigation. be potential sites. Wildlife Networks/ 4 4 4 The site has a lengthy hedgerow Development should retain as 3 3 3 Priority Habitats perimeter which combined with may of the trees as possible and the mature trees on the site are avoid unnecessary breaks in the likely to contribute to the wider existing hedgerows. wildlife network. (B) Landscape quality 4 4 4 This site forms the west rural The oak and the beech trees 4 4 4 Landscape and character setting to the town with far need to be protected with TPOs. reaching views from within the A tree planting buffer along the town and from the surrounding boundaries of the site especially hills; this will be damaged by the along the top skyline. The development. A large oak in the housing should not extend above middle of the field and mature the skyline to mitigate some of beech trees in the boundary the impact of this development. hedge banks will also be damaged. (C) Cultural Heritage Archaeology 3 3 3 No archaeological designations None 3 3 3 or known sites or activity recorded on DCC Historic Environment Record. Listed Buildings. 3 3 3 There is 1 listed building, With careful design it is not 3 3 3 Bowdenhays approximately 40m anticipated that the development from the eastern extent of the of the site would detrimentally site, with a further listed building impact on the setting of the listed 35m to the east of buildings. Bowdenhayes. Historic Parks and 3 3 3 There are no designated historic None 3 3 3 Gardens parks or gardens within the vicinity of the site. Character of 4 4 4 The eastern boundary of the site Development of only the lower 3 3 3 conservation areas adjoins the western extent of the lying areas of the site may help Conservation Area. The site is to reduce the visual impact on visually prominent from within the character of the the Conservation Area and Conservation Area. should be developed with sensitive regard to views into and out of the Conservation Area. Conservation Area 3 3 3 The Conservation Area Consultation with other land 3 2 2 Appraisals and Appraisal and Management Plan owners. Interested parties to Management Plans for Bampton was adopted in negotiate a scheme of December 2005. It identified the development that would enhance area of South Molton Road to the Conservation Area, the south east of the site as particularly in the are identified warranting environmental for environmental enhancement. enhancement. Development on the site could potentially drive toward this although the site lies outside of the CA. (D) Water River quality. 3 3 3 Not in close proximity of any Testing of river quality and 3 3 3 river, although given steepness modelling to assess likely impact of site there is potential for run- on the river prior to application off into the river Batherm. The submission. Mitigation as quality of this river is unknown. required. Incorporation of SUDS would ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 4 4 4 None None 4 4 4 which is previously developed. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 4 4 4 Due to steepness of the site and None likely to be feasible 4 4 4 the high level of visibility on the wider landscape it would be anticipated that development would occur at less than 30dph (F) Air Quality Air quality. 3 3 3 There are no issues in this area. None 3 3 3 (G) Traffic and Access to public 3 3 3 There is good access to an No improvements although 3 3 3 Transport transport. adequate Bus Service in the increase of frequency at peak town centre times may be required Proportion to use 2 2 2 29% of the working population of None likely 2 2 2 public transport, walk the Output Area which covers or cycle to work the majority of the site use these methods to travel to work Road vehicle access. 4 4 4 Poor vehicular access off Provision of on-site road 2 2 2 narrow, busy single carriageway network. Improve access at High at High Street. Street. Construct new second access onto South Molton Road and connect the two. Impact on public 3 3 3 There is a Public Right of Way None 3 3 3 rights of way. within 500m of the site. No impact measures required (H) Waste No indicators (I) Climatic Factors Reduce Carbon 5 5 5 Emissions are expected to be Implementation of a Low 4 4 4 Dioxide emission. approximately 1.6 tonnes per Emissions Strategy and dwelling per annum provision of a significant proportion of on-site renewable energy. Improvements to walking and cycling provision to encourage use of sustainable modes. Land on floodplain. 3 3 3 Land is defined as being in Flood None 3 3 3 Zone 1. Development of the site will have to take into account steepness of site and potential run-off to lower land and the River Batherm. Renewable energy 2 2 2 A planning application to develop Biomass, heat pumps and Gas 2 2 2 capacity the site states that solar panels CHP, solar PV and micro-scale and ground source heat pumps wind are all considered to be would generate 20% of the technically suitable for use on energy requirements of the site the site. These could further and cost £5000 per dwelling. increase the provision on-site. This is in excess of the RSS minimum requirement of 10%.
(J) Healthy and Safe Public open space. 3 3 3 Expected to be provided in Unlikely to exceed policy 3 3 3 Living Environments accordance with current policy. requirements Existing Open space of school fields and play areas Road vehicle access. 4 4 4 Poor vehicular access off Provision of on-site road 2 2 2 narrow, busy single carriageway network. Improve access at High at High Street. Street. Construct new second access onto South Molton Road and connect the two. Number of affordable 3 3 3 The site would be expected to Not realistically considered that 3 3 3 houses lost and provide affordable housing in line provision would be increased proposed. with current policy objectives. above policy figures, especially when considering the site constraints. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 It is not anticipated that air Use of grey water harvesting 3 3 3 and pollution quality would be significantly would help to reduce the need to affected by development of the process all water. site. Due to the steepness of the site, a SUD scheme would likely be necessary to prevent pollution of the lower lying watercourses. Construction noise is controllable by Environmental Health and a satisfactory scheme of landscaping and planting would help to reduce the noise impact of the development on neighbouring properties. Walking and cycling 3 3 3 Existing links to town centre Increase provision to footpaths 3 3 3 provision provided although no designated and cycle links within footpaths or cycle paths. development (K) Health care and Access to public 3 3 3 There is good access to an No improvements although 3 3 3 community facilities. transport. adequate Bus Service in the increase of frequency at peak town centre times may be required Access to health and 3 3 3 10-15 minutes on foot to doctors No likely change in provision. 3 3 3 other services surgery but no footpath link. No provision of dentist or other conventional healthcare services within settlement. 30 minutes by public transport to hospital Access to Community 3 3 3 10-15 minutes on foot to local No likely change in provision 3 3 3 Facilities and centre. services. (L) Housing Number of affordable 3 3 3 The site would be expected to Not realistically considered that 3 3 3 houses lost and provide affordable housing in line provision would be increased proposed. with current policy objectives. above policy figures, especially when considering the site constraints. Number of houses 2 2 2 55 dwelling increase. No loss. Provision may be lower than this 2 2 2 lost and proposed. if development is kept to the lower and less prominent slopes of the site (M) Consultation and Community 4 4 4 The town council prefer this Public consultation by the 4 4 4 Social Deprivation involvement. option to the proposed allocation developer, or site promoter at Bourchier Close (B), citing it would enable the community to as being a more convenient have some involvement in the location and with better access. pre-application process. Some objections were received at issues and options stage, although representations of support were also made. Access to education 3 3 3 Primary school within town. Bus No likely increase in provision. 3 3 3 and training. service to secondary school/s and college/s available from local centre. Employment 3 3 3 None None 3 3 3 floorspace.
Number of affordable 3 3 3 The site would be expected to Not realistically considered that 3 3 3 houses lost and provide affordable housing in line provision would be increased proposed. with current policy objectives. above policy figures, especially when considering the site constraints. (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 2 2 2 Local centre 15 minutes on foot. No likely change in provision 2 2 2 housing to retail. No pedestrian or cycle access. although access could improve. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 None None 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Site 5 – 0.4ha site at the Scout Hut, Old Tiverton Road, Bampton for 13 dwellings Development occurring 2011 Initial Final IMPACT OBJECTIVES NOTES MITIGATION INDICATORS S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 A SSSI adjoins this site to the None 3 3 3 north, at Kersdown Quarry. This is a geological designation and provided development avoids the boundary it would not be affected. Protected or priority 3 3 3 Unknown if any on the site An extended phase 1 habitat 3 3 3 species. although boundary trees and survey would determine species hedgerows may provide present and inform mitigation appropriate habitats. measures. Wildlife Networks/ 3 3 3 Development should not require None 3 3 3 Priority Habitats to break existing tree and hedge boundaries and so should not impact upon wildlife networks. (B) Landscape quality 4 4 4 This is a quiet wooded valley; its Tree planting throughout will 4 4 3 Landscape and character close vicinity to the town gives it marry this development into its high amenity value. This wooded surroundings to a small development will ‘fill in’ this extent. valley and its character will be damaged. (C) Cultural Heritage Archaeological sites 3 3 3 No anticipated impact. None 3 3 3 Listed Buildings 3 3 3 None nearby None 3 3 3 Historic Parks and 3 3 3 None in the vicinity of the site. None 3 3 3 Gardens Character of 3 3 3 Although there is a Conservation None 3 3 3 conservation areas Area covering Bampton, the site is not in the immediate vicinity of its boundaries and is not visible from the Conservation Area. The impact of development of the site would therefore be negligible. Conservation Area 3 3 3 As the development of the site is None 3 3 3 Appraisals and not anticipated to impact upon Management Plans the character of the Conservation Area, impact on the existing appraisal and management plan is also not considered to be of concern. (D) Water River quality. 3 3 3 The site is 400m from the River Investigation into quality of river 3 3 3 Batherm. It is uncertain what and nature of soil to ascertain impact the proposed potential impact of development. development may have on river Incorporation of SUDS would quality. ensure no impact. (E) Land and Soils Area of contaminated 4 4 4 Within the Minerals Consultation MPG 13 conditions will apply. 2 2 2 land Area. The site is adjacent to Cat. Minimum of a Phase I and II B/C potentially contaminated site contamination risk assessment at the disused Kersdown quarry required with subsequent and within 150m of the also remediation if significant risk potentially Cat. B/C identified. contaminated site at Lutrell Quarry. It is also within 400m of the Cat A potential contaminated site at Higher Kiln. Potential contamination of the site itself is unknown. Proportion of site 2 2 2 100% None 2 2 2 which is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Max yields 15 Min 9 Yield. Likely Current and future Policy 3 3 3 to be 12 dwellings at guidelines will determine yield approximately 35 dwellings per sizes hectare (F) Air Quality Air quality. 3 3 3 No issues None 3 3 3 (G) Traffic and Access to public 4 4 4 No access to Public Transport Access provision required. No 4 4 4 Transport transport. from this site. Situated 400-500m increase likely from Town Centre Proportion to use 3 3 3 19% of the working population of With improved pedestrian links 3 3 3 public transport, walk the Output Area covering the site between the site and the centre or cycle to work use these methods to travel to of the town it could be expected work. for the proportion to be similar Road vehicle access. 4 4 4 Existing access and access road Improvements to existing 3 3 3 is of an insufficient standard for access. Potential to link through residential use. to adjacent site. Impact on public 3 3 3 There is a Public Right of Way Protecting any impact and 3 3 3 rights of way. within 500m. Minimal impact enhance where possible. expected from this site Potential to provide direct access to the PRoW from the site. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 5 5 5 Emissions expected to be Provision of a significant 4 4 4 Dioxide emission. approximately 1.5 tonnes per proportion of renewable energy dwelling per hectare and the implementation of a Low Emissions Strategy are likely to be the only viable strategy to reduce emissions on a site at this location. Land on floodplain. 3 3 3 The site is within Flood Zone 1 None 3 3 3 as defined by the Environment Agency flood maps. It is not within a flood plain. Renewable energy 3 3 3 Development exceeding 10 Micro-wind, heat pumps, solar 2 2 2 capacity dwellings would need to provide thermal and PV and Gas CHP 10% of energy from renewable are all considered technically or low carbon technologies in feasible for use on the site and line with RSS requirements would potentially increase the figure above 10% (J) Healthy and Safe Public open space. 3 3 3 Would be expected to provide in Not likely to exceed this 3 3 3 Living Environments accordance with current policy requirement requirements Road vehicle access. 4 4 4 Existing access and access road Improvements to existing 3 3 3 is of an insufficient standard for access. Potential to link through residential use. to adjacent site. Number of affordable 3 3 3 Affordable housing would be Unlikely to be higher provision 3 3 3 houses lost and expected to be provided at on the site. proposed. standard policy rates. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 Land contamination issues as None 3 3 3 and pollution discussed earlier in this assessment would need to be addressed. A comprehensive landscaping scheme would help to contain noise within the site. Walking and cycling 3 3 3 There are no pedestrian links Requirements to provide 3 3 3 provision with the town centre. The pedestrian links with the town adjacent highway does lie on centre, possibly by linking with both the National Cycle Network the footpath into the town from West Country Way and the Exe Ashleigh Park. Valley cycle route. (K) Health care and Access to public 4 4 4 No access to Public Transport Access provision required. No 4 4 4 community facilities. transport. from this site. Situated 400-500m increase likely from Town Centre Access to health and 3 3 3 Doctors surgery approximately No likely increase in provision. 3 3 3 other services 25 minute walk. No bus service to doctors. Bus service from local centre to hospital in 30mins. Access to Community 4 4 4 Community hall and PH’s etc. 15 No further enhancements likely 3 3 3 Facilities and minute walk. Bus service from in terms of additional provision. services. local centre to other settlements. A new Scout Hut would need to The site currently has the Scout be provided elsewhere within the Hut sited on it. The loss of this town. facility is not desired. (L) Housing Number of affordable 3 3 3 Affordable housing would be Unlikely to be higher provision 3 3 3 houses lost and expected to be provided at on the site. proposed. standard policy rates. Number of houses 2 2 2 Anticipated to provide 12 Not likely to be significantly 2 2 2 lost and proposed. dwellings higher provision (M) Consultation and Community 4 4 4 At Issues and Options Further consultation, in particular 4 4 4 Social Deprivation involvement. consultation some local objection regarding the relocation of the was expressed, predominately Scout Hut. regarding loss of Greenfield land and associated biodiversity and loss of the scout hut facility. Access to education 3 3 3 Primary school 30 minutes on No likely increase in provision, 3 3 3 and training. foot. Bus service to secondary although scope for seeking S106 schools and colleges from local contributions. centre. Employment 3 3 3 None None 3 3 3 floorspace.
Number of affordable 3 3 3 Affordable housing would be Unlikely to be higher provision 3 3 3 houses lost and expected to be provided at on the site. proposed. standard policy rates. (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 2 2 2 15 minutes on foot to local No likely increase in provision. 2 2 2 housing to retail. centre. Location of new retail 3 3 3 None proposed None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 None None 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Site 6: 1.2ha site East of the Scout Hut, Bampton for 39 dwellings Development occurring 2011 Initial Final OBJECTIVES IMPACT NOTES MITIGATION S L S M L INDICATORS M
(A) Wildlife SSSI or CWS SITES 3 3 3 A SSSI adjoins this site to the None 3 3 3 north, at Kersdown Quarry. This is a geological designation and will not impact upon development provided it avoids the boundary. Protected or priority 3 3 3 It is unknown if any of these are An extended phase 1 habitat 3 3 3 species. present on the site although with survey would determine species mature trees and hedgerows present and recommend bounding there is potential. appropriate mitigation. Wildlife Networks/ 3 3 3 The established hedgerows and Development should endeavour 3 3 3 Priority Habitats trees bounding the site are likely to minimise breaks in the to form part of the wider wildlife existing roadside hedgerow and network. to retain other trees and hedges as far as is possible. (B) Landscape quality 4 4 4 This is a quiet wooded valley Tree planting throughout will 4 4 4 Landscape and character with long views to the west; its marry this development into its close vicinity to the town gives it wooded surroundings to a small high amenity value. This extent. development will ‘fill in’ this valley and its character will be damaged. (C) Cultural Heritage Archaeological sites 3 3 3 No anticipated archaeological None 3 3 3 impact. Listed Buildings. 3 3 3 There are no listed buildings None 3 3 3 within the immediate vicinity of the site. Accordingly it is not considered that development of the site would impact upon the setting or character of any listed building. Historic Parks and 3 3 3 None within close proximity of None 3 3 3 Gardens the site. Character of 3 3 3 The site is approximately 350m None 3 3 3 conservation areas from the boundary of the conservation area. Development of the site is not predicted to impact upon the area. Conservation Area 3 3 3 Development of the site is not None 3 3 3 Appraisals and anticipated to affect the current Management Plans adopted CAAMP documents. (D) Water River quality. 3 3 3 The River Batherm is Surveying of the site and the 3 3 3 approximately 470m from the River Batherm to assess site. The river quality and potential impacts. Incorporation potential impact of development of SUDS will ensure no impact. on the river is unknown. (E) Land and Soils Area of contaminated 4 4 4 Within the Minerals Consultation MPG 13 conditions will apply 3 3 3 land. Area adjoins a quarry that has potential to reopen Proportion of site 4 4 4 None None 4 4 4 which is previously developed. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Max yields 48 Min 29 Yield. Current and future Policy 3 3 3 Likely to be 38 dwellings guidelines and site constraints approximately at a density of 35 will determine yield sizes dwellings per hectare (F) Air Quality Air quality. 3 3 3 No issues None 3 3 3 (G) Traffic and Access to public 4 4 4 Poor Public transport access. Requirement to provide 4 4 4 Transport transport. Nearest bus stop is within the reasonable access, potentially town centre. There is no direct by extending bus services to pedestrian access to the town serve site and/or through centre at present. provision of pedestrian link to town centre although this would be problematic. Proportion to use 3 3 3 20% of the working population of None likely 3 3 3 public transport, walk the Output Area covering the site or cycle to work use these methods to travel to work Road vehicle access. 4 4 4 No access at present. One or New access off road at eastern 4 4 4 two accesses would be required. end of site. Potential to link The access road from the town through with the development of centre is narrow and unsuitable the Scout Hut site. for high volumes of traffic Impact on public 3 3 3 A Public Right of Way within Protect and enhance where 3 3 3 rights of way. 500m. Minimal impact envisaged possible (H) Waste No indicators (I) Climatic Factors Reduce Carbon 5 5 5 Emissions expected to be Provision of a significant 4 4 4 Dioxide emission. approximately 1.5 tonnes per proportion of renewable energy dwelling per annum and the implementation of a Low Emissions Strategy are likely to be the only viable strategy to reduce emissions on a site at this location. Land on floodplain. 3 3 3 Flood Zone 1 None 3 3 3 Renewable energy 3 3 3 Would be expected to provide Micro-wind, heat pumps, solar 2 2 2 capacity 10% of on-site energy from thermal and PV and Gas CHP renewable or low carbon are all considered technically technologies, in line with the feasible for use on the site and RSS. could bring the figure above 10% (J) Healthy and Safe Public open space. 3 3 3 Would be expected to provide in Increased provision unlikely 3 3 3 Living Environments accordance with current policy Road vehicle access. 4 4 4 No access at present. One or New access off road at eastern 4 4 4 two accesses would be required. end of site. Potential to link The access road from the town through with the development of centre is narrow and unsuitable the Scout Hut site. for high volumes of traffic Number of affordable 3 3 3 Affordable housing would need Not considered to be likely for 3 3 3 houses lost and to be provided in line with current any provision exceeding policy proposed. policy requirements. requirements. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 No issues None 3 3 3 and pollution Walking and cycling 4 4 4 No existing pedestrian route to Requirement to provide 3 3 3 provision the town centre. Two National pedestrian links with the town Cycle Network routes pass by on centre. Additional cycle routes, the Old Tiverton Road. including dedicated cycle paths would improve provision. (K) Health care and Access to public 4 4 4 Poor Public transport access. Requirement to provide 4 4 4 community facilities. transport. Nearest bus stop is within the reasonable access, potentially town centre. There is no direct by extending bus services to pedestrian access to the town serve site and/or through centre at present. provision of pedestrian link to town centre although this would be problematic. Access to health and 3 3 3 Doctors surgery approximately No likely increase in provision. 3 3 3 other services 25 minutes on foot. Hospital 30 minutes by public transport. Access to Community 3 3 3 15 minute walk to local centre No likely increase in provision. 3 3 3 Facilities and with such services and facilities. services. (L) Housing Number of affordable 3 3 3 Affordable housing would need Not considered to be likely for 3 3 3 houses lost and to be provided in line with current any provision exceeding policy proposed. policy requirements. requirements. Number of houses 2 2 2 38 dwellings proposed, none None 2 2 2 lost and proposed. lost. (M) Consultation and Community 4 4 4 There has been some local Further pre-application 4 4 4 Social Deprivation involvement. objection expressed at the consultation would help to allay Issues and Options consultation. local concerns. Access to education 3 3 3 Primary school 30 minutes on No likely increase in provision, 3 3 3 and training. foot. Bus service to secondary although scope for seeking S106 schools and colleges from local contributions. centre. Employment 3 3 3 None proposed None 3 3 3 floorspace.
Number of affordable 3 3 3 Affordable housing would need Not considered to be likely for 3 3 3 houses lost and to be provided in line with current any provision exceeding policy proposed. policy requirements. requirements. (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 2 2 2 15 minutes on foot to local No likely increase in provision. 2 2 2 housing to retail. centre of the market town. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 None None 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Appraisal of 1.0ha Site at Luttrell Quarry, 7 Proposed for employment land, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 Kersdown Quarry SSSI lies None 3 3 3 CWS or SSSI 100m to the north of the site. There is 1 CWS within 1.5km of the site. Not within a priority habitat area. No impact Protected or priority 3 3 3 It is unknown if there are any A Phase 1 habitat survey would 3 3 3 species. protected or priority species identify any protected or priority within or adjoining the site. There species and suitable mitigation is likely potential for bat roosts measures could then be within the existing barn building. determined. Wildlife networks 4 4 4 The hedgerows and trees Hedgerows adjoining the site to 3 3 3 adjoining the site are potentially be protected during construction, species rich. Without mitigation, and retained/enhanced with development would be likely to development. Breaking of damage these wildlife networks. hedgerows kept to a minimum. This would prevent deterioration in overall wildlife network. (B) Landscape Landscape quality and 4 4 4 Disused quarry land, slopes from The tree boundary needs to be 3 3 3 character. north to south with steep drop retained and added to with a into quarry. Well screened by robust landscaping scheme. trees on boundaries. Only glimpsing views of site obtainable from town. (C) Cultural Heritage Archaeology. 3 3 3 The quarry was disused by the Potential for imposition of a 3 3 3 late 19 th century. An ‘old limekiln’ PPG16 condition after initial field is shown on the 1880’s OS map. inspection. This would be to determine whether the limekiln survives and to inform on any archaeological investigation and recording required by impact of any development on surviving remains. Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 No affected historic parks or None. 3 3 3 Gardens gardens. Character of 3 3 3 Not within a Conservation Area. None 3 3 3 conservation areas. No anticipated impact on the Bampton Conservation Area. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Unlikely to be any impact. Incorporation of SUDS would 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 4 4 4 A former quarry site, designated A minimum of a phase I and II 2 2 2 land. as Cat C potential contaminated contamination risk assessment land. required with subsequent remediation if significant risk identified. Proportion of site which 2 2 2 100%. Previous use as a quarry. None. 2 2 2 is previously An agricultural building currently developed. exists on the site. Employment - square 3 3 3 It would be anticipated that the Given the potential site 3 3 3 metres floorspace per site would provide 3500m² of constraints due to the previous hectare. employment floor space, given quarry use it is not expected that the site size of 1ha. a significant increase in this floorspace would occur and indeed, floorspace may be lower than this average. Dwellings per hectare. 3 3 3 No dwellings provided. None 3 3 3 (F) Air Quality Air quality. 3 3 3 Unlikely to be any significant None. 3 3 3 impact. (G) Traffic and Access to public 5 5 5 No public transport passes the None likely to be feasible 5 5 5 Transport transport. site directly. Bus services run from the town centre, toward Tiverton, Taunton and Minehead. Proportion to use public 3 3 3 19% of the working population of Without significant improvements 3 3 3 transport, walk or cycle the Output Area covering the site in accessibility it is unlikely that to work use these methods to travel to the proportion would rise above work. 19% Road vehicle access. 5 5 5 Existing access is substandard. Improvements to site entrance 4 4 4 Site is accessed along a single would improve immediate carriageway road, not suitable visibility. No likely viable method for additional weight of traffic. of widening whole stretch of road from local centre. Impact on public rights 3 3 3 No affected public rights of way. No impact. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 2 2 2 Census data for the ward The implementation of a Low 1 1 1 Dioxide emission. indicates that 48% of the working Emissions Strategy and population travel outside the provision of a significant ward for employment. The proportion of renewable energy provision of employment land are likely to help to reduce adjacent to the town will help to emissions further. reduce the need to travel for work and thus lower emissions. Land on floodplain. 3 3 3 Flood Zone 1. None. 3 3 3 Renewable energy 3 3 3 Development of this scale would Micro-wind, heat pumps, solar 2 2 2 capacity. be expected to provide 10% of thermal and PV and Gas CHP energy from renewable or low are all technically feasible for carbon technologies in line with use on-site and could increase the RSS the figure above 10% (J) Healthy and Safe Public open space. 3 3 3 No provision None 3 3 3 Living Environments Road vehicle access. 5 5 5 Existing access is substandard. Improvements to site entrance 4 4 4 Site is accessed along a single would improve immediate carriageway road, not suitable visibility. No likely viable method for additional weight of traffic. of widening whole stretch of road from local centre. Number of affordable 3 3 3 No housing proposed. None 3 3 3 houses lost and proposed. Number of jobs lost 2 2 2 At a ratio of 1 job per 35m² of Figure may increase if density of 2 2 2 and created. employment floorspace, development increased. approximately 100 jobs would be created. Avoidance of noise and 4 4 4 Site is relatively well contained Control of uses on the site would 3 3 3 pollution and screened so noise should help to reduce problems. not present a significant problem although there are residential properties in close proximity. Walking and cycling 4 4 4 Two National Cycle Network None possible 4 4 4 provision routes pass by the site, along the Old Tiverton Road. There is no pedestrian access to the site. (K) Health care and Access to public 5 5 5 No public transport passes the None likely to be feasible 5 5 5 community facilities. transport. site directly. Bus services run from the town centre, toward Tiverton, Taunton and Minehead. Access to health and 4 4 4 Doctors surgery within the town, Unlikely to be any viable method 4 4 4 other services approximately 35-40 minutes on to increase health provision. foot, although not easily accessible.
Access to Community 5 5 5 Various services obtainable None 5 5 5 Facilities and services. within local centre, 500m from the site. Not easily accessible for pedestrians. (L) Housing Number of affordable 3 3 3 None proposed None 3 3 3 houses lost and proposed. Number of houses lost 3 3 3 None proposed None 3 3 3 and proposed.
(M) Consultation and Community 4 4 4 Some public objections received. None. 4 4 4 Social Deprivation involvement. Access to education 3 3 3 None None 3 3 3 and training. Employment 2 2 2 Anticipated to provide Unlikely to provide a significant 2 2 2 floorspace. approximately 3500m². amount more than this due to potential site constraints. Number of affordable 3 3 3 None provided None 3 3 3 houses lost and proposed. (N) Economic Growth Employment, retail and 2 2 2 Approximately 3500m² No likely increase in provision. 2 2 2 other business floorspace. (O) Rural Employment floorspace 3 3 3 3500m² of floorspace created None 3 3 3 Diversification. in rural areas. outside of any defined settlement limit. Although on brownfield land this would not be diversification of an existing use. (P) Employment Number of jobs lost 2 2 2 At 1 job created per 35m² of Additional jobs may be created 2 2 2 and created. employment floorspace, the site dependant on nature of business would be anticipated to provide carried out. 100 jobs. Key workers housing 3 3 3 None provided. None 3 3 3 (Q) Retail Proximity of new 3 3 3 Not applicable. Not applicable. 3 3 3 housing to retail. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 Unlikely to provide retail None. 3 3 3 Viability of town provision. Minimal impact on centres. town centre anticipated. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
0.5ha site at land adjacent to West Street, Bampton for development of 8 dwellings Development occurring 2011 Initial Final IMPACT OBJECTIVES INDICATORS S M L NOTES MITIGATION S M L
(A) Wildlife SSSI or CWS SITES 4 4 4 A SSSI can be found to the west Conservation and protection 3 3 3 of the town, outside of the measures in accordance with settlement limits. present policy Wildlife Networks/ 4 4 4 There are various noted Relocation of habitats ‘licences 3 3 3 Priority Habitats Networks within and surrounding to disturb’ considered. Mitigating the site mapping of wildlife, preserving hedgerows avoiding harm during the process Protected or priority 4 4 4 Unknown if there are any of An extended phase 1 habitat 3 3 3 species. these species on the site survey would determine what species are present (B) Landscape quality 4 4 4 The development will extend the Keeping the development to the 4 4 4 Landscape and character town into this undeveloped northern edge of the site above steeply sided wooded valley the sewage plant (which is not which is of high amenity value to ideal) will reduce the impact on this part of the town this green valley (C) Cultural Heritage Archaeology 3 3 3 No impact. None 3 3 3 Listed Buildings. 3 3 3 None in immediate vicinity None 3 3 3 Historic Parks and 3 3 3 None 3 3 3 Gardens Character of 3 3 3 This site is not near the Usual design process and 3 3 3 conservation areas. conservation area for Bampton, consideration of views within that but some long distance views process applicable may be affected Conservation Area 3 3 3 Bampton conservation area 3 3 3 Appraisals and appraisal Management Plans. (D) Water River quality. 3 3 3 Flood Zone 1 None 3 3 3 (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 4 4 4 None None 4 4 4 which is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 4 4 4 Likely to be 16 dwellings per Not likely to be higher 4 4 4 hectare due to steepness of site
(F) Air Quality Air quality 3 3 3 There are no quality issues None 3 3 3 (G) Traffic and Access to public 3 3 3 Services provided in the centre None 3 3 3 Transport transport. of Bampton of 1 hourly frequency to Taunton and 2 hourly to Tiverton Proportion to use 2 2 2 25% of the 4 Output Areas Additional provisions maybe 2 2 2 public transport, walk covering the site use these required for walking and cycling or cycle to work methods to travel to work. links to the town centre encouraging alternative methods of transport other than car into Bampton Road vehicle access. 4 4 4 No direct access. Only potential Improve access into field. Not 4 4 4 access is via the car park to the possible to improve access onto north. Road to west is West Street due to residential significantly lower than the site properties. so no access possible. Impact on public 3 3 3 There is a Public Right of Way None 3 3 3 rights of way. within 200m. No impact expected (H) Waste No indicators (I) Climatic Factors Reduce Carbon 5 5 5 Emissions expected to be Provision of a significant 4 4 4 Dioxide emission. approximately 1.5 tonnes per proportion of renewable energy dwelling per annum is likely to be the only viable strategy to reduce emissions on a site of this size. Land on floodplain. 3 3 3 Flood Zone 1 None 3 3 3 Renewable energy 4 4 4 Not expected to require onsite Micro-wind, solar PV and 3 3 3 capacity renewable energy generation as thermal, heat pumps and Gas likely to fall below the 10 CHP are all potentially suitable dwelling threshold set out in the for use on the site and could RSS. allow for some provision. (J) Healthy and Safe Public open space. 3 3 3 Contributions would be sought in No likely increase in provision or 3 3 3 Living Environments line with current policy to fund off contributions. site provision. The nearest public open space is approximately 300m from the site. Road vehicle access. 4 4 4 No direct access. Only potential Improve access into field. Not 4 4 4 access is via the carpark to the possible to improve access onto north. Road to west is West Street due to residential significantly lower than the site properties. so no access possible. Number of affordable 3 3 3 Would be expected to provide in No likely increase in provision. 3 3 3 houses lost and accordance with current policy proposed. Number of jobs lost 3 3 3 None. Does not include No likely employment provision. 3 3 3 and created. employment land provision. Avoidance of noise 3 3 3 Adjacent to sewage treatment Move sewage treatment plant? 3 3 3 and pollution plant and gas bottling plant. Walking and cycling 3 3 3 No pedestrian access. Existing Provide pedestrian pathway 3 3 3 provision access is through a car park and through garages. garage block. (K) Health care and Access to public 3 3 3 Services provided in the centre None 3 3 3 community facilities. transport. of Bampton of 1 hourly frequency to Taunton and 2 hourly to Tiverton Access to health and 3 3 3 Doctors surgery 10-15 minutes None 3 3 3 other services on foot. 30 minutes to hospital by public transport Access to Community 3 3 3 15 minutes walk to local centre None 3 3 3 Facilities and with facilities and services. services. (L) Housing Number of affordable 3 3 3 Would be expected to provide in No likely increase in provision. 3 3 3 houses lost and accordance with current policy proposed. Number of houses 2 2 2 Likely to yield approximately 8 No viable method of increasing 2 2 2 lost and proposed. dwellings only due to difficulty in density of development. developing site as a result of the steepness of the site and problems in overcoming access issues (M) Consultation and Community 3 3 3 No representations received at None. 3 3 3 Social Deprivation involvement. preferred options stage. Access to education 3 3 3 Close proximity to primary Provide pedestrian link through 3 3 3 and training. school but no direct access from old school site and/or south of site. Bus to secondary school school site. Secondary school and college available from local access not affected. centre. Employment 3 3 3 None on-site at present and None 3 3 3 floorspace. none proposed.
Number of affordable 3 3 3 Would be expected to provide in No likely increase in provision. 3 3 3 houses lost and accordance with current policy proposed. (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 2 2 2 15 minute walk to local centre No likely increase in provision. 2 2 2 housing to retail. within a market town. Access to market town will remain the same. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None 3 3 3 3 within villages. Impact on Vitality and 3 3 3 None None 3 3 3 Viability of town centres (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon Tourist bed spaces 3 3 3 None None 3 3 3 provided
Site NS5: 1.7ha site at Birchdown Farm for 51 dwellings Development occurring 2012 Initial Final IMPACT OBJECTIVES INDICATORS S M L NOTES MITIGATION S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 None on or adjoining the site. None 3 3 3 Protected or priority 3 3 3 Unknown if any present on the An extended phase 1 habitat 3 3 3 species. site. With open stable the survey would determine the potential for bats is raised. The presence of these species and small area of trees and recommend appropriate hedgerow has some potential. mitigation. Wildlife Networks/ 3 3 3 Any networks are likely to use Minimising breaks in the 3 3 3 Priority Habitats the existing boundary field hedgerow will help to minimise hedgerow. network disturbance.
(B) Landscape quality 5 5 5 This development extends the Keeping development low 5 4 4 Landscape and character town to the north. The site is on (bungalows) will reduce the an elevated hill seen from far damage to the rural skyline. reaching hills and development Keeping the development away will rise above the skyline from the hillock to the south of damaging the rural setting to the the site will retain the distinctive north. The hillock to the south of landscape character. A tree the site has locally distinct buffer along the boundaries will landscape character that will be soften the impact on this hill. damaged by this development. (C) Cultural Heritage Archaeology 3 3 3 No impact. None. 3 3 3 Listed Buildings. 3 3 3 None in close proximity and so None 3 3 3 not anticipated impact. Historic Parks and 3 3 3 None in close proximity of site. None 3 3 3 Gardens Character of 5 5 5 Character of SAM (Castle) and None possible to overcome 5 5 5 conservation areas high point of conservation area a objection in principle major concern if development is on this side of the road – encroachment on views and setting Conservation Area 4 4 4 Impact potential on a Scheduled None 4 4 4 Appraisals and Monument 150m to the south of Management Plans this site (D) Water River quality. 3 3 3 Site is not in proximity of any Assessment of impact on the 3 3 3 river. The quality of the nearest river Batherm. river, the Batherm, is unknown. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 4 4 4 None None 4 4 4 which is previously developed. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Max 68 yield Min 41 dwelling Yields following current policy 3 3 3 yield. Anticipated yield of 51 at requirements and site 30 dwellings per hectare. constraints. (F) Air Quality Air quality. 3 3 3 There are no issues None 3 3 3 (G) Traffic and Access to public 4 4 4 There is an adequate service in None feasible 4 4 4 Transport transport. the centre of Bampton. Access to the services is restricted Proportion to use 4 4 4 9% of the working population of Additional provisions maybe 3 3 3 public transport, walk the Output Area that covers the required for walking and cycling or cycle to work site use these methods. links to the town centre encouraging alternative methods of transport other than car into Bampton to bring in more in line with the town average of 25% Road vehicle access. 3 3 3 Create new access onto None 3 3 3 Morebath Road to Highway Authority standard. Impact on public 3 3 3 There is one Public Right of Way None 3 3 3 rights of way. although no impact is envisaged (H) Waste No indicators (I) Climatic Factors Reduce Carbon 5 5 5 Emissions expected to be Provision of a significant 4 4 4 Dioxide emission. approximately 1.5 tonnes per proportion of renewable energy dwelling per annum and the implementation of a Low Emissions Strategy are likely to be the only viable strategy to reduce emissions on a site at this location. Land on floodplain. 3 3 3 Flood Zone 1 None 3 3 3 Renewable energy 3 3 3 Would be expected to provide Biomass CHP, micro-wind, solar 3 2 2 capacity 10% of energy by renewable or thermal and PV and Gas CHP low carbon technologies in are all considered technically accordance with the RSS feasible for use on the site and could improve the figure above 10% (J) Healthy and Safe Public open space. 4 4 4 Would be expected to provide in Unlikely to be higher provision. 3 3 3 Living Environments accordance with current policy. Existing Open space of school fields and play areas Road vehicle access. 3 3 3 Create new access onto None 3 3 3 Morebath Road to Highway Authority standard. Number of affordable 3 3 3 Affordable housing would be Unlikely to be higher provision. 3 3 3 houses lost and expected to be provided in line proposed. with policy requirements. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 Site is adjacent to a relatively None 3 3 3 and pollution busy road. Assessment of the Bourchier Close site on the opposite side of the road has shown that noise levels are within those accepted by government standards. Walking and cycling 5 5 5 There is currently no direct None feasible 3 5 5 provision walking or cycling provision to the town centre. (K) Health care and Access to public 4 4 4 There is an adequate service in None feasible 4 4 4 community facilities. transport. the centre of Bampton. Access to the services is restricted Access to health and 4 4 4 20 minutes walk to doctors. No Provision unlikely to be 4 4 4 other services public transport link to hospital. increased Access to Community 4 4 4 15 minutes on foot to local No increase in provision but 3 3 3 Facilities and centre but no suitable pedestrian provision of footpath could services. access. improve access. (L) Housing Number of affordable 3 3 3 Affordable housing would be Unlikely to be higher provision. 3 3 3 houses lost and expected to be provided in line proposed. with policy requirements. Number of houses 2 2 2 51 dwellings likely to be provided No significant increase 2 2 2 lost and proposed. anticipated (M) Consultation and Community 3 3 3 No objections received as part of None 3 3 3 Social Deprivation involvement. preferred options consultation. Access to education 4 4 4 Poor access. Primary school 25 No primary school enhancement 4 4 4 and training. minutes on foot. Bus to likely. Pedestrian path could secondary school and college make access better. from local centre 10 minutes walk away. Employment 3 3 3 None None 3 3 3 floorspace.
Use of local goods or 3 3 3 Unknown if local goods or Encourage use of these goods 3 3 3 services. services would be used and services. Number of affordable 3 3 3 Affordable housing would be Unlikely to be higher provision. 3 3 3 houses lost and expected to be provided in line proposed. with policy requirements. (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None None 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 4 4 4 10 minutes on foot but access is No likely increase in provision. 3 3 3 housing to retail. very poor. Pedestrian footpath would improve access. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 None None 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Rural Areas
Sites allocated in DPD Policy Appraisal reference Number AL/GT/1 Cullompton NS3 Five Bridges AL/BO/1 Bow 3 Bow, Godfrey Gardens AL/BO/2 Bow 1 Bow, Iter Cross AL/BO/3 Bow 4 Bow, Junction Road AL/CO/1 Copplestone NS2 Copplestone, Bassetts Close AL/CU/1 Culmstock 2 Culmstock, Linhay AL/CU/2 Culmstock 1 Culmstock, Hunters Hill ALKE/1 Kentisbeare 1 Kentisbeare, Village Hall AL/MB/1 Morchard Bishop 1 Morchard Bishop, Greenaway AL/SA/1 Sandford 1 Sandford, Village Hall AL/WI/1 Willand 1 Willand Moor AL/WI/2 Willand NS3, NS5 Willand, B3181
Appraisal of 0.4 hectare site for Gypsy and Traveller pitches at Five Bridges nr Willand. Proposed for 8 pitches, development occurring 2011-12 Objectives Impact Indicators Initial Notes Mitigation Final
S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 No designations on or adjoining None. 3 3 3 this site. Protected or priority 3 3 3 It is unknown if there are any of An extended Phase 1 habitat 3 3 3 species these species present on the survey would determine if there site. Most likely to be present were any of these species within boundary hedgerows. present and recommend appropriate mitigation. Wildlife Networks/ 3 3 3 Hedgerows forming the northern Retention of hedgerows where 3 3 3 Priority Habitats boundary of the site may contain possible, ensuring that any species. breakages are minimal. (B) Landscape quality 4 4 4 Limited impact from this Provision of landscaping would 3 3 3 Landscape and character relatively small site within the mitigate impact. vicinity of existing development. (C) Cultural Heritage Archaeological sites 3 3 3 No anticipated impact. None 3 3 3 and understanding Listed Buildings 3 3 3 None None 3 3 3 Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 3 3 None None 3 3 3 conservation areas Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans (D) Water River quality. 3 3 3 The River Culm runs to the north Incorporation of SUDs schemes 3 3 3 of the site, but residential would prevent surface water run- development should not have an off and mitigate any potential impact. impact. (E) Land and Soils Area of contaminated 3 3 3 None known. None 3 3 3 land Proportion of site 4 4 4 None None 4 4 4 which is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare 3 3 3 16 pitches per hectare. Accords with national standards. 3 3 3
(F) Air Quality Air quality. 3 3 3 Limited impact. None 3 3 3 (G) Traffic and Access to public 2 2 2 Adjoins the good Culm Valley None. 2 2 2 Transport transport. bus service. Proportion to use 4 4 4 13% of the resident population in None 4 4 4 public transport, walk this area use these modes. or cycle to work Road vehicle access. 3 3 3 No concerns. None. 3 3 3 Impact on public 3 3 3 None within or adjoining the site. None 3 3 3 rights of way. (H) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be None. 3 3 3 Dioxide emission approximately 0.9 tonnes per dwelling per annum Land on floodplain 3 3 3 The site is entirely within Flood None 3 3 3 Zone 1 as defined by the Environment Agency Renewable energy 3 3 3 A site of this size falls below the None. 3 3 3 capacity level requiring provision of low carbon energy. (I) Healthy and Safe Public open space. 3 3 3 Likely to provide on-site open None. 3 3 3 Living Environments space. Road vehicle access. 3 3 3 No concerns. None. 3 3 3 Number of affordable 1 1 1 Provides 100% affordable None 1 1 1 houses lost and housing, in the form of gypsy proposed. and traveller pitches. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 None. None 3 3 3 and pollution Walking and cycling 3 3 3 The site is 2 km from Cullompton None 3 3 3 provision Town centre, although cycle facilities are not ideal. (J) Health care and Access to public 2 2 2 Adjoins the good Culm Valley None. 2 2 2 community facilities. transport. bus service. Access to health and 3 3 3 Access to hospital within 30 No likely increase in provision. 3 3 3 other services minutes by bus, within 1km of Cullompton Medical Centre. Access to Community 4 4 4 More than 1km from most None. 4 4 4 Facilities and facilities. services. (K) Housing Number of affordable 1 1 1 Provides 100% affordable None 1 1 1 houses lost and housing, in the form of gypsy proposed. and traveller pitches. Number of houses 2 2 2 8 pitches. None 2 2 2 lost and proposed. (L) Consultation and Community 4 4 4 Opposition to recent application, None. 4 4 4 Social Deprivation involvement but that appears inevitable for this proposed use. Access to education 3 3 3 Primary and secondary No likely increase in provision as 3 3 3 and training education available in a direct result of development. Cullompton. Employment 3 3 3 None proposed. None 3 3 3 floorspace
Number of affordable 1 1 1 Provides 100% affordable None 1 1 1 houses lost and housing, in the form of gypsy proposed and traveller pitches. (M) Economic Growth Employment, retail 3 3 3 None provided. None 3 3 3 and other business floorspace (N) Rural Diversification. Employment 3 3 3 None proposed None 3 3 3 floorspace in rural areas (O) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 None likely to be specifically None 3 3 3 provided. (P) Retail Proximity of new 4 4 4 Shopping available within None. 4 4 4 housing to retail. Cullompton town centre, 2km away, and slightly closer within Willand. Location of new retail 3 3 3 None proposed None 3 3 3 floorspace. Retail floorspace 3 3 3 None proposed None 3 3 3 within villages. Impact on Vitality and 3 3 3 None. None 3 3 3 Viability of town centres (Q) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon Tourist bed spaces 3 3 3 None None 3 3 3 provided
Site 3: 0.2 ha site West of Godfrey Gardens, Bow for 6 affordable dwellings. Development occurring 2016.
OBJECTIVES IMPACT Initial NOTES MITIGATION Final INDICATORS S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 There is a SSSI about 400m to None. 3 3 3 the east of the site, although impact would appear to be unlikely. No County Wildlife Sites in the vicinity. Wildlife Networks/ 3 4 4 Hedgerows bounding the site Cannot avoid loss, but potential 3 3 3 Priority Habitats form part of a wider wildlife to design appropriate mitigation network, including some TPO such as bat crossings, etc. trees. Access from Godfrey Gardens may require loss of a short length. Protected or priority 3 4 4 Unlikely to be protected species Retain hedgerows. 3 3 3 species. in the grassland, potential in the adjoining hedgerows. (B) Landscape quality 3 3 3 The site consists of part of a Retain and enhance hedgerows, 3 3 3 Landscape and character. sloping field, to the west of the and provide landscaping to the settlement. Impact of north. development would be minimal. (C) Cultural Heritage Archaeological sites 3 4 4 Lie within an area of known Application of PPG16 condition 3 3 3 prehistoric archaeological and appropriate mitigation potential. Listed Buildings. 3 3 3 None in the vicinity. None. 3 3 3 Historic Parks and 3 3 3 None in the vicinity. None. 3 3 3 Gardens Character of 3 3 3 None in the vicinity. None. 3 3 3 conservation areas. Conservation Area 3 3 3 None in the vicinity. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 The river Yeo runs to the west of Development would incorporate 3 3 3 and downhill from the site. The SUDS schemes. proposal for affordable housing would not be likely to have significant impact. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 3 4 4 None None 3 4 4 which is previously developed. Employment - square 3 3 3 None proposed. None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Likely to be about 30 per None. 3 3 3 hectare.
(F) Air Quality Air quality. 3 4 4 Potential minor impact on None as this is affordable 3 4 4 Crediton AQMA. housing. (G) Traffic and Access to public 3 2 2 7 days services every 30 None. 3 2 2 Transport transport. minutes. Hourly Sunday and Bank Holidays Proportion to use 3 3 3 17% of the working population of None. 3 3 3 public transport, walk the three Output Areas covering or cycle to work the village use these methods to travel to work Road vehicle access. 3 4 4 No more than 6 dwellings Limit to 6 dwellings. 3 3 3 permitted without creating an alternative access, as Godfrey Gardens is a cul-de-sac. Impact on public 3 3 3 None in the vicinity. Could provide a pedestrian route 3 2 2 rights of way. to Bow Mill Lane, to enhance pedestrian links. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be Provision of a significant 3 2 2 Dioxide emissions. approximately 1.2 tonnes per proportion of renewable energy dwelling per annum is likely to be the only viable strategy to reduce emissions on a site of this size. Land on floodplain. 3 3 3 Flood Zone 1 None. 3 3 3 Renewable energy 3 3 3 Would not be required to provide Likely that Gas CHP, heat 2 2 2 capacity. any by the RSS although pumps, solar thermal and solar affordable housing sites have PV area suitable for use and higher build standards and so could allow for the provision of some may be included. some on site energy generation.
(J) Healthy and Safe Public open space. 3 4 4 Will not provide open space as it None. 3 4 4 Living Environments is affordable housing. Road vehicle access. 3 4 4 No more than 6 dwellings Limit to 6 dwellings. 3 3 3 permitted without creating an alternative access, as Godfrey Gardens is a cul-de-sac. Number of affordable 3 1 1 100% affordable housing site None. 3 1 1 houses lost and providing 6 dwellings. proposed. Number of jobs lost 3 3 3 None. None. 3 3 3 and created. Avoidance of noise 3 3 3 No noise or pollution issues. None. 3 3 3 and pollution Walking and cycling 3 3 3 Links to village pavement and Potential to provide pedestrian 3 3 3 provision footway network. access between Bow Mill Lane and Godfrey Gardens. (K) Health care and Access to public 3 2 2 7 days services every 30 None. 3 2 2 community facilities. transport. minutes. Hourly Sunday and Bank Holidays Access to health and 3 3 3 Doctor’s surgery in village, PCT None 3 3 3 other services seeking proposals to replace this. 30 minutes public transport to a hospital Access to Community 3 3 3 Pub, church, playing field in Provision of pedestrian link to 3 3 3 Facilities and village, nearest shop is about Bow Mill Lane would improve services. 700m away to the west. pedestrian access to the Bridge Stores. (L) Housing Number of affordable 3 1 1 100% affordable housing site, None. 3 1 1 houses lost and providing 6 dwellings. proposed. Number of houses 3 2 2 6 dwellings. Not likely to be significantly 3 2 2 lost and proposed. higher (M) Consultation and Community 4 4 4 Negative comments received None 4 4 4 Social Deprivation involvement. during preferred options consultation. Access to education 3 3 3 Primary school in village, None 3 3 3 and training. secondary school in Crediton. Employment 3 3 3 None. None. 3 3 3 floorspace.
Number of affordable 3 1 1 100% affordable housing site None. 3 1 1 houses lost and providing 6 dwellings. proposed. (N) Economic Growth Employment, retail 3 3 3 None. None. 3 3 3 and other business floorspace. (O) Rural Employment 3 3 3 None. None. 3 3 3 Diversification. floorspace in rural areas. (P) Employment Number of jobs lost 3 3 3 None. None. 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 Nearest shop is Bridge Stores, Provision of pedestrian link to 3 3 3 housing to retail. about 700m to the west. Within Bow Mill Lane would improve 30 minutes public transport to pedestrian access to the Bridge Crediton. Stores. Location of new retail 3 3 3 None. None. 3 3 3 floorspace. Retail floorspace 3 3 3 None. None. 3 3 3 within villages. Impact on Vitality and 3 3 3 None. None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Investigation from Mid Devon. consultative bodies Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Appraisal of 0.5ha Site at Iter Cross, Bow Proposed for 1750m² employment, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 4 4 4 No designated wildlife site on or Limit uses to non-polluting and 3 3 3 CWS or SSSI adjoining this land. There is a include appropriate SUDS and SSSI 100m downhill to the south. drainage. Inappropriate uses could impact on water quality and hence the quality of the SSSI, Protected or priority 3 3 3 Uncertain, but unlikely to be any None. 3 3 3 species. interest associated with this arable field. Wildlife networks 4 4 4 No networks likely on the site Minimise disturbance of existing 3 3 3 itself other than potential of the hedgerows. Incorporation of hedgerow. Wildlife in the nearby SUDS to minimise the impact on SSSI may be affected without the SSSI. mitigation. (B) Landscape Landscape quality and 4 4 3 Greenfield site adjacent to village Landscaping 4 4 3 character. – industry and housing. Bank and hedge to road which will be lost to any new access. (C) Cultural Heritage Archaeology. 5 5 5 These areas lie on, and close to Any application should be 4 4 4 cropmarks indicative of a supported by the results of a possible enclosure (settlement programme of archaeological site), prehistoric field system and investigation: to take the form of the line of a prehistoric or Roman a staged programme of works trackway. Known Neolithic including geophysical survey and activity within the village that has archaeological evaluation of the yielded a significant amount of site. The results of this work pottery from this period. would allow DCC to determine the nature and extent of archaeological deposits and formulate a response to any development in this area - which may include recommendation for refusal of any development here if the archaeological impact is unacceptable. Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 None affected. None. 3 3 3 Gardens Character of 3 3 3 No affected Conservation Area. None. 3 3 3 conservation areas. Conservation Area 3 3 3 None. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 4 4 4 Site lies uphill of a stream, Limit to non-polluting uses and 3 3 3 running through a SSSI. Potential incorporate SUDS would impact depending on specific mitigate impact. uses proposed. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 4 4 4 None None. 4 4 4 is previously developed. Employment - square 4 4 4 May be low, given need for None likely. 4 4 4 metres floorspace per landscaping and SUDS hectare. schemes, and rural location. Dwellings per hectare. 3 3 3 Not applicable. None. 3 3 3 (F) Air Quality Air quality. 4 4 4 Possible small scale impact on Contribution in accordance with 3 3 3 Crediton Air Quality. Air Quality SPD to mitigate. (G) Traffic and Access to public 2 2 2 There is an hourly service from None 2 2 2 Transport transport. the village Proportion to use public 3 3 3 17% of the working population of None 3 3 3 transport, walk or cycle the three Output Areas which to work cover Bow use these methods to travel to work Road vehicle access 3 3 3 Close to a good wide access None 3 3 3 road to front of site. Impact on public rights 3 3 3 No impact. None. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Census data indicates that 59% The provision of a significant 2 2 2 Dioxide emission. of working residents of the Upper proportion of renewable energy Yeo ward travel outside of the will help to reduce emissions. ward for work. The provision of employment will help to reduce the need to travel for employment. However, given the rural setting it may also encourage commuting to the village from elsewhere. Land on floodplain. 3 3 3 Flood Zone 1. None. 3 3 3 Renewable energy 3 3 3 Would be expected to provide Likely that Gas CHP, heat 2 2 2 capacity. 10% energy through on-site pumps, solar thermal and solar renewable or low carbon PV area suitable for use and technologies, in line with the could allow for the provision of RSS. some on site energy generation. (J) Healthy and Safe Public open space. 3 3 3 None provided No provision required 3 3 3 Living Environments Road vehicle access 3 3 3 Close to a good wide access None 3 3 3 road close to front of site Number of affordable 3 3 3 None. None. 3 3 3 houses lost and proposed. Number of jobs lost 2 2 2 Anticipated to provide in the None. 2 2 2 and created. region of 50 jobs. Avoidance of noise and 4 4 4 Adjoins dwellings, some potential Restrict site to B1 industry only 3 3 3 pollution for noise or other disturbance. Walking and cycling 4 4 4 On edge of village. Poor footpath None 4 4 4 provision links to west and south parts of village. (K) Health care and Access to public 2 2 2 Regular bus services pass None 2 2 2 community facilities. transport. through the village Access to health and 3 3 3 Not applicable Not applicable 3 3 3 other services Access to Community 3 3 3 Not applicable Not applicable 3 3 3 Facilities and services. (L) Housing Number of affordable 3 3 3 None. None. 3 3 3 houses lost and proposed. Number of houses lost 3 3 3 None. None. 3 3 3 and proposed.
(M) Consultation and Community 3 3 3 None None 3 3 3 Social Deprivation involvement. Access to education 3 3 3 Not applicable Not applicable 3 3 3 and training. Employment 2 2 2 Small scale provision of None. 2 2 2 floorspace. approximately 1750m² Number of affordable 3 3 3 None. None 3 3 3 houses lost and proposed. (N) Economic Growth Employment, retail and 2 2 2 Small scale provision. None. 2 2 2 other business floorspace. (O) Rural Employment floorspace 2 2 2 Small scale provision of None. 2 2 2 Diversification. in rural areas. approximately 1750m². (P) Employment Number of jobs lost 2 2 2 Small scale provision, creating in None 2 2 2 and created. the region of 50 jobs Key workers housing 3 3 3 None provided. None. 3 3 3 (Q) Retail Proximity of 3 3 3 Not applicable None 3 3 3 housing. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None None 3 3 3 within villages. Impact on Vitality and 3 3 3 None. None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 No impact. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Site reference 4: South West of Junction Road, Bow Appraisal of 0.6ha Site proposed for 2000 sqm employment floorspace, development occurring 2011. Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife CWS or SSSI 4 4 4 No designated wildlife site on or Limit uses to non-polluting, and 3 3 3 adjoining this land. There is an include appropriate SUDS and SSSI 100 m downhill to the drainage. south. Inappropriate uses could impact on water quality, and hence quality of SSSI. Protected or priority 3 3 3 None likely. Potential for habitat creation 3 3 3 species. within landscaping and SUDS areas; impact uncertain. Wildlife networks 4 4 4 Thick hedgerow along road Retention of hedgerow where 3 3 3 Priority habitat area, frontage and to the west of the possible. Incorporation of SUDS site likely to form part of the would minimise the impact on wider wildlife network. Without the SSSI. mitigation development may impact upon wildlife in the nearby SSSI. (B) Landscape Landscape quality and 4 4 4 Brownfield site to south of Landscaping scheme would 3 4 3 character. existing housing and small mitigate in the longer term. industrial estate, potential impact. (C) Cultural Heritage Archaeology. 5 5 5 These areas lie on, and close to Any application should be 4 4 4 cropmarks indicative of a supported by the results of a possible enclosure (settlement programme of archaeological site), prehistoric field system and investigation: to take the form of the line of a prehistoric or a staged programme of works Roman trackway. Known including geophysical survey and Neolithic activity within the archaeological evaluation of the village that has yielded a site. The results of this work significant amount of pottery would allow DCC to determine from this period. the nature and extent of archaeological deposits and formulate a response to any development in this area - which may include recommendation for refusal of any development here if the archaeological impact is unacceptable. Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 None affected. None. 3 3 3 Gardens Character of 3 3 3 None affected. None. 3 3 3 conservation areas. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 4 4 4 Site lies uphill of a stream, Limit to non-polluting uses and 3 3 3 running through a SSSI. incorporate SUDS would Potential impact depending on mitigate impact. specific uses proposed. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 4 4 4 None None. 4 4 4 is previously developed. Employment - square 4 4 4 May be low, given need for None likely. 4 4 4 metres floorspace per landscaping and SUDS hectare. schemes, and rural location. Dwellings per hectare. 3 3 3 None. None. 3 3 3 (F) Air Quality Air quality. 4 4 4 Possible impact on Crediton Contribution towards AQ Action 3 3 3 AQMA, although level uncertain. Plan in accordance with SPD. Employment site likely to have higher impact due to nature of HGV trips associated with use. (G) Traffic and Access to public 2 2 2 Good bus service. None. 2 2 2 Transport transport. Proportion to use public 3 3 3 17% of the working population of None. 3 3 3 transport, walk or cycle the three Output Areas covering to work the site use these methods to travel to work. Road vehicle access. 3 3 3 Access onto highway to north. None. 3 3 3 Impact on public rights 3 3 3 None. None. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Census data indicates that 59% The provision of a significant 2 2 2 Dioxide emission. of working residents of the Upper proportion of renewable energy Yeo ward travel outside of the will help to reduce emissions. ward for work. The provision of employment will help to reduce the need to travel for employment. However, given the rural setting it may also encourage commuting to the village from elsewhere. Land on floodplain. 3 3 3 Flood Zone 1. None. 3 3 3 Renewable energy 3 3 3 Would be expected to provide Likely that Gas CHP, heat 2 2 2 capacity. 10% of energy from on-site pumps, solar thermal and solar renewable or low carbon PV area suitable for use and technologies, in line with the could allow for the provision of RSS. some on site energy generation. (J) Healthy and Safe Public open space. 3 3 3 None. None. 3 3 3 Living Environments Road vehicle access. 3 3 3 Access onto highway to north. None. 3 3 3 Number of affordable 3 3 3 None. None. 3 3 3 houses lost and proposed. Number of jobs lost 2 2 2 Provision of local employment. None 2 2 2 and created. Avoidance of noise and 4 4 4 Potential impact on nearby Restrict use to B1 industry only. 3 3 3 pollution dwellings, depending on specific uses. Walking and cycling 4 4 4 On edge of village, patchy None likely. 3 4 4 provision footway/footpath network. (K) Health care and Access to public 2 2 2 Good bus service. None. 2 2 2 community facilities. transport. Access to health and 3 3 3 Not applicable. None 3 3 3 other services Access to Community 3 3 3 Not applicable None. 3 3 3 Facilities and services. (L) Housing Number of affordable 3 3 3 None. None. 3 3 3 houses lost and proposed. Number of houses lost 3 3 3 None. None. 3 2 2 and proposed. (M) Consultation and Community 3 3 3 Bow Parish Council expressed None 3 3 3 Social Deprivation involvement. support during preferred options consultation. Access to education 3 3 3 Not applicable. None 3 3 3 and training. Employment 3 2 2 Would provide approximately Unlikely to be additional. 3 2 2 floorspace. 2000 sqm. Number of affordable 3 3 3 None. None. 3 3 3 houses lost and proposed. (N) Economic Growth Employment, retail and 2 2 2 Would provide approximately Unlikely to be additional. 2 2 2 other business 2000 sqm. floorspace. (O) Rural Employment floorspace 2 2 2 Would provide approximately Unlikely to be additional. 2 2 2 Diversification. in rural areas. 2000 sqm in a relatively remote rural village. (P) Employment Number of jobs lost 2 2 2 Up to about 60 jobs may be Not possible to 2 2 2 and created. created. require/encourage higher employment density. Key workers housing 3 3 3 None. None. 3 3 3 (Q) Retail Proximity of housing. 3 3 3 Not applicable. None 3 3 3 Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 Not applicable. None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of Copplestone Site NS2; 0.5ha Site at Bassett’s Close Proposed for 16 dwellings, development occurring 2010. Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 None in vicinity. None. 3 3 3 CWS or SSSI Protected or priority 3 3 3 Unlikely to be present, although Ensure appropriate surveys are 3 3 3 species. currently uncertain. carried out and mitigation included. Wildlife networks 3 3 3 Site adjoins a stream which is Avoid development adjoining the 3 3 3 likely to form part of the wider stream. Strengthen planting wildlife network. adjoining the stream in order to retain existing wildlife networks. (B) Landscape Landscape quality and 3 3 3 Site adjacent to main railway on Good design; maintain/improve 3 3 3 character. eastern edge; forms long screening/landscaping elongated strip of generally unproductive low-grade land. Possibly previously used for land-fill. Poorly drained in parts. Generally level, well screened. (C) Cultural Heritage Archaeology. 3 3 3 No anticipated impact. None. 3 3 3 Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 None. None. 3 3 3 Gardens Character of 3 3 3 None. None. 3 3 3 conservation areas. Conservation Area 3 3 3 None. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Unlikely to be any impact. Incorporation of SUDS would 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 4 4 4 None – site is Greenfield None 4 4 4 is previously developed. Employment - square 3 3 3 None None. 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 With 16 dwellings on-site, this Not likely to be significantly 3 3 3 equates to 32dph higher (F) Air Quality Air quality. 4 4 4 Potential small impact on None as this is affordable 4 4 4 Crediton AQMA. housing. (G) Traffic and Access to public 2 2 2 Copplestone has an hourly rail None. 2 2 2 Transport transport. service and a good bus service. Proportion to use public 4 4 4 8.65% of the working population Not likely to be significantly 4 4 4 transport, walk or cycle of the three Output Areas higher to work covering the village use these methods to travel to work Road vehicle access. 3 3 3 Access off Bassetts Close, for Limit numbers according to 3 3 3 limited numbers. access requirements. Impact on public rights 3 3 3 None. None. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be Provision of a significant 2 2 2 Dioxide emission. approximately 1.0 tonnes per proportion of renewable energy dwelling per annum and the implementation of a Low Emissions Strategy are likely to be the only viable strategy to reduce emissions on a site at this location. Land on floodplain. 3 3 3 Flood Zone 1, although a stream Assess implications of stream in 3 3 3 runs along the east boundary detail and avoid floodable areas. and needs assessment for local impacts. Renewable energy 3 3 3 At provision in excess of 10 Heat pumps, solar thermal and 2 2 2 capacity. dwellings then 10% of energy solar PV and Gas CHP are would need to come from technically feasible for use on renewable or low carbon the site and may increase technologies in line with the RSS provision to above 10% (J) Healthy and Safe Public open space. 4 4 4 No provision as affordable None. 4 4 4 Living Environments housing. Road vehicle access. 3 3 3 Access of Bassetts Close, for Limit numbers according to 3 3 3 limited numbers. access requirements. Number of affordable 1 1 1 100% affordable housing None 1 1 1 houses lost and proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 No significant impact. None. 3 3 3 pollution Walking and cycling 3 3 3 Within reasonable walking None 3 3 3 provision distance of village centre although no specific cycle provision. (K) Health care and Access to public 2 2 2 Copplestone has an hourly rail None. 2 2 2 community facilities. transport. service and a good bus service. Access to health and 3 3 3 Nearest health centre/surgery is None 3 3 3 other services in Bow or Crediton. Both are within 30 minutes journey by public transport Access to Community 3 3 3 Reasonably close to chapel; None 3 3 3 Facilities and services. primary school and recreational/playing facilities planned for near school. (L) Housing Number of affordable 1 1 1 100% affordable housing None 1 1 1 houses lost and proposed. Number of houses lost 2 2 2 Anticipated to provide in the and proposed. region of 16 dwellings (M) Consultation and Community 4 4 4 Considerable objection during None feasible. 4 4 4 Social Deprivation involvement. consultation on DPD. Access to education 3 3 3 Primary school nearby. None 3 3 3 and training. Secondary education at Crediton. Employment 3 3 3 None. None. 3 3 3 floorspace. Number of affordable 1 1 1 100% affordable housing None 1 1 1 houses lost and proposed. (N) Economic Growth Employment, retail and 3 3 3 None. None. 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 None. None. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None. None. 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 Reasonably close to village None 3 3 3 housing to retail. centre stores. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 None. None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Appraisal of site Culmstock 2, Linhay Close, a site of 0.4 ha proposed for affordable housing.
IMPACT NOTES MITIGATION
OBJECTIVES INDICATORS Final Initial
S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 No designations on or adjoining None. 3 3 3 this site. Wildlife Networks/ 3 3 3 None apparent. None. 3 3 3 Priority Habitats
Protected or priority 3 3 3 Unknown if any of these species An extended phase 1 habit 3 3 3 species are present on the site, although survey would determine what it is considered unlikely. species are present and appropriate mitigation or further investigation. (B) Landscape quality 3 3 3 The site slopes north to south None 3 3 3 Landscape and character towards the River Culm 200m closeby. Although lies lower than existing housing at Linhay Close. Minimal impact on both quality and landscape character. (C) Cultural Heritage Archaeological sites 4 4 4 To the south lies a prehistoric Application of a PPG16 3 3 3 and understanding enclosure identified by aerial condition. photographs associated with archaeological deposits and artefacts which would affect any development in this area. Listed Buildings 3 3 3 None None 3 3 3 Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 3 3 3 The site adjoins the Culmstock Reinforcement of existing 3 2 2 conservation areas conservation area. Development planting on the eastern boundary here will have some effect on the would be beneficial as a setting of the conservation area backdrop to the conservation from the access into Linhay area. Close and across the filed from the cross road to the east. Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans (D) Water River quality. 3 3 3 Flood Zone 1 with nearby River Incorporation of SUDS would 3 3 3 Culm 200m away ensure no impact (E) Land and Soils Area of contaminated 3 3 3 No issues None 3 3 3 land Proportion of site 4 4 4 None None 4 4 4 which is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare 3 3 3 Roughly 25 per hectare. None 3 3 3
(F) Air Quality Air quality. 3 3 3 No issues None 3 3 3 (G) Traffic and Access to public 3 3 3 Good access to existing daily None 3 3 3 Transport transport. hourly service Proportion to use 3 3 3 14% of the working population of None 3 3 3 public transport, walk two Output Areas covering the or cycle to work village use these methods to travel to work. Road vehicle access. 3 3 3 Adequate access available None 3 3 3 Impact on public 3 3 3 None None 3 3 3 rights of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions expected to be Provision of a significant 2 2 2 . Dioxide emission approximately 1.2 tonnes per proportion of renewable energy dwelling per annum. and the implementation of a Low Emissions Strategy are likely to be the only viable strategies to reduce emissions on a site at this location. Land on floodplain 3 3 3 Flood Zone 1 None 3 3 3 Renewable energy 3 3 3 If developed for 10 or more Micro-wind, heat pumps, solar 2 2 2 capacity dwellings at once then would be thermal and PV and Gas CHP expected to provide 10% of are potentially suitable for use on energy from renewable or low the site and could raise the carbon technologies, in line with figure above 10%. the RSS. (J) Healthy and Safe Public open space. 3 3 3 There are two areas of Public None 3 3 3 Living Environments open space within 200m of this site. No provision expected with 100% affordable housing. Road vehicle access. 3 3 3 Adequate access available None 3 3 3 Number of affordable 1 1 1 100% affordable housing. None 1 1 1 houses lost and proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 The nearby roads are quiet with None 3 3 3 and pollution minimal pollution of traffic. No further increase of noise and pollution is expected with this scale of development. Walking and cycling 3 3 3 No footpaths Provision of footpaths 3 3 3 provision (K) Health care and Access to public 3 3 3 Good access to existing daily None 3 3 3 community facilities. transport. hourly service Access to health and 4 4 4 Access to hospital by bus is No likely increase in provision. 4 4 4 other services more than 30 minutes. There is a doctor’s surgery in Hemyock. Access to Community 3 3 3 There is a Mobile Library, None 3 3 3 Facilities and Primary School, Pub, Village Hall services. and Petrol Station (L) Housing Number of affordable 1 1 1 100% affordable housing. None 3 3 3 houses lost and proposed. Number of houses 3 3 3 13 dwellings None 3 3 3 lost and proposed. (M) Consultation and Community 3 3 3 No comments received during None 3 3 3 Social Deprivation involvement preferred options consultation. Supported by the parish council under application 09/00175/FULL. Access to education 3 3 3 A Primary school is located None 3 3 3 and training within the village. A school bus transports children to the secondary school in Uffculme. Employment 3 3 3 None None 3 3 3 floorspace
Number of affordable 1 1 1 100% affordable housing. None 3 3 3 houses lost and proposed (N) Economic Growth Employment, retail 3 3 3 None None 3 3 3 and other business floorspace (O) Rural Employment 3 3 3 None 3 3 3 Diversification. floorspace in rural areas (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 Shop within village. None 3 3 3 housing to retail. Location of new retail 3 3 3 None None 3 3 3 floorspace. Retail floorspace 3 3 3 None created None 3 3 3 within villages. Impact on Vitality and 3 3 3 None None 3 3 3 Viability of town centres (R) Tourism Number of tourists 3 3 3 No impact None 3 3 3 spending nights in Mid Devon Tourist bed spaces 3 3 3 None None provided
Appraisal of 0.5ha site at Hunter’s Hill, Culmstock Proposed for 17 dwellings, development occurring 2011 Objectives Impact Indicators Initial Notes Mitigation Final
S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 No designations on or adjoining Observed policy requirements 3 3 3 this site. for any development in nearby vicinities of an AONB Protected or priority 3 3 3 It is unknown if there are any of An extended Phase 1 habitat 3 3 3 species these species present on the survey would determine if there site. Most likely to be present were any of these species within boundary hedgerows. present and recommend appropriate mitigation. Wildlife Networks/ 3 3 3 Hedgerows bounding the site are Retention of hedgerows where 3 3 3 Priority Habitats the most likely source of wildlife possible, ensuring that any network on the site. breakages are minimal. (B) Landscape quality 4 4 4 Site is above road level, with Siting of development could 3 3 3 Landscape and character general slope upwards from enable retention of some views south to north. Part of a larger of the Beacon. Potential for pasture field. High roadside access to be obtained through hedge along most of boundary existing gap in hedge with other than southern corner. minimal disruption to hedge line. Glimpsing views of the Beacon can be had from this point although more explicit views are prevalent throughout the village. (C) Cultural Heritage Archaeological sites 3 3 3 There are no relevant None 3 3 3 and understanding archaeological sites currently registered on the Historic Environment Record. No anticipated impact. Listed Buildings 3 3 3 None in the vicinity None 3 3 3 Historic Parks and 3 3 3 None in the vicinity None 3 3 3 Gardens Character of 3 3 3 None affected None 3 3 3 conservation areas Conservation Area 3 3 3 None affected None 3 3 3 Appraisals and Management Plans (D) Water River quality. 3 3 3 The River Culm runs to the south Incorporation of SUDs schemes 3 3 3 of the site. The quality of this would prevent surface water run- watercourse is unknown. off and mitigate any potential impact. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 4 4 4 None None 4 4 4 which is previously developed. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare 3 3 3 Anticipated in the region of Not likely to be higher densities 3 3 3 35dph than this.
(F) Air Quality Air quality. 3 3 3 There are no issues at the site. None 3 3 3 (G) Traffic and Access to public 3 3 3 There is a regular bus service No likely increase in provision. 3 3 3 Transport transport. from the village, running between Taunton and Seaton. In addition, there is a twice weekly service to Exeter and a once weekly service to Tiverton. Proportion to use 3 3 3 14% of the working population of None 3 3 3 public transport, walk two Output Areas covering the or cycle to work village use these methods to travel to work. Road vehicle access. 4 4 4 The site is outside the 30mph Careful siting of access point 3 3 3 speed limit and part of the site is and relocation of 30mph speed on the outside of a bend. There limit beyond site to north. Scope are no technical Highway to provide acceptable road Authority objections. access to serve site. Impact on public 3 3 3 None within or adjoining the site. None 3 3 3 rights of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions expected to be Provision of a significant Dioxide emission approximately 1.2 tonnes per proportion of renewable energy dwelling per annum. and the implementation of a Low Emissions Strategy are likely to be the only viable strategies to reduce emissions on a site at this location. Land on floodplain 3 3 3 Flood Zone 1 None 3 3 3 Renewable energy 3 3 3 If developed for 10 or more Micro-wind, heat pumps, solar 2 2 2 capacity dwellings at once then would be thermal and PV and Gas CHP expected to provide 10% of are potentially suitable for use on energy from renewable or low the site and could raise the carbon technologies, in line with figure above 10%. the RSS. (J) Healthy and Safe Public open space. 4 4 4 There are two areas of Public None 4 4 4 Living Environments open space within 200m of this site including an existing unused play area. No provision expected with development as it would be exempt due to being for 100% affordable housing. Road vehicle access. 4 4 4 The site is outside the 30mph Careful siting of access point 3 3 3 speed limit and part of the site is and relocation of 30mph speed on the outside of a bend. There limit beyond site to north. Scope are no technical Highway to provide acceptable road Authority objections. access to serve site. Number of affordable 1 1 1 The site would only be None 1 1 1 houses lost and acceptable for 100% affordable proposed. housing and so would generate approximately 17 dwellings. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 Greenfield site on the edge of None 3 3 3 and pollution the village with residential properties adjoining the site to the south. No major issues. Walking and cycling 3 3 3 The Blackdown Hills cycle route None 3 3 3 provision runs through the village, although not directly passing the site. Walking provision is acceptable. (K) Health care and Access to public 3 3 3 There is a regular bus service No likely increase in provision. 3 3 3 community facilities. transport. from the village, running between Taunton and Seaton. In addition, there is a twice weekly service Exeter and a once weekly service to Tiverton. These services provide access to health facilities in other settlements. Access to health and 4 4 4 Access to hospital by bus is No likely increase in provision. 4 4 4 other services more than 30 minutes. There is a doctor’s surgery in Hemyock. Access to Community 3 3 3 Within walking distance of a No likely increase in provision. 3 3 3 Facilities and shop, hall, primary school, public services. house and recreational facilities (L) Housing Number of affordable 1 1 1 The site would only be None 1 1 1 houses lost and acceptable for 100% affordable proposed. housing and so would generate approximately 17 dwellings. Number of houses 2 2 2 None lost, expected that 17 No likely increase in provision 2 2 2 lost and proposed. dwellings would be developed (M) Consultation and Community 3 3 3 Minimal responses from the None likely to be feasible. 3 3 3 Social Deprivation involvement community on I & O and Dependant on scale of Preferred Options consultation. development, a SCI may be required with an application. Access to education 3 3 3 Primary school within village. No likely increase in provision as 3 3 3 and training Secondary school in Uffculme a direct result of development. with a contract bus service running to it from the village. Employment 3 3 3 None proposed. None 3 3 3 floorspace
Number of affordable 1 1 1 The site would only be None 1 1 1 houses lost and acceptable for 100% affordable proposed housing and so would generate approximately 17 dwellings. (N) Economic Growth Employment, retail 3 3 3 None provided. None 3 3 3 and other business floorspace (O) Rural Employment 3 3 3 None proposed None 3 3 3 Diversification. floorspace in rural areas (P) Employment Number of jobs lost 3 3 3 None None 3 3 3 and created. Key workers housing 3 3 3 None likely to be specifically None 3 3 3 provided. (Q) Retail Proximity of new 3 3 3 Shop within village None 3 3 3 housing to retail. Location of new retail 3 3 3 None proposed None 3 3 3 floorspace. Retail floorspace 3 3 3 None proposed None 3 3 3 within villages. Impact on Vitality and 3 3 3 No impact. None 3 3 3 Viability of town centres (R) Tourism Number of tourists 3 3 3 No impact None 3 3 3 spending nights in Mid Devon Tourist bed spaces 3 3 3 None None 3 3 3 provided
Appraisal of 0.85ha Site east of Kentisbeare Village Hall, Site 2 Proposed for 19 dwellings and 700m² employment floorspace, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. No impact or change to relevant areas arising. Protected or priority 3 3 3 The site is a pasture field, largely An Extended Phase 1 Habitat 3 3 3 species. bounded by post-and-wire survey would determine if there fencing, with mature hedging on are any protected species, most the southern boundary. It is likely to be occupying the mature currently unknown if any of these hedgerows. Retention of these species are present on the site. would ensure habitats are not disturbed. Wildlife networks 3 3 3 With little vegetation surrounding Retention of existing hedgerows. 3 3 3 the site, wildlife networks are likely to be limited. The hedgerows on the southern boundary may act as a habitat (B) Landscape Landscape quality and 4 4 4 Slightly elevated from adjacent Cut-in to site and incorporate 3 3 3 character. road but significantly elevated extensive screen planting. from village. Prominent site upon Develop southern parts of site the approach to the village from first. the east. Localised impact as site is not easily visible from within the existing village boundaries. Greenfield site with post and wire fence boundary and mature hedging along the southern boundaries. (C) Cultural Heritage Archaeology. 4 4 4 Potential for the exposure of Application of a PPG16 condition 3 3 3 archaeological deposits associated with the historic core of the village Listed Buildings. 3 3 3 Although in the proximity of Development of the southern 3 3 3 several listed buildings, impact is portion of the site first would considered to be minimal as the minimise any impact. site is on higher ground and views from these buildings are mostly negligible. Historic Parks and 3 3 3 None in the vicinity. None 3 3 3 Gardens Character of 3 3 3 On the edge of the Conservation Development of the southern 3 3 3 conservation areas. Area of the village, although due portion of the site first would to the gradient, the village is at a minimise any impact. lower level and development is unlikely to be visible from within it. Conservation Area 3 3 3 None affected None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 None likely Incorporation of SUDS would 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 4 4 4 None None. 4 4 4 is previously developed. Employment - square 2 2 2 The site is proposed to provide Density may be higher, to 2 2 2 metres floorspace per approximately 700m² of contain the employment land on hectare. employment floorspace. This the area to the south of the would likely to be developed at existing road to the village hall. roughly 3500m² per hectare. Dwellings per hectare. 3 3 3 Development within villages is None 3 3 3 expected to generate densities of between 30 and 40 dph. There are no site constraints which militate against development within these limits. (F) Air Quality Air quality. 3 3 3 Within Cullompton catchment, None. 3 3 3 therefore possible air quality impact within Cullompton Air Quality Management Area. (G) Traffic and Access to public 3 3 3 A once daily bus service serves No likely increase in provision as 3 3 3 Transport transport. the village, running to a direct result of development of Cullompton and Honiton. In the site. addition a twice weekly service runs to Exeter. Proportion to use public 3 3 3 7% of the working population of None 3 3 3 transport, walk or cycle the three Output Areas that to work cover the village use these methods to travel to work. As a site for mixed use, the figure could be expected to be higher Road vehicle access. 3 3 3 Access via existing village hall Ensure use of existing access. 3 3 3 and car park, access is good, with some traffic calming.
Impact on public rights 3 3 3 Kentisbeare footpath number 1 No impact. 3 3 3 of way. lies at the southern end of the site but no direct impact is anticipated as a result of the development. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 CO 2 emissions for the site are Incorporation of a Low 2 2 2 Dioxide emission. anticipated at 1tonne per Emissions Strategy and dwelling per annum. provision of a significant proportion of on-site renewable energy. Census data shows that the workplace population of the ward covering Kentisbeare travel an average of 2-5km to work, compared with the resident population who travel 10-20km. provision of employment may help to redress the balance and reduce emissions. Land on floodplain. 3 3 3 The whole of the site is within None 3 3 3 flood zone 1, as defined by the Environment Agency flood maps. Renewable energy 3 3 3 If a combination of developments Micro-scale wind, solar thermal 2 2 2 capacity. totally in excess of 10 dwellings and P.V, ground or water source or 1000m 2 employment space heat pumps and Gas C.H.P are developed at once, 10% of all likely to be suitable for use on energy would need to come from the site and could increase the renewable or low carbon figure to above 10% technologies in line with the RSS. (J) Healthy and Safe Public open space. 4 4 4 As the site would be developed None 4 4 4 Living Environments as 100% affordable housing, no POS would be expected to be provided. There are three areas of POS within 600m of the site, with the school pitches being approximately 200m from the site. Road vehicle access. 3 3 3 Existing access to village hall None 3 3 3 would serve the development. Number of affordable 1 1 1 Site is only suitable for 100% None 1 1 1 houses lost and affordable housing as it lies proposed. outside the settlement limits of the village. Number of jobs lost 2 2 2 At an average ratio of 1 job The number of jobs is dependant 2 2 2 and created. created per 35m² employment on the nature of the businesses floorspace, the site could be occupying the site. The figure expected to generate 20 jobs. has the potential to be higher than the average of 20 jobs. Avoidance of noise and 4 4 4 Noise will be generated from the Restriction of units to B1 and B8 3 3 3 pollution employment site. The church would limit noise generated. bells are pealed on a regular Unlikely to be any method to basis and may cause noise mitigate noise of church bells. pollution. Walking and cycling 3 3 3 Kentisbeare footpath number 1 None 3 3 3 provision runs along the southern edge of the site although there are concerns over accessibility for those with mobility problems at the church end of the footpath. No cycle paths. (K) Health care and Access to public 3 3 3 A once daily bus service serves Provision of a bus stop near the 3 3 3 community facilities. transport. the village, running to entrance to the site on the C136 Cullompton and Honiton. In would improve access. addition a twice weekly service runs to Exeter. Access to health and 4 4 4 Over 30 minutes by public None 4 4 4 other services transport to a hospital. Doctors surgery and dentist within Cullompton. Access to Community 3 3 3 The village has a shop, public None 3 3 3 Facilities and services. house, hall and various facilities, all within easy walking distance of the site. (L) Housing Number of affordable 1 1 1 100% affordable housing site. None 1 1 1 houses lost and proposed. Number of houses lost 2 2 2 The site could accommodate 19 Unlikely to be significantly higher 2 2 2 and proposed. houses, of which only 8 are provision currently required. (M) Consultation and Community 4 4 4 Considerable objection A public engagement exercise 4 4 4 Social Deprivation involvement. expressed during consultation on would enable villagers to be preferred options of the DPD. involved in the design of the site. Objections primarily surround the This may go some way to quell visual impact of development. objections to the scheme. Access to education 3 3 3 Good access to local schools but None 3 3 3 and training. no change to existing facilities. Employment 3 3 3 None proposed None 3 3 3 floorspace. Number of affordable 1 1 1 100% affordable housing site. None 1 1 1 houses lost and proposed. (N) Economic Growth Employment, retail and 3 3 3 Approximately 700m² floorspace None 3 3 3 other business is proposed on the site. floorspace. (O) Rural Employment floorspace 2 2 2 Proposed to generate 700m² No significant increase 2 2 2 Diversification. in rural areas. employment floorspace. anticipated. (P) Employment Number of jobs lost 2 2 2 Likely to generate in the region May create a higher number of 2 2 2 and created. of 20 jobs. Unlikely that any jobs jobs, dependant on the nature of will be lost as a result of the development and type of development of the site. occupying businesses. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 The village contains a shop and None 3 3 3 housing to retail. is within 30 minutes public transport journey of a town centre. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 None proposed, no impact. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 None expected None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of Site at Greenaway, Morchard Bishop Proposed for 10 dwellings, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. Protected or priority 3 3 3 Unlikely to be any on this None. 3 3 3 species. improved grassland site. Wildlife networks 3 3 3 Hedgerows adjoin the site, Hedgerows on and adjoining the 3 3 3 wildlife potential uncertain. site to be protected during construction, and retained/enhanced with development. Breaking of hedgerows kept to a minimum, and appropriate bat crossings and other treatments to be provided. This would prevent deterioration in overall wildlife network. (B) Landscape Landscape quality and 4 4 4 Greenfield site on edge of A comprehensive planting 3 3 3 character. settlement, adjacent to existing scheme to screen the site would housing estate. Site reasonably assist well contained but visible in landscape. Allotments to other end of field. (C) Cultural Heritage Archaeology. 4 4 4 Possible prehistoric funerary Archaeological investigations 3 3 3 monument. required, leading to appropriate mitigation. Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 None. None. 3 3 3 Gardens Character of 3 3 3 No impact. None. 3 3 3 conservation areas. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Unlikely to be any impact. Incorporation of SUDS would 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 4 4 4 None None. 4 4 4 is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Expected to be in the region of None 3 3 3 30dph (F) Air Quality Air quality. 4 4 4 Potential indirect impact on None proposed as this is 4 4 4 Crediton AQMA, although small affordable housing. scale. (G) Traffic and Access to public 2 2 2 Hourly bus service stops at None. 2 2 2 Transport transport. Greenaway Proportion to use public 4 4 4 10% of the working population of None 4 4 4 transport, walk or cycle two Output Areas that cover the to work village use these methods to travel to work Road vehicle access. 3 3 3 Access should be via None. 3 3 3 Greenaway, although access off main road possible. Impact on public rights 3 3 3 None. None. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions expected to be Implementation of a Low 2 2 2 Dioxide emission. approximately 1.2 tonnes per Emissions Strategy and dwelling per annum provision of a significant proportion of renewable energy are likely to be the only feasible methods of reducing emissions from this site. Land on floodplain. 3 3 3 Flood Zone 1. None. 3 3 3 Renewable energy 3 3 3 If 10 dwellings developed at Micro-wind, heat pumps, solar 2 2 2 capacity. once then 10% of energy will be thermal and PV, Gas CHP and required to come from renewable Anaerobic digestion are likely to or low carbon technologies in be suitable for use on the site line with the RSS and may increase the figure above 10% (J) Healthy and Safe Public open space. 4 4 4 No public open space provided None. 4 4 4 Living Environments as this is affordable housing. Road vehicle access. 3 3 3 Access should be via None. 3 3 3 Greenaway, although access off main road possible. Number of affordable 1 1 1 100% affordable housing None. 1 1 1 houses lost and provision. proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 No noise or pollution issues 3 3 3 pollution Walking and cycling 3 3 3 Easy walk into village centre. None. 3 3 3 provision (K) Health care and Access to public 2 2 2 Hourly bus service stops at None. 2 2 2 community facilities. transport. Greenaway Access to health and 3 3 3 Branch doctor’s surgery within None 3 3 3 other services village. 30 minutes to Hospital in Crediton. Access to Community 3 3 3 Various services within village. None 3 3 3 Facilities and services. (L) Housing Number of affordable 1 1 1 100% affordable housing None. 1 1 1 houses lost and provision. proposed. Number of houses lost 3 3 3 Small scale provision in the None. 3 3 3 and proposed. region of 10 dwellings. (M) Consultation and Community 4 4 4 Considerable objection during None feasible. 4 4 4 Social Deprivation involvement. consultation on DPD. Access to education 3 3 3 Primary school in village, None 3 3 3 and training. secondary school in Crediton. Employment 3 3 3 None provided. None. 3 3 3 floorspace. Number of affordable 1 1 1 100% affordable housing None. 1 1 1 houses lost and provision. proposed. (N) Economic Growth Employment, retail and 3 3 3 None provided. None. 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 None provided. None. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None provided. None. 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 Two shops in village. 30 minutes None 3 3 3 housing to retail. by public transport to Crediton. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 No impact. None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Appraisal of Sandford Site 1, Village Hall, of 0.4 ha, proposed for 6 dwellings and car park extension Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 None on-site or adjoining None 3 3 3 CWS or SSSI Protected or priority 3 3 3 An ecological survey has been None likely to be necessary. 3 3 3 species. carried out on the site. It found no evidence of protected species or likelihood or bat roosts on the site itself. A further reptile survey found no evidence of protected species. Wildlife networks 3 3 3 Likely to be very limited None 3 3 3 (B) Landscape Landscape quality and 4 4 4 Open field – some mature trees Landscaping and careful design 4 3 3 character. on North and SW boundaries – of any new development. Parkland to South. Elevated flat site; land slopes away to South and East. (C) Cultural Heritage Archaeology. 3 3 3 None likely None 3 3 3 Listed Buildings. 3 3 3 Listed Building adjoins site to the Development must be of a high 3 3 3 west standard design to reflect the historic character Historic Parks and 3 3 3 None None 3 3 3 Gardens Character of 4 4 4 The site immediately adjoins the The design of the development 4 3 3 conservation areas. Conservation Area and should be such to respect the development in the wrong form character of the area would adversely affect this Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Unlikely to be any affect as the None 3 3 3 site is distant from any watercourse (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 4 4 4 Predominantly Greenfield. The None 4 4 4 is previously existing car park is brownfield developed. but will be replaced Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 4 4 4 Fairly low density reflecting the None 4 4 4 character of the area (F) Air Quality Air quality. 3 3 3 May be some impact None as affordable housing 3 3 3 makes no contribution under the SPD (G) Traffic and Access to public 3 3 3 Served by 5 buses a day None 3 3 3 Transport transport. Proportion to use public 3 3 3 15% of the working population of None 3 3 3 transport, walk or cycle two Output Areas that cover the to work site use these methods to travel to work Road vehicle access. 4 4 4 Off lane, narrow with poor Traffic calming along Fanny’s 3 3 3 pedestrian access. New access Lane to serve village hall car park and residential development. Impact on public rights 3 3 3 Close to public right of way to None 3 3 3 of way. the south, but no impact anticipated (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions expected at 1.1 Implementation of a Low 2 2 2 Dioxide emission. tonnes per dwelling per annum Emissions Strategy and provision of a significant proportion of renewable energy are likely to be the only feasible methods of reducing emissions from this site. Land on floodplain. 3 3 3 Flood Zone 1. None. 3 3 3 Renewable energy 4 4 4 Would not be expected to Micro-wind, heat pumps, solar 3 3 3 capacity. provide any on-site as falls thermal and PV and Gas CHP below the RSS threshold for are all thought to be potentially provision. suitable and may enable some on-site provision (J) Healthy and Safe Public open space. 4 4 4 None as this is affordable None 4 4 4 Living Environments housing only. Road vehicle access. 4 4 4 Off lane, narrow with poor Traffic calming along Fanny’s 3 3 3 pedestrian access. New access Lane to serve village hall car park and residential development. Number of affordable 1 1 1 Will meet current need for six None 1 1 1 houses lost and affordable houses proposed. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise and 3 3 3 None None 3 3 3 pollution Walking and cycling 3 3 3 Poor access along narrow Improved pedestrian route to 2 2 2 provision Fanny’s Lane. School and Village centre along Fanny’s Lane. (K) Health care and Access to public 3 3 3 Served by 5 buses a day None 3 3 3 community facilities. transport. Access to health and 3 3 3 None in village. Doctors and None 3 3 3 other services hospital in Crediton, accessible by public transport. Access to Community 2 2 2 Village hall adjacent, School/ None 2 2 2 Facilities and services. Church nearby. (L) Housing Number of affordable 1 1 1 Will meet current need for six None 1 1 1 houses lost and affordable houses proposed. Number of houses lost 2 2 2 Six proposed None 3 3 3 and proposed. (M) Consultation and Community 2 2 2 Significant community None 2 2 2 Social Deprivation involvement. involvement Access to education 3 3 3 Primary School in village. None 3 3 3 and training. Secondary in Crediton. Employment 3 3 3 None None 3 3 3 floorspace. Number of affordable 1 1 1 Will meet current need for six None 1 1 1 houses lost and affordable houses proposed. (N) Economic Growth Employment, retail and 3 3 3 None provided. Not feasible to provide on-site 3 3 3 other business due to limited scale and access floorspace. limitations. (O) Rural Employment floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None provided on the site. Not feasible to provide 3 3 3 and created. employment floorspace on-site due to access limitations. Key workers housing 3 3 3 None None 3 3 3 (Q) Retail Proximity of new 3 3 3 Remote from main shopping None 3 3 3 housing to retail. centre – Crediton. Village shop. Location of new retail 3 3 3 None Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 None. None 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of 0.3ha Site at Willand Moor, WIlland Proposed for 12 dwellings, development occurring 2010-2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. No impact or change to relevant areas arising. Protected or priority 4 4 4 It is unknown if any of these An extended phase 1 habitat 3 3 3 species. species are present on the site survey would determine the although there is some potential presence of the se species and within the hedgerows and the recommend appropriate scrub-like pasture. mitigation or further study. Wildlife networks 3 3 3 Unknown what networks are Mitigation is likely only to be 3 3 3 present on the site. possible by means of retention of parts of the hedgerow although some breaching is likely to be necessary. (B) Landscape Landscape quality and 3 3 3 Relatively flat, rough pasture. Some further planting and 3 3 3 character. Hedgerows on all sides. The site screening. Site access on the adjoins an existing dwelling. track to the side to reduce landscape impact. (C) Cultural Heritage Archaeology. 4 4 4 Lies to the east of the recent Any consent should be subject of 3 3 3 archaeological work at Four a PPG 16 condition and relevant Cross Ways that has mitigation measures. demonstrated the presence of significant amounts of prehistoric archaeological deposits and features. It is possible that prehistoric activity extends into this area and may be affected by any development here. Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 Bridwell Park is approximately None. 3 3 3 Gardens 1700m to the northeast of the site. Impact upon its character and setting is unlikely to be affected. Character of 3 3 3 Not within a Conservation Area. None 3 3 3 conservation areas. Little scope of impact on Willand Conservation Area due to relatively flat level of land and intervening development. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Unlikely to be any impact. Incorporation of SUDS would 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 4 4 4 Predominantly Greenfield with a None. 4 4 4 is previously small portion of residential developed. curtilage in the north western corner. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Level site. Minimum yield 9 None 3 3 3 dwellings at 30 dwellings per hectare, maximum yield 15 at density of 50 dwellings per hectare. Expected for 12 dwellings on the site. (F) Air Quality Air quality. 3 3 3 Within Cullompton catchment, None. 3 3 3 therefore possible off-site air quality impact within the Cullompton AQMA (G) Traffic and Access to public 2 2 2 Willand has good public Provision of a new bus stop in 2 2 2 Transport transport. transport links with buses linking closer proximity to the with nearby towns as well as development site and the other Exeter and Taunton and Tiverton adjoining residential Parkway Railway Station. Bus development would improve services use the adjoining access. Uffculme Road. Proportion to use public 2 2 2 29% of the working population of Improved access to the bus 2 2 2 transport, walk or cycle the Lower Layer Super Output services may increase use. An to work Area use these methods to travel increased cycle network would to work. also be likely to increase the proportion of people using these methods to travel to work. Road vehicle access. 4 4 4 Long straight road with fast Site access on track to side of 3 3 3 traffic and no pavement. There the site and move 30mph speed are a number of existing limit to reduce traffic speed. accesses onto the road in the vicinity. Impact on public rights 3 3 3 There are no Public Rights of No impact. 3 3 3 of way. Way within or in the vicinity of this site (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be Implementation of a Low 2 2 2 Dioxide emission. approximately 0.9 tonnes per Emissions Strategy, provision of dwelling per annum a significant proportion of on-site renewable energy and improved access to public transport may help to lower provision. Land on floodplain. 3 3 3 Site is within Flood Zone 1, the None. 3 3 3 areas of lowest flood risk. Renewable energy 3 3 3 Would be expected to provide Heat pumps, solar thermal and 2 2 2 capacity. 10% energy from renewable or PV and Gas CHP are all likely to low carbon technologies in line be suitable for use on the site with the RSS and would potentially raise the figure above 10% (J) Healthy and Safe Public open space. 4 4 4 Site is within close proximity of None 4 4 4 Living Environments existing POS. As development for 100% affordable housing, provision could not be explicitly required and would not provide off site contributions. Road vehicle access. 4 4 4 Long straight road with fast Site access on track to side of 3 3 3 traffic and no pavement. There the site and move 30mph speed are a number of existing limit to reduce traffic speed. accesses onto the road in the vicinity. Number of affordable 1 1 1 Expected to provide 100% None 1 1 1 houses lost and affordable housing proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 None. None. 3 3 3 pollution Walking and cycling 5 5 5 No pavements on a fast road. No Move 30mph speed limit on 5 5 5 provision available width to allow for a Uffculme Road and consider footpath. National Cycle Network traffic calming and signage to route to Tiverton Parkway reduce traffic speed. Station starts 350m from site at Four Cross Way.
(K) Health care and Access to public 2 2 2 Willand has good public Provision of a new bus stop in 2 2 2 community facilities. transport. transport links with buses linking closer proximity to the with nearby towns as well as development site and the other Exeter and Taunton and Tiverton adjoining residential Parkway Railway Station. Bus development would improve services use the adjoining access. Uffculme Road. Access to health and 3 3 3 Within 30 minutes public None. 3 3 3 other services transport journey of a hospital. There is a doctors surgery, dentist and pharmacy within the village.
Access to Community 3 3 3 The village has a shop, two None 3 3 3 Facilities and services. pubs, various business services, tourist attraction and recreational facilities, but the development would not increase facilities or services.
(L) Housing Number of affordable 1 1 1 Expected to provide 100% None 1 1 1 houses lost and affordable housing proposed. Number of houses lost 2 2 2 None lost, 12 provided. Unlikely to be feasible to 2 2 2 and proposed. increase provision.
(M) Consultation and Community 3 3 3 No objections received during None likely to be required 3 3 3 Social Deprivation involvement. consultation process. Supported exceeding the requirements of by Willand Parish Council. the SCI and given lack of objection. Access to education 3 3 3 Good access to schools but None 3 3 3 and training. affordable housing would increase pressure on schools without improving facilities, though a relatively small number of dwellings should not create undue pressure. Employment 3 3 3 None provided. None 3 3 3 floorspace. Number of affordable 1 1 1 Expected to provide 100% None 1 1 1 houses lost and affordable housing proposed. (N) Economic Growth Employment, retail and 3 3 3 None provided. Not feasible to provide these on- 3 3 3 other business site due to limited scale of floorspace. development . (O) Rural Employment floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None provided on the site. Not feasible to provide 3 3 3 and created. employment floorspace on-site due to the limited size of the site. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 Village contains a shop and is None 3 3 3 housing to retail. within 30 minutes public transport journey of a town centre. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 No likely impact None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of 0.8ha Site adjacent to the B3181 in Willand, NS3 Proposed for 26 dwellings, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. Protected or priority 4 4 4 No data available to detail if An extended Phase 1 Habitat 3 3 3 species. there are any protected or survey would be required to priority species present within accompany any planning the site. application to develop the site. Implementation of mitigation measures as necessary following this data. Wildlife networks 4 4 4 The hedgerows adjoining the site Hedgerows adjoining the site to 3 3 3 are potentially species rich and be protected during construction, used as movement routes for and retained/enhanced with bats, as well as being habitats in development. Breaking of their own right. Without hedgerows kept to a minimum, mitigation, development would and appropriate bat crossings be likely to damage these wildlife and other treatments to be networks. provided if necessary. This would prevent deterioration in overall wildlife network. (B) Landscape Landscape quality and 4 4 4 Rough pasture land with Design considerations. The tree 4 4 4 character. overhanging canopies of mature boundary needs to be retained trees along the NW boundary. where possible and added to Post and wire fence to roadside with a robust landscaping boundary. Relatively level site. scheme. Visually prominent site on entrance into village. The trees along the boundaries of the site screen it from some views from the B3181 and somewhat reduce the visual impact. (C) Cultural Heritage Archaeology. 4 4 4 This site lies in an area of HES recommendation of the 3 3 3 archaeological potential and to application of a PPG16 the north of a possible Condition to any consent granted prehistoric settlement site to allow for appropriate identified by aerial photography. archaeological mitigation.
Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 None in the vicinity of the site. None. 3 3 3 Gardens Character of 3 3 3 Not within a Conservation Area. None 3 3 3 conservation areas. Conservation Area approximately 100m to the Southeast but unlikely to impact. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Unlikely to be any impact. Incorporation of SUDS would 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 4 4 4 None None. 4 4 4 is previously developed. Employment - square 3 3 3 None proposed Not suitable for employment 3 3 3 metres floorspace per floorspace due to limited size of hectare. site. Dwellings per hectare. 3 3 3 Anticipated at 26 dwellings on- Increase in density from that 3 3 3 site which equates to 32 anticipated is possible, dwellings per hectare especially if the site is developed at the same time as that adjacent to it, NS5. (F) Air Quality Air quality. 4 4 4 In close proximity to the M5. Full assessment to determine 3 3 3 Potential off-site transport mitigation as necessary and impacts upon Cullompton feasible. AQMA. (G) Traffic and Access to public 2 2 2 Willand has good public Provision of a bus stop outside 2 2 2 Transport transport. transport links with buses linking the site or the provision of with nearby towns as well as improved pedestrian access to Exeter and Taunton and Tiverton The Old Village would improve Parkway Railway Station. access. Proportion to use public 2 2 2 29% of the working population of Direct pedestrian link to the 2 2 2 transport, walk or cycle the Lower Layer Super Output existing bus stops would improve to work Layer covering the site use these access to public transport. methods to get to work. With Provision of an extended and good public transport links and dedicated cycle route may employment within the village, a encourage use. similar proportion of the proposed development could use these methods. Road vehicle access. 4 4 4 Good visibility onto straight road Move 30mph speed limit beyond 3 3 3 and presence of an adjoining site to improve road safety. pavement with a wide verge. Develop New Sites 3 and 5 New access in 40mph speed comprehensively and together, limit area could harm highway to minimise new accesses onto safety. the highway.
Impact on public rights 3 3 3 Willand footpath number 2 lies to No impact. 3 3 3 of way. the east of the site, but no direct impact anticipated as a result of the development. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be Implementation of a Low 2 2 2 Dioxide emission. approximately 0.9 tonnes per Emissions Strategy and dwelling per annum provision of a significant proportion of on-site renewable energy. Land on floodplain. 3 3 3 The land is within Flood Zone 1, None. 3 3 3 the area of lowest flood risk. Renewable energy 3 3 3 Would be expected to provide Micro-wind, ground source heat 2 2 2 capacity. 10% of energy from renewable pumps, solar P.V., solar thermal or low carbon technologies in and Gas CHP are all likely to be line with the RSS suitable for use on the site and may increase the figure above 10% (J) Healthy and Safe Public open space. 4 4 4 Would not contribute toward None 4 4 4 Living Environments provision as proposed as 100% affordable housing. There is an area of POS within 200m of the site. Road vehicle access. 4 4 4 Good visibility onto straight road Move 30mph speed limit beyond 3 3 3 and presence of an adjoining site to improve road safety. pavement with a wide verge. Develop New Sites 3 and 5 New access in 40mph speed comprehensively and together, limit area could harm highway to minimise new accesses onto safety. the highway.
Number of affordable 1 1 1 Expected to provide 100% None 1 1 1 houses lost and affordable housing proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 4 4 4 The M5 is in close proximity of Completion of noise and 3 3 3 pollution the site and the B3181 is a pollution studies for the site relatively busy road. No noise or would identify any areas for pollution figures for the site have concern and potential mitigation been obtained. measures. Reduce noise in immediate environment by reducing speed limit on B3181. Walking and cycling 3 3 3 Good pedestrian and cycle Provide dedicated cycle path 2 2 2 provision provision to a nearby range of from a point closer to the site. facilities. (K) Health care and Access to public 2 2 2 Willand has good public Provision of a bus stop outside 2 2 2 community facilities. transport. transport links with buses linking the site or the provision of with nearby towns as well as improved pedestrian access to Exeter and Taunton and Tiverton The Old Village would improve Parkway Railway Station. access. Access to health and 3 3 3 30 minutes public transport No likely increase in provision. 3 3 3 other services journey of a hospital and there is a doctors surgery and pharmacy within the village. Access to Community 3 3 3 The village has a shop, two The development would not 3 3 3 Facilities and services. pubs, various business services, increase services or facilities. tourist attraction (Diggerland) and recreational facilities (L) Housing Number of affordable 1 1 1 Expected to provide 100% None 1 1 1 houses lost and affordable housing proposed. Number of houses lost 2 2 2 No loss of dwellings, Unlikely to be feasible to 2 2 2 and proposed. development of approximately increase provision. 26 dwellings.
(M) Consultation and Community 3 3 3 No objection to the proposed Further community involvement 3 3 3 Social Deprivation involvement. allocation received during the over and above that stated in the consultation period. Supported adopted SCI is not necessarily by Willand Parish Council. warranted given the lack of objection.. Access to education 3 3 3 Good access to schools but None 3 3 3 and training. affordable housing would increase pressure on schools without improving facilities, with particular pressure if NS3 and NS5 were developed comprehensively. Employment 3 3 3 None provided. Not feasible to provide 3 3 3 floorspace. employment floorspace on-site due to site size limitations. Number of affordable 1 1 1 Expected to provide 100% None 1 1 1 houses lost and affordable housing proposed. (N) Economic Growth Employment, retail and 3 3 3 None provided. Not feasible to provide these on- 3 3 3 other business site due to limited scale and floorspace. access limitations. (O) Rural Employment floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None provided on the site. Not feasible to provide 3 3 3 and created. employment floorspace on-site due to site size limitations. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 Village contains a shop and None 3 3 3 housing to retail. separate post office and stores as well as three service stations and is within 30 minutes public transport journey of a town centre. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 Unlikely to impact on viability None. 3 3 3 Viability of town and vitality. centres. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of 0.2ha Site at Silver Street, Willand, NS5 Proposed for 8 dwellings, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. No impact or change to relevant areas arising. Protected or priority 4 4 4 No data available to detail if An extended Phase 1 Habitat 3 3 3 species. there are any protected or survey would be required to priority species present within accompany any planning the site. application to develop the site. Implementation of mitigation measures as necessary following this data. Wildlife networks 4 4 4 The hedgerows adjoining the site Hedgerows adjoining the site to 3 3 3 are potentially species rich and be protected during construction, used as movement routes for and retained/enhanced with bats, as well as being habitats in development. Breaking of their own right. Without hedgerows kept to a minimum, mitigation, development would and appropriate bat crossings be likely to damage these wildlife and other treatments to be networks. provided if necessary. This would prevent deterioration in overall wildlife network. (B) Landscape Landscape quality and 4 4 4 Adjoining Woodland Trust site Design considerations. The tree 4 4 4 character. covered by a Tree Preservation boundary needs to be retained Order. Rough pasture land with and added to with a robust overhanging canopies of mature landscaping scheme. trees along the NW boundary. Post and wire fence to roadside boundary. Relatively level site. Visually prominent site on entrance into village however, the trees along the boundaries of the site screen it from views from the B3181 and reduce the impact. (C) Cultural Heritage Archaeology. 3 3 3 No relevant archaeological sites None. 3 3 3 on Historic Environment Record in the vicinity. No anticipated archaeological impact. Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 None in the vicinity of the site. None. 3 3 3 Gardens No impact. Character of 3 3 3 Not within a Conservation Area. None 3 3 3 conservation areas. Willand Conservation Area within 100m to the Southeast but unlikely to impact. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Unlikely to be any impact. Incorporation of SUDS would 3 3 3 ensure no impact. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 4 4 4 None None. 4 4 4 is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Anticipated at 8 dwellings on-site None 3 3 3 which would equate to 40 dwellings per hectare. (F) Air Quality Air quality. 4 4 4 In close proximity to the M5. Full assessment to determine 3 3 3 Potential off-site transport mitigation as necessary and impacts upon Cullompton feasible. AQMA. (G) Traffic and Access to public 2 2 2 Willand has good public Provision of additional Bus Stop 2 2 2 Transport transport. transport links with buses linking within closer distance of site than with nearby towns as well as existing stops, or provision of Exeter and Taunton and Tiverton improved access to Meadow Parkway Railway Station. Bus Park or the Old Village and bus services use the adjoining stops. B3181. Proportion to use public 2 2 2 29% of the working population of Direct pedestrian link to Meadow 2 2 2 transport, walk or cycle the Lower Super Output Area Park or the Old Village would to work covering the site use these improve access to bus stops. methods to get to work. With good public transport links and employment within the village, a similar proportion of the proposed development could use these methods. Road vehicle access. 4 4 4 Good visibility onto straight road Move 30mph speed limit beyond 3 3 3 and presence of an adjoining site to improve road safety. pavement with a wide verge. Develop New Sites 3 and 5 New access in 40mph speed comprehensively and together, limit area could harm highway to minimise new accesses onto safety. the highway.
Impact on public rights 3 3 3 Willand footpath number 2 lies Do not develop the far eastern 3 3 3 of way. within the eastern end of the site, end of the site to retain the but provided the footpath is footpath in its present state. retained then no direct negative impact would be anticipated as a result of the development. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be Provision of a significant 2 2 2 Dioxide emission. approximately 0.9 tonnes per proportion of renewable energy dwelling per annum on-site is the only realistic measure to reduce emissions on this site. Land on floodplain. 3 3 3 The site is within Flood Zone 1, None. 3 3 3 the lowest areas of flood risk. Renewable energy 4 4 4 Would not be expected to Micro-wind, ground source heat 3 3 3 capacity. provide renewable energy on- pumps, solar P.V., solar thermal site as falls below the RSS and Gas CHP are all likely to be threshold. suitable for use on the site and could provide a proportion of renewable energy. (J) Healthy and Safe Public open space. 4 4 4 Would not contribute toward None 4 4 4 Living Environments provision as proposed as 100% affordable housing. There is an area of POS within 200m of the site. Road vehicle access. 4 4 4 Good visibility, straight road and Move 30mph speed limit beyond 3 3 3 adjoining pavement with a wide site to improve road safety. verge, but new access in 40mph Develop New Sites 3 and 5 could harm road safety. comprehensively, to minimise new accesses onto the highway. Number of affordable 1 1 1 Expected to provide 100% None 1 1 1 houses lost and affordable housing proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 4 4 4 The M5 is in close proximity of Completion of noise and 3 3 3 pollution the site and the B3181 is a pollution studies for the site relatively busy road. No noise or would identify any areas for pollution figures for the site have concern and potential mitigation been obtained. measures. Reduce noise in immediate environment by reducing speed limit on B3181. Walking and cycling 3 3 3 Good pedestrian and cycle Provide cycle route. 2 2 2 provision provision to a nearby range of facilities. (K) Health care and Access to public 3 3 3 Willand has good public Improving pedestrian links to 2 2 2 community facilities. transport. transport links with buses linking Meadow Park and/or the Old with nearby towns as well as Village from the site would Exeter and Taunton and Tiverton improve access to the bus Parkway Railway Station. service. Access to health and 3 3 3 30 minutes public transport No realistic increase in provision. 3 3 3 other services journey of a hospital. Doctors surgery and a pharmacy within the village.
Access to Community 3 3 3 The village has a shop, two None increase in provision likely 3 3 3 Facilities and services. pubs, various business services, tourist attraction (Diggerland) and recreational facilities, but the development would not increase facilities or services. (L) Housing Number of affordable 1 1 1 Expected to provide 100% None 1 1 1 houses lost and affordable housing proposed. Number of houses lost 2 2 2 No loss of dwellings. Anticipated Unlikely to be feasible to 2 2 2 and proposed. increase of 8 dwellings. increase provision.
(M) Consultation and Community 3 3 3 No objection to the proposed Further community involvement 3 3 3 Social Deprivation involvement. allocation received during the over and above that stated in the consultation period. Supported adopted SCI is not necessarily by Willand Parish Council. warranted given the lack of objection. Access to education 3 3 3 Good access to schools but None 3 3 3 and training. affordable housing would increase pressure on schools without improving facilities, with particular pressure if NS3 and NS5 were developed comprehensively. Employment 3 3 3 None provided. None. 3 3 3 floorspace. Number of affordable 1 1 1 Expected to provide 100% Unlikely to be higher provision. 1 1 1 houses lost and affordable housing proposed. (N) Economic Growth Employment, retail and 3 3 3 None provided. Not feasible to provide these on- 3 3 3 other business site due to limited scale. floorspace. (O) Rural Employment floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None provided on the site. Not feasible to provide 3 3 3 and created. employment floorspace on-site due to limited size of site. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 Village contains a shop, post None 3 3 3 housing to retail. office and stores and three service stations and is within 30 minutes public transport of a town centre. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 Not likely to affect viability and None. 3 3 3 Viability of town vitality centres. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Sites not allocated in DPD Initial Site reference Jersey Farm, J27 Hemyock NS1 Churchills Farm Uffculme NS1 White House Uffculme NS2 OS4800 Willand NS1 Willand Service Station Willand NS3 Lloyd Maunders Copplestone 2 NW of School Copplestone 3 N of Sunnymead Yeoford YEO1 Station Road
Appraisal of 8.7ha site at Jersey Farm, Junction 27, M5 Motorway Proposed for 35,000m² employment floorspace, development occurring 2012 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designations on or adjoining None 3 3 3 CWS or SSSI this land. Protected or priority 4 4 4 The site comprises fields that The trees should be retained 3 3 3 species. contain a number of substantial wherever possible and trees likely to contain protected strengthened where necessary. or priority species. Wildlife networks 4 4 4 The tree belts will act as wildlife The trees should be retained 3 3 3 corridors. wherever possible and strengthened where necessary. (B) Landscape Landscape quality and 4 4 4 Small-scale development on this The site could be screened to 4 3 3 character. land would be appropriate to its the west by planting on an setting but not larger scale already built noise bund buildings. Has several adjoining the M5 and additional substantial and high amenity planting to the north and east of trees. any development. (C) Cultural Heritage Archaeology. 3 3 3 There is nothing recorded on the A condition in accordance with 3 3 3 HER for the site, although finds that in PPG16 would mitigate are recorded within 1km of the any impact. site. Listed Buildings. 3 3 3 The only listed building in the None 3 3 3 vicinity is Higher Houndaller Farm to the north east, some 430 metres from the nearest boundary of the site. Any impact will be minimal. Historic Parks and 3 3 3 None in the vicinity. None 3 3 3 Gardens Character of 3 3 3 None in the vicinity. None 3 3 3 conservation areas. Conservation Area 3 3 3 None None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 4 4 4 Two small watercourses issue Incorporation of SUDS should 3 3 3 from the ground on the north ensure no impact. east and south west boundaries of the site. These cross under the M5 into the River Lyner and Spratford Stream. This has potential for pollution. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 4 4 4 None None 4 4 4 is previously developed. Employment - square 2 2 2 Works out at approximately Not likely to be significantly 2 2 2 metres floorspace per 4000m² per hectare. higher than this. hectare. Dwellings per hectare. 3 3 3 None None 3 3 3 (F) Air Quality Air quality. 4 4 4 There is a declared Air Quality Contributions to implement 3 3 2 Management Area in measures in Air Quality Action Cullompton. Trips to this Plan will provide mitigation. location from the south that travel through this town will worsen this. (G) Traffic and Access to public 5 5 5 The site has limited public Contributions to enhance the 4 4 4 Transport transport. transport on the adjoining road. frequency of the bus service may It is poorly related to Tiverton provide some mitigation. Parkway Station being on the opposite side of the M5 with no easy pedestrian access from it. Proportion to use public 5 5 5 Census data shows that 0% of Contributions to enhance the bus 4 4 4 transport, walk or cycle the working population of the service serving the site may to work Output Area covering the site encourage some use, however, uses these methods to travel to given the remoteness of the site work. from any settlement and its relative inaccessibility from Tiverton and Cullompton, the proportion using other methods is unlikely to be significant. Road vehicle access. 4 4 4 Would require a new access to Contributions are likely to be 3 3 3 the site as the current one would required for upgrading of the M5 not be able to support the level J27 due to the scale of the of additional development development. proposed. The Highways Agency have concerns over the functioning of J27 and it is likely this development would have an impact on this. Impact on public rights 3 3 3 There are no public rights of way None 3 3 3 of way. affected by the development. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 5 5 5 Census data indicates that 58% Provision of a significant 4 4 4 Dioxide emission. of the working population of the proportion of renewable energy ward covering the site work on-site may help to reduce elsewhere. Given the emissions. remoteness of the site from any settlement and the relatively poor public transport links, it is not considered that provision of employment land would help to reduce this figure significantly. Land on floodplain. 3 3 3 There is a small area of Flood Design and layout should easily 3 3 3 Zone 2 adjoining the eastern mitigate against any adverse boundary of the site, but design impact. and layout should easily mitigate against any adverse impact. Renewable energy 3 3 3 Would be expected to provide Likely that solar PV, solar 2 2 2 capacity. 10% of energy from on-site thermal, Gas CHP and heat renewable or low carbon pumps are all suitable for use at technologies, in line with the the site and could raise the RSS. figure above 10%. (K) Healthy and Safe Public open space. 3 3 3 The development will not bring None 3 3 3 Living Environments about a need for public open space as provision or contribution is dealt with through housing development. Road vehicle access. 4 4 4 Would require a new access to Contributions are likely to be 3 3 3 the site as the current one would required for upgrading of the M5 not be able to support the level J27 due to the scale of the of additional development development. proposed. The Highways Agency have concerns over the functioning of J27 and it is likely this development would have an impact on this. Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. Number of jobs lost 2 2 2 1000 jobs are anticipated, at a None 2 2 2 and created. ratio of 1 job per 35m² floorspace. Avoidance of noise and 3 3 3 This is likely to be marginal None 3 3 3 pollution Walking and cycling 3 3 3 There is limited opportunity for None 3 3 3 provision walking and cycling provision. (L) Health care and Access to public 4 4 4 The site has limited public Contributions to enhance the 4 4 4 community facilities. transport. transport on the adjoining road. frequency of the bus service and It is poorly related to Tiverton provision of additional bus stop Parkway Station being on the may provide some mitigation. opposite side of the M5 with no easy pedestrian access from it. Access to health and 3 3 3 No impact. None 3 3 3 other services Access to Community 3 3 3 No impact. None 3 3 3 Facilities and services. (M) Housing Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. Number of houses lost 3 3 3 None None 3 3 3 and proposed. (N) Consultation and Community 4 4 4 There has been limited response None as the publication 4 4 4 Social Deprivation involvement. as the land was not put forward document does not include this for consultation in the Preferred site. Option documents Access to education 3 3 3 No impact. None 3 3 3 and training. Employment 2 2 2 Proposed to provide 35,000m² None 2 2 2 floorspace. floorspace. Number of affordable 3 3 3 None None 3 3 3 houses lost and proposed. (O) Economic Growth Employment, retail and 2 2 2 Proposed to provide 35,000m² None 2 2 2 other business floorspace. floorspace. (P) Rural Employment floorspace 3 3 3 Although in a rural area, None 3 3 3 Diversification. in rural areas. development is not providing diversification in this context. (Q) Employment Number of jobs lost 2 2 2 1000 jobs are anticipated, at a None 2 2 2 and created. ratio of 1 job per 35m² floorspace. Key workers housing 3 3 3 None proposed. None 3 3 3 (R) Retail Proximity of new 3 3 3 None proposed. None 3 3 3 housing to retail. Location of new retail 3 3 3 In this rural location, retail None 3 3 3 floorspace. floorspace would be inappropriate. Retail floorspace 3 3 3 The site is not within a village. None 3 3 3 within villages. Impact on Vitality and 3 3 3 No impact None 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None None 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None None 3 3 3 provided.
Appraisal of site Hemyock NS1 Churchills Farm, a site of 0.9 ha Proposed for 29 dwellings, development occurring 2011
OBJECTIVES IMPACT NOTES MITIGATION
INDICATORS Final Initial
S M L S M L
(A) Wildlife SSSI or CWS SITES 3 3 3 There are three CWS’s lying None 3 3 3 within 1km to the southwest of the site. The designation of these sites is not considered to be affected by the development of the site. Protected or priority 4 4 4 It is unknown if there are any An Extended Phase 1 Habitat 3 3 3 species protected species on the site. Survey would establish what species are present on the site and any suitable mitigation measures. Wildlife Networks/ 4 4 4 A row of trees running across the Retention of the trees and 3 3 3 Priority Habitats site, and hedging on part of the hedges on the site should help to southern boundary are likely to preserve wildlife networks. provide habitats to wildlife. (B) Landscape quality 5 5 5 This site’s character slopes up Mitigation through good design 4 4 4 Landscape and character from south to north and is and landscaping in addition to elevated above the village, protecting and enhancing the having a row of trees across the existing trees through further site from north east to south landscaping may assist. west. Impact expected to be of Developing only part of the site greater significance due to lying would also reduce the impact within the AONB. (C) Cultural Heritage Archaeological sites 5 5 5 This site lies within an area of Any consideration of 3 3 3 and understanding high archaeological potential and development of this area should adjacent to regionally important be supported by a programme of archaeological deposits predetermination archaeological associated with medieval iron work, this would take the form of and post-medieval pottery a staged programme of works production. including geophysical survey and archaeological evaluation of the site. The results of this work would allow the HES to determine the nature and extent of archaeological deposits and formulate an appropriate response to any development in this area Listed Buildings 3 3 3 None affected None 3 3 3 Historic Parks and 3 3 3 None affected None 3 3 3 Gardens Character of 3 3 3 Not within or adjacent to a None 3 3 3 conservation areas Conservation Area. Conservation Area 3 3 3 None affected None 3 3 3 Appraisals and Management Plans (D) Water River quality. 4 4 4 There is a stream running Relocation of the stream to an 3 3 3 through the site, along the tree area outside the development and hedge boundaries. The site would help to avoid quality of this and the nearby contamination. Incorporation of river are unknown. SUDs would also ensure river quality. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site 4 4 4 None None 4 4 4 which is previously developed. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare 4 4 4 Due to site being on ground None. 4 4 4 approximately 2m above that of the adjacent road and residential site, density is unlikely to be higher than 30dph (F) Air Quality Air quality. 3 3 3 No Air Quality issues None 3 3 3 (G) Traffic and Access to public 3 3 3 There is a daily bus service, with There is no likely increase in 3 3 3 Transport transport. more than 5 services per day provision as a result of running through the village development of the site. toward either Taunton or Seaton. In addition, a once weekly service runs to Tiverton and a twice weekly service to Exeter. Proportion to use 3 3 3 Of the three Output Areas None feasible. 3 3 3 public transport, walk covering the village, 13% of the or cycle to work resident population use these methods. Given that there is no realistic increase in public transport provision as a result of the development, a similar proportion could be expected. Road vehicle access. 4 4 4 The site is within the 30mph Linking the site with that of the 3 3 3 speed limit through the village. existing Churchills Farm The level difference between the development would negate the road and the site could pose requirement for a new vehicular problems with a safe access. access onto the highway although the level difference would lower development figures Impact on public 3 3 3 There are no public rights of way None 3 3 3 rights of way. in the vicinity of the site. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions expected to be Implementation of a Low 2 2 2 Dioxide emission approximately 1.1 tonnes per Emissions Strategy and dwelling per annum provision of a significant proportion of renewable energy on-site are likely to be the only feasible methods of reducing emissions. Land on floodplain 3 3 3 The site is entirely within flood Avoidance of development in 3 3 3 zone 1 as defined by the proximity of the stream. Environment Agency flood maps. Alternatively, resiting the stream However, a stream/ditch runs outside of the development area. through the site. Renewable energy 3 3 3 Would be expected to provide Micro-scale wind, heat pumps, 2 2 2 capacity 10% of energy from renewable solar P.V and solar thermal and or low carbon technologies in gas CHP are all thought to be line with the RSS suitable for use on the site and may increase figures to above 10%. (J) Healthy and Safe Public open space. 4 4 4 As a site for 100% affordable None 4 4 4 Living Environments housing, would not contribute toward POS provision. There are 4 POS’s within 300m of the site. Road vehicle access. 4 4 4 The site is within the 30mph Linking the site with that of the 3 3 3 speed limit through the village. existing Churchills Farm The level difference between the development would negate the road and the site could pose requirement for a new vehicular problems with a safe access. access onto the highway although the level difference would lower development figures Number of affordable 1 1 1 Would be developed with 100% None 1 1 1 houses lost and affordable housing, providing proposed. approximately 29 dwellings. Number of jobs lost 3 3 3 None None 3 3 3 and created. Avoidance of noise 3 3 3 None None 3 3 3 and pollution Walking and cycling 3 3 3 There is a lack of footpaths and None 3 3 3 provision cycle routes running alongside the site. However, the roads are relatively lightly trafficked and the site is in close proximity to the village centre. The Blackdown Hills cycle route is in relatively close proximity of the site. (K) Health care and Access to public 3 3 3 There is a daily bus service, with No likely increase in provision. 3 3 3 community facilities. transport. more than 5 services per day running through the village toward either Taunton or Seaton. In addition, a once weekly service runs to Tiverton and a twice weekly service to Exeter. These services link with settlements with main hospitals and doctor/dentist surgeries. Access to health and 4 4 4 There is a doctor’s surgery within No likely increase in provision. 4 4 4 other services the village. Over 30 minutes public transport time to other services. Access to Community 3 3 3 The village has a hall, bowling There is no likely increase in 3 3 3 Facilities and club, pub and other community provision as a result of services. facilities. development. (L) Housing Number of affordable 1 1 1 Would be developed with 100% None 1 1 1 houses lost and affordable housing, providing proposed. approximately 29 dwellings. Number of houses 2 2 2 Proposed for 29 dwellings. Unlikely to be higher provision 2 2 2 lost and proposed. than this (M) Consultation and Community 3 3 3 Objection received from the None 3 3 3 Social Deprivation involvement Blackdown Hills AONB Partnership. Otherwise, little local objection during preferred options consultation. Access to education 3 3 3 There is a primary school within No likely increase in provision. 3 3 3 and training the village. The nearest secondary school is at Uffculme, 8.5km from the site. A contract bus service covers this route. Employment 3 3 3 None proposed None 3 3 3 floorspace
Number of affordable 1 1 1 Would be developed with 100% None 1 1 1 houses lost and affordable housing, providing proposed approximately 29 dwellings. (N) Economic Growth Employment, retail 3 3 3 None proposed None 3 3 3 and other business floorspace (O) Rural Employment 3 3 3 None proposed None 3 3 3 Diversification. floorspace in rural areas (P) Employment Number of jobs lost 3 3 3 No permanent jobs anticipated None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 There is a post office and stores, None. 3 3 3 housing to retail. hairdressers and takeaway food store within the village. Location of new retail 3 3 3 None proposed None 3 3 3 floorspace. Retail floorspace 3 3 3 May increase expenditure in the None 3 3 3 within villages. village retail services. Impact on Vitality and 3 3 3 None anticipated. None 3 3 3 Viability of town centres (R) Tourism Number of tourists 3 3 3 No impact None 3 3 3 spending nights in Mid Devon Tourist bed spaces 3 3 3 None None 3 3 3 provided
Appraisal of 1.5ha Site at The White House, Uffculme Proposed for 52 dwellings, development occurring 2013 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 There are none in or adjoining None 3 3 3 CWS or SSSI the site. No impact. Protected or priority 3 4 4 It is unknown if there are any of An Extended Phase 1 Habitat 3 3 3 species. these species present on the Survey would determine the site. There are mature trees on presence of protected species the site which could potentially and appropriate mitigation. provide a habitat. Wildlife networks 3 4 4 There are a number of trees and Retention of existing trees and 3 3 3 hedges on the site which could hedges would help to protect provide habitats for various existing wildlife networks. wildlife species. (B) Landscape Landscape quality and 3 4 4 Large detached dwelling and Design considerations and 3 4 4 character. grounds with some orchards and screen planting, but mitigation with gently undulating would be minimal. Works to landscape. A stone wall bounds access and road would have the site with Chapel Hill. Land harmful impact on landscape rises to the north. Views into the and character. site from the east and north would be significantly altered. (C) Cultural Heritage Archaeology. 3 3 3 No anticipated impact. None. 3 3 3 Listed Buildings. 3 4 4 The listed Grade II group of The Keeping development to a 3 3 3 Mount, Poynings and East and minimum by redeveloping the West Poynings lies to the south existing property and extending west of the site. Development the footprint to include a short on this rising ground would be terrace along the road frontage detrimental to their setting. to reflect the typical terraces in Uffculme. No development of the high land to the north west. Historic Parks and 3 3 3 The Bridwell Historic Park lies None 3 3 3 Gardens 500m to the southwest of the site. No impact upon this designation is anticipated. Character of 3 4 4 The layout and configuration of Keeping development to a 3 3 3 conservation areas. the site indicates a planned minimum by redeveloping the landscape. Being rising ground existing property and extending this character and appearance the footprint to include a short justifies its inclusion in the terrace along the road frontage conservation area. Development to reflect the typical terraces in would completely obliterate that Uffculme. No development of character and appearance. the high land to the north and west Conservation Area 3 3 3 No impact. None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 The river Culm lies to the Incorporation of SUDS would 3 3 3 southeast of the village. ensure no impact. Development this far away from the river is unlikely to impact upon its water quality. The current quality of the river is unknown. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 3 2 2 100% Currently used as a None 2 2 2 is previously private residence and associated developed. curtilage. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Development in villages should None 3 3 3 meet with Core Strategy requirements of 30-40dph. The site is considered to be capable of this. (F) Air Quality Air quality. 3 3 3 No impact. None 3 3 3 (G) Traffic and Access to public 3 2 2 There are more than 5 services No likely increase in provision. 3 2 2 Transport transport. per day to Tiverton, Taunton and Exeter from the village. The nearest bus stop is at The Square, less than a 5 minute walk from the site. Proportion to use public 3 3 3 17% of the working population of None realistically feasible. 3 3 3 transport, walk or cycle the 7 Output Areas covering to work Uffculme use these methods. With the site being close to the village centre, a similar proportion would be expected to use these methods. Road vehicle access. 3 4 4 Chapel Hill is narrow leading into Set wall back behind new 3 4 4 the village so road access is visibility splays. generally poor. Stone wall along the frontage of the site with Chapel Hill. Impact on public rights 3 3 3 There are none in or adjoining None 3 3 3 of way. the site. No impact likely. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be Implementation of a Low 3 2 2 Dioxide emission. approximately 1.1 tonnes per Emissions Strategy and dwelling per annum provision of a significant proportion of renewable energy on-site are likely to be the only feasible methods of reducing emissions. Land on floodplain. 3 3 3 The site is within Flood Zone 1 None. 3 3 3 as defined by Environment Agency flood maps. Renewable energy 3 3 3 Development of this scale would Likely that heat pumps, Gas 3 2 2 capacity. be expected to provide 10% of CHP, solar PV and solar thermal energy from renewable or low are all suitable for use and could carbon technologies in line with raise the figure above 10%. the RSS (J) Healthy and Safe Public open space. 3 4 4 As a site for 100% affordable None 3 4 4 Living Environments housing development would not contribute toward additional provision. The site is within 500m of play areas and amenity green space. Road vehicle access. 3 4 4 Chapel Hill is narrow leading into Set wall back behind new 3 4 4 the village so road access is visibility splays. generally poor. Stone wall along the frontage of the site with Chapel Hill. Number of affordable 3 1 1 Comprehensive redevelopment None 3 1 1 houses lost and of the site would deliver in the proposed. region of 52 dwellings. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 4 4 Proximity of site to landfill site None 3 4 4 pollution and quarry, with associated contamination issues, noise and smell pollution and dust. Walking and cycling 3 3 3 Existing footpath from Uffculme None 3 3 3 provision School into the village. Reasonable provision to nearby services. (K) Health care and Access to public 3 2 2 There are more than 5 services No likely increase in provision. 3 2 2 community facilities. transport. per day to Tiverton, Taunton and Exeter from the village. The nearest bus stop is at The Square, less than a 5 minute walk from the site. Access to health and 3 3 3 30 minutes public transport None 3 3 3 other services journey time to a hospital. There is a Doctor’s surgery within the village. Access to Community 3 3 3 The village has shops, pub, None 3 3 3 Facilities and services. halls, takeaway and recreational facilities but the development would not increase provision of services and facilities. (L) Housing Number of affordable 3 1 1 Comprehensive redevelopment None 3 1 1 houses lost and of the site would deliver in the proposed. region of 52 dwellings. Number of houses lost 3 2 2 One large detached dwelling None 3 2 2 and proposed. would likely be lost. Comprehensive redevelopment would provide approximately 52 dwellings. (M) Consultation and Community 3 3 3 Development of this scale would None likely beyond this. Homes 3 3 3 Social Deprivation involvement. require the submission of a may be allocated to those with a Statement of Community local connection as a first Involvement with a planning priority. application. This would necessitate pre-application public consultation by the developer. Access to education 3 4 4 There is good access to both None 3 4 4 and training. primary and secondary schools within the village, but such high numbers of affordable dwellings would increase pressure on local schools without any increased provision or financial contribution. Further education colleges are available in Tiverton, Taunton and Exeter and all are accessible by public transport from the village. Employment 3 3 3 None proposed None 3 3 3 floorspace. Number of affordable 3 1 1 Comprehensive redevelopment None 3 1 1 houses lost and of the site would deliver in the proposed. region of 52 dwellings. (N) Economic Growth Employment, retail and 3 3 3 None provided. None 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 Not proposed None 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None provided. None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 The village has two convenience No likely increase in provision. 3 3 3 housing to retail. stores and a post office outlet and the site is within 30 minutes public transport journey of Cullompton and Tiverton town centres. Location of new retail 3 3 3 None proposed None 3 3 3 floorspace. Retail floorspace 3 3 3 None proposed None 3 3 3 within villages. Impact on Vitality and 3 3 3 None. None 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of 2.8ha Site at OS4800, Uffculme Proposed for 98 dwellings, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area 3 3 3 There are none in the vicinity. None 3 3 3 Protected or priority 4 4 4 No study has been carried out to An Extended Phase 1 Habitat 3 3 3 species. assess the presence of these Survey would determine if there species on the site. There is are any of these species on the potential that the oak trees in the site and what mitigation would centre of the site may provide a be appropriate. habitat. Wildlife networks 4 4 4 The trees and hedges in and Retention and strengthening of 3 3 3 adjoining the site provide existing trees and hedgerows. potential wildlife networks. Planting of additional trees and the use of native hedging to demarcate boundaries could improve the existing networks. (B) Landscape Landscape quality and 5 5 5 This is an attractive sweeping The veteran oaks need to be 5 5 5 character. landscape with veteran oaks in protected with a TPO. It will be the centre. In an area of large very difficult to mitigate against open views this hidden parkland damaging this landscape. landscape is of special visual value. (C) Cultural Heritage Archaeology. 3 3 3 No anticipated impact. None. 3 3 3 Listed Buildings. 3 3 3 None affected 3 3 3 Historic Parks and 3 3 3 The Bridwell Historic Park is None 3 3 3 Gardens approximately 300m from the site. No impact likely. Character of 3 3 3 Not within a Conservation Area. None 3 3 3 conservation areas. Not affecting the Uffculme CA. Conservation Area 3 3 3 None affected. None 3 3 3 Appraisals and Management Plans. (D) Water River quality. 4 4 4 OS mapping shows that there is Incorporation of SUDS would 3 3 3 a spring in the middle of the site. ensure no impact. The river Culm lies to the southeast of the village. Development this far away from the river is unlikely to impact upon its water quality. The current quality of the river is unknown. (E) Land and Soils Area of contaminated 3 3 3 The site adjoins, but is not within Would be expected to have a 3 3 3 land. a Minerals Consultation Zone. minimum of a Phase I The Broadpath landfill site is contamination risk assessment approximately 600m to the to adequately assess risk. northeast of the site. These are not likely to restrict development of the site. Proportion of site which 4 4 4 None None 4 4 4 is previously developed. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Development in villages should None 3 3 3 meet with Core Strategy requirements of 30-40dph. The site is considered to be capable of this. (F) Air Quality Air quality. 3 3 3 No air quality issues. None 3 3 3 (G) Traffic and Access to public 4 4 4 There are more than 5 services No increase in services 4 4 4 Transport transport. per day to Tiverton, Taunton and Exeter from the village. The nearest regular bus stop is at The Square, 500m from the site and accessed along a stretch of road with no pedestrian path toward the southern end of Chapel Hill. Proportion to use public 3 3 3 17% of the working residents of None 3 3 3 transport, walk or cycle the 7 Output Areas covering to work Uffculme use these methods. It could reasonably be expected that figures from the site would be similar. Road vehicle access. 4 4 4 There is an existing field access None feasible 4 4 4 onto the highway and there is a site frontage available for a safe residential access, but Chapel Hill narrows towards the village and road access into the village is poor. Impact on public rights 3 3 3 None in or adjoining the site. No None 3 3 3 of way. impact. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be Implementation of a Low 2 2 2 Dioxide emission. approximately 1.1 tonnes per Emissions Strategy and dwelling per annum provision of a significant proportion of renewable energy on-site are likely to be the only feasible methods of reducing emissions. Land on floodplain. 3 3 3 The entire site lies within Flood None 3 3 3 Zone 1, as defined by Environment Agency flood maps. Renewable energy 3 3 3 Development of this scale would Likely that heat pumps, Gas 3 2 2 capacity. be expected to provide 10% of CHP, solar PV and solar thermal energy from renewable or low are all suitable for use and could carbon technologies in line with raise the figure above 10%. the RSS (J) Healthy and Safe Public open space. 4 4 4 As a site for 100% affordable None 4 4 4 Living Environments housing, development would not contribute toward additional provision. The site is within 500m of play areas. Road vehicle access. 4 4 4 There is an existing field access None feasible 4 4 4 onto the highway and there is a site frontage available for a safe residential access, but Chapel Hill narrows towards the village and road access into the village is poor. Number of affordable 1 1 1 The site would be developed as None 1 1 1 houses lost and 100% affordable housing. It proposed. would generate approximately 98 dwellings. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 None None 3 3 3 pollution Walking and cycling 3 3 3 Existing footpath from Uffculme None 3 3 3 provision School into village. Reasonable provision to nearby services. (K) Health care and Access to public 4 4 4 There are more than 5 services No increase in services 4 4 4 community facilities. transport. per day to Tiverton, Taunton and Exeter from the village. The nearest regular bus stop is at The Square, 500m from the site and accessed along a stretch of road with no pedestrian path toward the southern end of Chapel Hill. Access to health and 3 3 3 30 minutes public transport None 3 3 3 other services journey time to a hospital. There is a Doctor’s surgery within the village. Access to Community 3 3 3 The village has shops, pub, None 3 3 3 Facilities and services. halls, takeaway and recreational facilities but the development would not increase provision of services and facilities. (L) Housing Number of affordable 1 1 1 The site would be developed as None 1 1 1 houses lost and 100% affordable housing. It proposed. would generate approximately 98 dwellings. Number of houses lost 2 2 2 At a density of 35dph the site Increasing development density 2 2 2 and proposed. would be expected to generate to 40dph would increase the approximately 98 dwellings. number of houses to 112. (M) Consultation and Community 3 3 3 Development of this scale would None likely beyond this. Homes 2 2 2 Social Deprivation involvement. require the submission of a may be allocated to those with a Statement of Community local connection as a first Involvement with a planning priority. application. This would necessitate pre-application public consultation by the developer. Access to education 4 4 4 There is good access to both None 4 4 4 and training. primary and secondary schools within the village, but such high numbers of affordable dwellings would significantly increase pressure on local schools without any increased provision. Employment 3 3 3 None provided. None 3 3 3 floorspace. Number of affordable 1 1 1 The site would be developed as None 1 1 1 houses lost and 100% affordable housing. It proposed. would generate approximately 98 dwellings. (N) Economic Growth Employment, retail and 3 3 3 None proposed. None 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 Not proposed None 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None provided on the site. None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 The village has shops and the 3 3 3 housing to retail. site is within 30 minutes public transport journey of Cullompton town centre. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 None anticipated. None 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of 1.6ha Site adjoining Willand Service Station Proposed for 56 dwellings, development occurring 2011 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. No impact or change arising. Protected or priority 3 3 3 Unknown if any of these species An Extended Phase 1 Habitat 3 3 3 species. are present on the site. Survey would determine what species are present on the site and what mitigation is appropriate. Wildlife networks 3 3 3 Unlikely that the site, with its Retention and enhancement of 3 3 3 close proximity to the motorway the existing hedgerows would and large open expanse is help to retain what wildlife is wildlife rich. present. (B) Landscape Landscape quality and 4 4 4 Agricultural land in generally fair Landscaping scheme including 4 4 4 character. condition. Highly visible from the planting along the southern north, especially from the M5. boundary to screen from the Land is relatively open in nature B3181. and sensitivity to change is medium to high. (C) Cultural Heritage Archaeology. 4 4 4 The site is within an area of The application of a PPG16 3 3 3 prehistoric and Roman condition will ensure appropriate settlement potential. There is a archaeological mitigation. possible prehistoric enclosure south of the site. Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 No affected Historic Parks and None. 3 3 3 Gardens Gardens Character of 3 3 3 Not within a Conservation Area. None 3 3 3 conservation areas. No impact. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Unlikely to be any impact. The Incorporation of SUDS would 3 3 3 nearest watercourse is ensure no impact. approximately 550m to the southeast of the site. The quality of this watercourse is unknown. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 4 4 4 None None. 4 4 4 is previously developed. Employment - square 3 3 3 None proposed None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 The Core Strategy stipulates None 3 3 3 development in the villages should be between 30 and 40dph. There are no site constraints that will militate against development falling within these limits. (F) Air Quality Air quality. 4 4 4 The site is in close proximity to Financial contribution unlikely to 3 3 3 the M5 where air quality may be be sought for Cullompton AQMA affected. Potential for off-site as site is currently outside impact on Cullompton AQMA. catchment area. Developing only the southeastern part of the site would keep dwellings away from the motorway. (G) Traffic and Access to public 2 2 2 Willand has good public None 2 2 2 Transport transport. transport links with buses linking with nearby towns as well as Exeter and Taunton and Tiverton Parkway Railway Station. Proportion to use public 4 4 4 14% of the working population of Extension of the current cycle 3 3 3 transport, walk or cycle the Lower Layer Super Output route to pass the site would to work Area covering the site use these provide improved links with methods to get to work. Tiverton Parkway rail station. Provision of a bus stop outside the site. Road vehicle access. 4 4 4 Site currently only accessible via The potential of creating an 3 3 3 a narrow agricultural access. access through service station The B3181 at this point has a land is uncertain. Extension of 40mph speed limit. 30mph speed limit past the site entrance would slow vehicles and reduce the length of required visibility splays. Impact on public rights 3 3 3 None within the vicinity of the None 3 3 3 of way. site. No impact. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be Implementation of a Low 2 2 2 Dioxide emission. approximately 0.9 tonnes per Emissions Strategy and dwelling per annum provision of a significant proportion of renewable energy on-site are likely to be the only feasible methods of reducing emissions. Land on floodplain. 3 3 3 The site is entirely within flood None. 3 3 3 zone 1 as defined by Environment Agency flood maps. Renewable energy 3 3 3 Would be expected to provide Ground source heat pumps, 2 2 2 capacity. 10% of energy from renewable solar P.V., solar thermal and or low carbon technologies in Gas CHP are all likely to be line with the RSS suitable for use on the site and may increase the figure above 10% (J) Healthy and Safe Public open space. 4 4 4 Would be unlikely to provide None 4 4 4 Living Environments additional POS as development would be suitable only as 100% affordable housing. Nearest existing POS is at Harpitt Close, 150m from the site. Road vehicle access. 4 4 4 Site currently only accessible via The potential of creating an 3 3 3 a narrow agricultural access. access through service station The B3181 at this point has a land is uncertain. Extension of 40mph speed limit. 30mph speed limit past the site entrance would slow vehicles and reduce the length of required visibility splays. Number of affordable 1 1 1 No houses lost. Would be Unlikely to be higher provision. 1 1 1 houses lost and developed as a 100% affordable proposed. housing site. At a density of 35dph this would equate to 56 dwellings. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 5 5 5 Site is very close to the M5 Additional planting to the existing 4 4 4 pollution motorway. landscaping buffer would help to lessen the noise and pollution effects of the M5. Dwellings to be built using sound insulating methods and materials. A comprehensive noise survey would be required. Walking and cycling 3 3 3 Within reasonable walking Widening of the existing 3 3 3 provision distance of village centre pedestrian path to provide a although the pedestrian footpath shared path linking with the at this point is very narrow. centre of the village. The cycle There is no cycle provision in the element should link with the immediate vicinity of the site. NCN3 route on the northern side of Willand. (K) Health care and Access to public 4 4 4 Willand has good public Provision of a new bus stop near 2 2 2 community facilities. transport. transport links with buses linking the site entrance with nearby towns as well as Exeter and Taunton and Tiverton Parkway Railway Station. Bus services use the adjoining B3181 although the nearest bus stop is approximately 800m from the site. Access to health and 3 3 3 There is a doctor’s surgery and No increase in provision. 3 3 3 other services pharmacy within the village. Hospital accessible in 30 minutes by public transport. Access to Community 3 3 3 There is a public house and No increase in provision. 3 3 3 Facilities and services. ‘Diggerland’ tourist attraction 600m walk from the site. The village also contains a second public house, village hall and football club although these are all at least a 1km walk from the site. (L) Housing Number of affordable 1 1 1 No houses lost. Would be Unlikely to be higher provision. 1 1 1 houses lost and developed as a 100% affordable proposed. housing site. At a density of 35dph this would equate to 56 dwellings. Number of houses lost 2 2 2 At a density of 35dph the site Unlikely to be higher provision. 2 2 2 and proposed. would provide 56 dwellings.
(M) Consultation and Community 3 3 3 No comments from members of None over and above that 3 3 3 Social Deprivation involvement. the community have been involved in the production of an received regarding this site. A SCI likely. Statement of Community Involvement would be required to be submitted with any planning application to develop the site. Access to education 3 3 3 Willand Primary School is None 3 3 3 and training. approximately a 1km walk from the site. Cullompton Secondary School is approximately 4km from the site and accessible via public bus services. Employment 3 3 3 None provided. None 3 3 3 floorspace. Number of affordable 1 1 1 No houses lost. Would be Unlikely to be higher provision. 1 1 1 houses lost and developed as a 100% affordable proposed. housing site. At a density of 35dph this would equate to 56 dwellings. (N) Economic Growth Employment, retail and 3 3 3 None provided. None 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 None provided None 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None provided on the site. None 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 The site is adjacent to the No increase in provision. 3 3 3 housing to retail. Willand Service Station which has a small convenience store, restaurant, hairdressers, car repair garage and car sales yard. The village post office and stores is a 15 minute walk from the site. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 None likely None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of 20ha Site at Lloyd Maunders (2 Sisters), Willand, site 3 Proposed for 35000m² employment floorspace and 140 dwellings, development occurring 2013 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. The nearest CWS at the Grand Western Canal lies approximately 2km to the north west, although impact upon this is not thought to be significant. Protected or priority 3 4 4 No habitat survey has been An extended Phase 1 Habitat 3 3 3 species. carried out on the site. With the Survey would determine the Spratford Stream lying to the location of protected or priority west of the site there is potential species present on or adjoining for species to be present in this the site followed by mitigation as area. Hedgerows and trees on- appropriate. Keeping site may also have some development within the existing potential. site boundary would minimise any impact. Wildlife networks 3 4 4 The hedgerows in and adjoining Hedgerows on and adjoining the 3 3 3 the site are potentially species site to be protected during rich and used as movement construction, and routes for bats, as well as being retained/enhanced with habitats in their own right. The development. Breaking of Spratford Stream and its hedgerows kept to a minimum. immediate surroundings will Keeping development within the provide a specific wildlife existing site boundary will network. Without mitigation, minimise impact. development would be likely to damage these potential wildlife networks. (B) Landscape Landscape quality and 3 4 4 Largely brownfield employment Maintain tree line/hedge line 3 3 3 character. land, currently used primarily as screening and trees with TPO’s an abattoir. Tree and hedge imposed. boundaries on the western extremities of the site. Development of housing to the east would potentially harm a group of TPO’d trees. (C) Cultural Heritage Archaeology. 3 4 4 Part of the site, to the northwest The application of a PPG16 3 3 3 of existing development lies condition for appropriate adjacent to the floodplain and so archaeological mitigation should may expose waterlogged be imposed on any permission. Palaeoenvironmental deposits. In addition the presence of prehistoric deposits and features cannot be discounted as the site lies between known sites and a river. In comparison the area to the east of the existing employment is not anticipated to have an archaeological impact. Listed Buildings. 3 3 3 There is a listed railway bridge to None. 3 3 3 the south of the site although development of the site would not severely impact upon its character and setting. Historic Parks and 3 3 3 None within close proximity of None. 3 3 3 Gardens the site. No impact. Character of 3 3 3 Not within a Conservation Area. None 3 3 3 conservation areas. No impact envisaged. Conservation Area 3 3 3 No CAMP affected. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 4 4 The quality of the Spratford River quality tests and modelling 3 3 3 Stream which runs along the to assess potential impact of northern edge of the site is development on river quality. unknown. Without modelling, the Provision of SUDS would help to impact of development upon reduce impact. river quality is also unknown. (E) Land and Soils Area of contaminated 3 4 4 Much of the site is identified as A minimum of a Phase I and II 3 2 2 land. being potentially contaminated contamination risk assessment and classified as Cat C with the required and with subsequent southwestern part of the site Cat remediation if significant risk is A. identified. Proportion of site which 3 2 2 Approximately 90% of the site is Exclusion of the only Greenfield 3 2 2 is previously previously developed. portion of the site would increase developed. this figure to 100% Employment - square 3 3 3 It would be anticipated that the None 3 3 3 metres floorspace per site could be developed to hectare. generate approximately 35000m² additional employment floorspace, averaging 3500m² per hectare on the employment land. Dwellings per hectare. 3 3 3 Although the LPA do not favour Proximity of the M5 motorway 3 3 3 allocating housing on the site, and railway line on parts of the the site promoters have proposed housing sites may proposed housing on lower the density of approximately 4ha of the land. development. An area of this size and on the edge of Willand would be expected to be developed at between 30 and 40 dwellings per hectare as the site is level (F) Air Quality Air quality. 3 4 4 Site is in close proximity to the Full air quality assessment 3 3 3 M5 motorway and the main required to accompany any Southwest railway line runs application with mitigation directly past the site. On-site measures incorporated. impacts. (G) Traffic and Access to public 3 2 2 Willand has good public Development of this scale may 3 2 2 Transport transport. transport links with buses linking warrant the enhancement of with nearby towns as well as existing bus services to serve Exeter and Taunton and Tiverton the site. The site promoters Parkway Railway Station. The reference a potential rail nearest bus stop is less than connection point at Tiverton 400m on foot Junction although this is not considered feasible. Proportion to use public 3 2 2 29% of the working population of An extension of the public bus 3 2 2 transport, walk or cycle the Lower Layer Super Output service to directly serve the site to work Area covering the site use these may increase the proportion of methods to get to work. An users. A comprehensive travel expansion of the site could plan for the site should potentially result in an increase accompany any planning of this figure. With good public application and stipulate actions transport links to the village, to reduce private car use. access to the site could reasonably be by these methods. At present, many of the employees are brought to the site by means of a private coach service provided by the employer. Road vehicle access. 3 3 3 Further development of the site Should a residential allocation be 3 3 3 should be accessed through the made then onsite provision of recently constructed road from car parking must be replaced. the tannery site to the northeast of the site. This access is supported by the site promoter. Contributions to fund the widening of the railway bridge on South View Road would also be sought. The site promoter proposes residential development on the staff car parks and this has been indicated by the Highway Authority as being unacceptable. Impact on public rights 3 3 3 There are no public rights of way No impact. 3 3 3 of way. likely to be directly affected by development of the site. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 On the proposed residential Provision of a significant 3 2 2 Dioxide emission. element of the site, emissions proportion of renewable energy are expected to be 0.9 tonnes on-site may further help to lower per dwelling per annum. Exact emissions. levels for the employment element are unknown, however 58% of the working population work outside of the village. Provision of additional employment land would be likely to lower this figure. Land on floodplain. 3 3 3 The majority of the site is within All development contained within 3 3 3 flood zone 1. A small portion of flood zone 1. Mitigation the northwestern side of the site measures implemented to is within flood zones 2 and 3. ensure development does not Development should not occur increase the risk on or within these areas if possible. surrounding the site. Renewable energy 3 3 3 Would be expected to provide Biomass CHP, micro-wind, heat 3 2 2 capacity. 10% of its energy from pumps, solar thermal and solar renewable or low carbon PV and Gas CHP are all technologies, in line with the considered feasible for use on RSS the site and could raise the figure above 10% (J) Healthy and Safe Public open space. 3 3 3 Will not provide for public open With an area of 4ha for housing 3 3 3 Living Environments space unless a residential it would be likely the POS allocation is made. In this provision would be expected to instance POS would be be provided on-site, in line with expected to be provided in the adopted Open Space SPD. accordance with current policy, excluding any affordable housing. As present nearest POS is at Chestnut Drive, approximately 125m walk from the eastern extremity of the site. Road vehicle access. 3 3 3 Further development of the site Should a residential allocation be 3 3 3 should be accessed through the made then onsite provision of recently constructed road from car parking must be replaced. the tannery site to the northeast of the site. This access is supported by the site promoter. Contributions to fund the widening of the railway bridge on South View Road would also be sought. The site promoter proposes residential development on the staff car parks and this has been indicated by the Highway Authority as being unacceptable. Number of affordable 3 2 2 The site promoters propose None, the LPA do not favour the 3 2 2 houses lost and housing on an area allocation of residential proposed. approximately 4ha in size. Of development at the site. this, approximately 2ha is outside the defined settlement limit and so would only be suitable for 100% affordable housing. Given this, it would be anticipated that the whole site would provide approximately 98 affordable homes if the area was developed at a density of 35 dwellings per hectare. Number of jobs lost 3 2 2 At a ratio of 1 job created per Development at a greater 3 2 2 and created. 35m ² of employment floorspace, density would increase the development of the site would be overall floorspace and increase anticipated to generate 1000 the number of jobs. jobs. Avoidance of noise and 3 4 4 Site is close to the railway and Investigation of the noise and 3 3 3 pollution motorway. Levels of noise and pollution levels on-site required. pollution at the site from these Mitigation measures as areas is currently unknown necessary. The site promoters although should as the site are exploring the possibility of promoters wish, housing be having a stopping point at allocated, then desired levels, Tiverton Junction for goods to be particularly noise, are likely to be transported to the railway for exceeded. Noise issues are not transportation across the likely to be a major problem for country. This would help to avoid the employment land. additional pollution being created although the feasibility of this proposal is unknown. Walking and cycling 3 3 3 Within reasonable walking The extension of the NCN could 3 3 3 provision distance of village centre give direct access with Tiverton although no dedicated cycle Parkway rail station. provision. (K) Health care and Access to public 3 3 3 Willand has good public Extension of some of the existing 3 2 2 community facilities. transport. transport links with buses linking bus routes to serve the site with nearby towns as well as would improve access. Exeter and Taunton and Tiverton Improvement of pedestrian links Parkway Railway Station. with the village would also However, no buses directly pass increase access to public the site at present. transport. Access to health and 3 3 3 Doctor’s surgery and pharmacy None 3 3 3 other services are within the village. Hospital is approximately 30mins by public transport, in Tiverton. Access to Community 3 3 3 Within reasonable walking There is no likely increase in 3 3 3 Facilities and services. distance of facilities within the provision as a result of village: tennis courts, public development of the site. house, village hall. (L) Housing Number of affordable 3 2 2 The site promoters propose None. The LPA do not favour the 3 2 2 houses lost and housing on an area allocation of residential proposed. approximately 4ha in size. Of development at the site. this, approximately 2ha is outside the defined settlement limit and so would only be suitable for 100% affordable housing. Given this, it would be anticipated that the whole site would provide approximately 98 affordable homes if the area was developed at a density of 35 dwellings per hectare. Number of houses lost 3 2 2 LPA do not propose housing on None 3 2 2 and proposed. the site as it is felt to be divorced from the village and not an attractive site to developers due to its location between the motorway, railway and abattoir. The site promoters propose housing on a 4ha area. At 35dph this would generate 140 houses.
(M) Consultation and Community 3 4 4 Some low level of local objection A public consultation 4 4 4 Social Deprivation involvement. during issues and options masterplanning exercise would consultation. Largely supported encourage community by the Parish Council although involvement. there are concerns regarding the impact of additional vehicular movements on the local roads. Access to education 3 3 3 Primary school within village. If open market housing proposed 3 3 3 and training. Secondary education in Uffculme then financial contributions or Cullompton and further toward provision may be sought. education in Tiverton. Employment 3 2 2 At 3500m² provided per hectare, A higher density of development 3 2 2 floorspace. the site would generate may be possible on the site, additional employment which would increase the floorspace of 35000m². This amount of new floorspace. would create approximately 1000 additional jobs, aiding employment rates. Number of affordable 3 2 2 The site promoters propose None. The LPA do not favour the 3 2 2 houses lost and housing on an area allocation of residential proposed. approximately 4ha in size. Of development at the site. this, approximately 2ha is outside the defined settlement limit and so would only be suitable for 100% affordable housing. Given this, it would be anticipated that the whole site would provide approximately 98 affordable homes if the area was developed at a density of 35 dwellings per hectare. (N) Economic Growth Employment, retail and 3 2 2 Anticipated that the site would None. 3 2 2 other business create in the region of 35000m² floorspace. employment floorspace, expanding an existing area of commercial enterprise and resulting in additional economic growth in Willand. (O) Rural Employment floorspace 3 2 2 Creation of 35000m² additional Site area is unlikely to be 3 2 2 Diversification. in rural areas. employment floorspace within an expanded further than the area of existing commercial allocation pre-2026 although a activity would benefit the higher density of development residents of the village by would further benefit the creating additional local jobs. community. (P) Employment Number of jobs lost 3 2 2 Expected to provide May be feasible to increase 3 2 2 and created. approximately 1000 jobs. density which would in turn increase the number of jobs. Key workers housing 3 3 3 Housing proposed by the site If housing were developed then 3 3 3 promoter and not the LPA. No there is the potential to specific proposals for key worker incorporate if there were a housing. proved need. (Q) Retail Proximity of new 3 3 3 Approximately 10mins walk to No likely increase in provision. 3 3 3 housing to retail. convenience store and fish and chip shop. Location of new retail 3 3 3 None created Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 Development of commercial None. 3 3 3 Viability of town floorspace only is unlikely to centres. impact on town centres. (R) Tourism Number of tourists 3 3 3 No impact likely. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None proposed. None. 3 3 3 provided.
Appraisal of 0.5ha Site NW of Copplestone School Proposed for 15 dwellings, development occurring 2010. Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 None on or close to the site. None 3 3 3 CWS or SSSI Protected or priority 3 3 3 Uncertain, but appears unlikely. Carry out appropriate surveys 3 3 3 species. and include relevant mitigation measures. Wildlife networks 3 4 4 The hedgerows and stream Measures to protect water 3 3 3 forming the boundaries of the hedgerows and stream to be site certainly form part of the incorporated. Other wider biodiversity networks in the requirements arising from area. appropriate surveys. (B) Landscape Landscape quality and 3 3 3 Slightly sloping site (E-W); Maintain hedge/tree screening 3 3 3 character. agricultural/grazing land. Not and additional landscaping. high grade but well bordered by trees/hedgerows and which screen and separate site from nearby Primary school/playing fields. Edge of village site. (C) Cultural Heritage Archaeology. 3 3 3 No anticipated impact. None. 3 3 3 Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 None. None. 3 3 3 Gardens Character of 3 3 3 None. None. 3 3 3 conservation areas. Conservation Area 3 3 3 None. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Close to stream, tributary of the Incorporation of SUDS would 3 3 3 River Yeo. Any impact from ensure no impact. housing would be slight. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 4 4 4 None None. 4 4 4 is previously developed. Employment - square 3 3 3 None None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Likely to be around 30dph Unlikely to be significantly higher 3 3 3 (F) Air Quality Air quality. 4 4 4 Some potential impact on None. As affordable housing 4 4 4 Crediton AQMA. does not contribute. (G) Traffic and Access to public 2 2 2 Hourly train service and good No improvements arising. 2 2 2 Transport transport. bus service to nearby Crediton and Exeter. Proportion to use public 4 4 4 8.65% of the working population The figure is unlikely to be 4 4 4 transport, walk or cycle of the three Output Areas significantly higher to work covering the site use these methods to travel to work Road vehicle access. 4 4 4 Only accessible from Limit numbers. Affordable 3 3 3 Sunnymead, and via generally housing normally traditionally limited access ways serving cul has less traffic impact. de sacs: would need to limit capacity. May be suitable for smaller housing development. Impact on public rights 3 3 3 None. None. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions expected to be Potential to incorporate a Low 2 2 2 Dioxide emission. approximately 1 tonne per Emissions Strategy and dwelling per annum provision of a significant proportion of on-site renewable energy. Land on floodplain. 4 4 4 Flood Zone 1, although adjoining Assess flood impact of adjoining 3 3 3 stream may lead to localised stream, and avoid areas subject concerns which will need to be to flooding. assessed. Renewable energy 3 3 3 If development was for in excess Heat pumps, solar PV and solar 2 2 2 capacity. of 10 dwellings then 10% of thermal and Gas CHP are all energy must come from considered technically feasible of renewable or low carbon use on the site. Use of these technologies, in accordance with may enable a figure in excess of the RSS. 10%. (J) Healthy and Safe Public open space. 4 4 4 No public open space provided, None. 4 4 4 Living Environments as this is affordable housing. Adoins proposed playing field. Road vehicle access. 4 4 4 Only accessible from Limit numbers. Affordable 3 3 3 Sunnymead, and via generally housing normally has less traffic limited access ways serving cul impact. de sacs: would need to limit capacity. May be suitable for smaller housing development. Number of affordable 1 1 1 100% affordable housing. None. 1 1 1 houses lost and proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 No significant impact from small None. 3 3 3 pollution scale housing development. Walking and cycling 3 3 3 Reasonable walking distance to None 3 3 3 provision village centre/shops: no cycleways: links with existing pavements. (K) Health care and Access to public 2 2 2 Hourly train service and good No improvements arising. 2 2 2 community facilities. transport. bus service to nearby Crediton and Exeter. Access to health and 2 2 2 Doctor’s surgery at Bow, hospital None 2 2 2 other services within 30 minutes journey by public transport Access to Community 3 3 3 Reasonably close to village None 3 3 3 Facilities and services. centre: chapel; primary school; likely that improved playing/recreational fields will be provided (subject to p.p.) (L) Housing Number of affordable 1 1 1 100% affordable housing. None. 1 1 1 houses lost and proposed. Number of houses lost 2 2 2 Uncertain, but may be about 5- Unlikely to be feasible to 2 2 2 and proposed. 10 dwellings, given highway increase provision. constraints. (M) Consultation and Community 4 4 4 Considerable objection during None feasible. 4 4 4 Social Deprivation involvement. consultation on DPD. Access to education 3 3 3 Adjoins primary school, None 3 3 3 and training. secondary education in Crediton. Employment 3 3 3 None. None. 3 3 3 floorspace. Number of affordable 1 1 1 100% affordable housing. None. 1 1 1 houses lost and proposed. (N) Economic Growth Employment, retail and 3 3 3 None provided. None. 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 None. None. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None. None. 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 Reasonably close walking None 3 3 3 housing to retail. distance to village centre stores. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 None. None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Copplestone Site 3; 0.3ha Site North of Sunnymead. Proposed for 9 dwellings, development occurring 2010. Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 No designated wildlife site on or None. 3 3 3 CWS or SSSI adjoining this land. Protected or priority 3 3 3 Uncertain, but unlikely to be any Appropriate survey and 3 3 3 species. interest in the improved mitigation, including grassland. Potential for some in retention/strengthening of the the hedgerows forming two hedgerows. boundaries of the site. Wildlife networks 3 3 3 Existing hedgerows to south and Retain/strengthen hedgerows, 3 3 3 east, may form part of wider and provide additional ecological network, although treeplanting/landscaping to site their quality is uncertain. boundaries. (B) Landscape Landscape quality and 3 3 3 Medium grade agricultural land Maintain tree line/hedge line 3 3 3 character. (slopes generally E-W); edge of screening village/borders existing residential estate; well bordered by existing hedgerows/trees. (C) Cultural Heritage Archaeology. 3 3 3 No anticipated archaeological None. 3 3 3 impact. Listed Buildings. 3 3 3 No affected Listed Buildings None. 3 3 3 Historic Parks and 3 3 3 None. None. 3 3 3 Gardens Character of 3 4 4 None. None. 3 4 3 conservation areas. Conservation Area 3 3 3 None. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 3 3 3 Adjoins a stream which forms a Incorporation of SUDS would 3 3 3 tributary of the River Yeo. ensure no impact. Minimal impact from housing likely. (E) Land and Soils Area of contaminated 3 3 3 None known of. Would be expected to produce a 3 3 3 land. minimum of a Phase I contaminated land risk assessment to confirm. Proportion of site which 4 4 4 None None. 4 4 4 is previously developed. Employment - square 3 3 3 None. None 3 3 3 metres floorspace per hectare. Dwellings per hectare. 3 3 3 Likely to be in the region of Unlikely to be significantly higher 3 3 3 30dph (F) Air Quality Air quality. 4 4 4 Potential impact on Crediton None. 4 4 4 AQMA. (G) Traffic and Access to public 2 2 2 Hourly train service and good None 2 2 2 Transport transport. bus service. Proportion to use public 4 4 4 8.65% of the working population Unlikely to be significantly higher 4 4 4 transport, walk or cycle of the three Output Areas to work covering the village use these methods to travel to work Road vehicle access. 4 4 4 Access only suitable for limited Limit dwelling numbers. 3 3 3 numbers. Impact on public rights 3 3 3 None. None. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Emissions are expected to be Only realistic measure will be the 3 3 3 Dioxide emission. approximately 1.0 tonnes per incorporation of some level of dwelling per annum on-site renewable energy. Land on floodplain. 4 4 4 Flood Zone 1, although adjoining Need to assess potential impact 3 3 3 stream may lead to localised of stream. problems. Renewable energy 4 4 4 Unlikely to require any Heat pumps, solar thermal and 2 2 2 capacity. renewable technologies solar PV and Gas CHP are all technically feasible for use on the site. This may enable some degree of onsite energy generation. (J) Healthy and Safe Public open space. 4 4 4 No provision to be made. None. 4 4 4 Living Environments Road vehicle access. 4 4 4 Access only suitable for limited Limit dwelling numbers. 3 3 3 numbers. Number of affordable 1 1 1 100% affordable housing. None. 1 1 1 houses lost and proposed. Number of jobs lost 3 3 3 None. None 3 3 3 and created. Avoidance of noise and 3 3 3 No significant impact from None. 3 3 3 pollution housing. Walking and cycling 3 3 3 Easy walk into village centre. No None 3 3 3 provision specific cycleways. (K) Health care and Access to public 2 2 2 Hourly train service and good None 2 2 2 community facilities. transport. bus service. Access to health and 3 3 3 No health centre/surgery None. 3 3 3 other services facilities available in the village: nearest at Bow. 30 minutes to hospital by public transport. Access to Community 3 3 3 Reasonably close to village None. 3 3 3 Facilities and services. centre: chapel/Primary School, and the site proposed for playing fields/recreational space. (L) Housing Number of affordable 1 1 1 100% affordable housing. None. 1 1 1 houses lost and proposed. Number of houses lost 3 3 3 Small scale due to local need None. 3 3 3 and proposed. and highway access.
(M) Consultation and Community 3 3 3 No comments received. None. 3 3 3 Social Deprivation involvement. Access to education 3 3 3 Village school nearby; secondary None. 3 3 3 and training. school in Crediton. Employment 3 3 3 None provided. None. 3 3 3 floorspace. Number of affordable 1 1 1 100% affordable housing. None. 1 1 1 houses lost and proposed. (N) Economic Growth Employment, retail and 3 3 3 None provided. None. 3 3 3 other business floorspace. (O) Rural Employment floorspace 3 3 3 None. None. 3 3 3 Diversification. in rural areas. (P) Employment Number of jobs lost 3 3 3 None. None. 3 3 3 and created. Key workers housing 3 3 3 No specific proposals. Potential to incorporate if there is 3 3 3 a proven need. (Q) Retail Proximity of new 3 3 3 Reasonably close to new small None 3 3 3 housing to retail. retail village store (at site of converted garage) + 1 other existing shop, near centre of village. Location of new retail 3 3 3 Not applicable. Not applicable. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. Not applicable. 3 3 3 within villages. Impact on Vitality and 3 3 3 None. None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 None. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 None. None. 3 3 3 provided.
Appraisal of 0.3ha Site at Yeoford Proposed for 1050 square metres employment, development occurring 2010 Objective Impact Indicator Initial Notes Mitigation Final S M L S M L (A) Wildlife Priority habitat area, 3 3 3 None in or close to the site. None. 3 3 3 CWS or SSSI Protected or priority 3 3 3 Unlikely to be any on this None. 3 3 3 species. previously developed site. Wildlife networks 3 3 3 No obvious networks on the site, None. 3 3 3 although the River Yeo runs just north of the site. (B) Landscape Landscape quality and 4 4 4 Site is relatively open, although Landscaping scheme would tend 3 3 3 character. consists of unkempt previously to mitigate impact. developed but regenerating land. (C) Cultural Heritage Archaeology. 3 3 3 No impact. None 3 3 3 Listed Buildings. 3 3 3 No impact. None. 3 3 3 Historic Parks and 3 3 3 No impact. None. 3 3 3 Gardens Character of 3 3 3 No impact. None. 3 3 3 conservation areas. Conservation Area 3 3 3 No impact. None. 3 3 3 Appraisals and Management Plans. (D) Water River quality. 4 4 4 Within floodplain, so potential for Avoid potentially polluting uses 3 3 3 pollution during flooding events, and incorporate SUDS. depending on the uses. (E) Land and Soils Area of contaminated 4 4 4 Former railway sidings, so Minimum of a Phase I and II 2 2 2 land. potential for contamination. contamination risk assessment required with subsequent remediation if significant risk identified. Proportion of site which 2 2 2 100% previously developed, None. 2 2 2 is previously although the site is naturally developed. regenerating. Employment - square 4 4 4 Specific proposals not made, Unlikely to be appropriate for 4 4 4 metres floorspace per although at a density of 3500m² high density employment hectare. per hectare, the site could achieve 1050m² floorspace. Dwellings per hectare. 3 3 3 No dwellings proposed. None. 3 3 3 (F) Air Quality Air quality. 3 3 3 Unlikely to be an impact. None. 3 3 3 (G) Traffic and Access to public 2 2 2 Adjoins railway station, and has None. 2 2 2 Transport transport. reasonable bus service. Proportion to use public 4 4 4 8% of the two Output Areas None. 3 3 3 transport, walk or cycle covering the village use these to work methods to travel to work. By providing employment in the village the figure may rise slightly Road vehicle access. 4 4 4 Existing access is poor. Visibility None 4 4 4 to North is not good. Approach roads through village have width restrictions. Impact on public rights 3 3 3 None. None. 3 3 3 of way. (H) Waste No indicators (I) Climatic Factors Reduce Carbon 3 3 3 Census data indicates that 62% The provision of a significant 2 2 2 Dioxide emission. of working residents of the Yeo proportion of renewable energy ward travel outside of the ward will help to reduce emissions. for work. The provision of employment will help to reduce the need to travel for employment. However, given the rural setting it may also encourage commuting to the village from elsewhere. Land on floodplain. 5 5 5 Primarily flood Zone 3, likely to None. 5 5 5 be functional floodplain. Renewable energy 3 3 3 If more than 1000m 2 the site Likely that Gas CHP, heat 2 2 2 capacity. would be expected to provide pumps, solar PV and solar 10% of energy from renewable thermal are all suitable for use or low carbon technologies, in on the site and could raise the line with the RSS. figure above 10%. (J) Healthy and Safe Public open space. 3 3 3 No provision required with None. 3 3 3 Living Environments employment. Road vehicle access. 4 4 4 Poor access roads through the None. 4 4 4 village. Number of affordable 3 3 3 None proposed. None. 3 3 3 houses lost and proposed. Number of jobs lost 2 2 2 At a ratio of 1 job per 35m² the Not likely to be significantly 2 2 2 and created. site could be expected to provide higher 30 jobs. Avoidance of noise and 4 4 4 Dwelling to west and Post Office, Limitation to B1 uses. 3 3 3 pollution impact depends on use. Walking and cycling 4 4 4 No pavements in village, but None feasible. 4 4 4 provision within walking distance for village residents. (K) Health care and Access to public 2 2 2 Adjoins railway station, and None. 2 2 2 community facilities. transport. Yeoford has regular bus service. Access to health and 3 3 3 Will not increase provision. None. 3 3 3 other services Access to Community 3 3 3 Will not increase provision. None. 3 3 3 Facilities and services. (L) Housing Number of affordable 3 3 3 Not applicable. None. 3 3 3 houses lost and proposed. Number of houses lost 3 3 3 No change. None. 3 3 3 and proposed. (M) Consultation and Community 4 4 4 Parish Council oppose None. 4 4 4 Social Deprivation involvement. development. Access to education 3 3 3 Not applicable. None. 3 3 3 and training. Employment 2 2 2 Small scale provision, expected None. 2 2 2 floorspace. to be in the region of 1050m². Number of affordable 3 3 3 Not applicable. None. 3 3 3 houses lost and proposed. (N) Economic Growth Employment, retail and 2 2 2 Small scale provision, None. 2 2 2 other business approximately 1050m². floorspace. (O) Rural Employment floorspace 2 2 2 Small scale provision adjoining a None. 2 2 2 Diversification. in rural areas. village. (P) Employment Number of jobs lost 2 2 2 Local employment, generating None. 2 2 2 and created. approximately 30 jobs. Key workers housing 3 3 3 No provision. None. 3 3 3 (Q) Retail Proximity of housing. 3 3 3 Not applicable. None. 3 3 3 Location of new retail 3 3 3 Not applicable. None. 3 3 3 floorspace. Retail floorspace 3 3 3 Not applicable. None. 3 3 3 within villages. Impact on Vitality and 3 3 3 Not applicable. None. 3 3 3 Viability of town centres. (R) Tourism Number of tourists 3 3 3 Not applicable. None. 3 3 3 spending nights in Mid Devon. Tourist bed spaces 3 3 3 Not applicable. None. 3 3 3 provided.