North Devon and Torridge Local Plan

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Publication Draft - Main Changes Sustainability Appraisal - Technical Document D Assessment of Housing Site Options for North Devon and Torridge

May 2016

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01237 428748 01271 388392 Table of Contents 1. INTRODUCTION ...... 2 2. CONTEXT ...... 2 3. SCALE OF DEVELOPMENT ...... 4 4. DISTRIBUTION OF DEVELOPMENT ...... 5 5. ASSESSING ALTERNATIVE DIRECTIONS OF GROWTH ...... 6 6. BARNSTAPLE ...... 7 7. BIDEFORD ...... 16 8. BRAUNTON AND WRAFTON ...... 22 9. FREMINGTON AND YELLAND ...... 25 10. GREAT TORRINGTON ...... 27 11. HOLSWORTHY ...... 31 12. ILFRACOMBE ...... 37 13. NORTHAM ...... 41 14. SOUTH MOLTON ...... 48 15. LOCAL CENTRES AND VILLAGES ...... 52 16. BRADWORTHY ...... 52 17. BRATTON FLEMING ...... 54 18. BUCKLAND BREWER ...... 55 19. CHULMLEIGH ...... 57 20. COMBE MARTIN ...... 58 21. DOLTON ...... 59 22. HALWILL JUNCTION...... 61 23. HARTLAND ...... 62 24. HIGH BICKINGTON ...... 63 25. INSTOW ...... 65 26. NORTH MOLTON ...... 66 27. SHEBBEAR ...... 68 28. WINKLEIGH ...... 69 29. WITHERIDGE ...... 70 30. WOOLACOMBE AND MORTEHOE ...... 71 31. ABBOTSHAM ...... 72 32. ASHWATER ...... 73 33. ATHERINGTON ...... 74 34. BEAFORD ...... 75 35. BERRYNARBOR ...... 76 36. BISHOPS NYMPTON ...... 77 37. BISHOPS TAWTON ...... 78 38. BLACK TORRINGTON ...... 80 39. BRIDGERULE ...... 81 40. BUCKS CROSS ...... 82 41. BURRINGTON ...... 82 42. CHILSWORTHY ...... 83 43. CHITTLEHAMPTON ...... 84 44. CLAWTON ...... 85 45. CLOVELLY/HIGHER CLOVELLY ...... 86 46. GEORGEHAM AND CROYDE ...... 87 47. EAST ANSTEY ...... 90 48. EAST WORLINGTON ...... 90 49. FILLEIGH ...... 91 50. GOODLEIGH ...... 92 51. KENTISBURY/KENTISBURY FORD ...... 93 52. KINGS NYMPTON ...... 94 53. KNOWLE ...... 94 54. LANDKEY ...... 95 55. LANGTREE/STIBB CROSS ...... 97 56. LOWER LOVACOTT AND NEWTON TRACEY ...... 99 57. MERTON ...... 101 58. MILTON DAMEREL/VENN GREEN ...... 102 59. MONKLEIGH ...... 103 60. PARKHAM ...... 104 61. PYWORTHY...... 105 62. RACKENFORD ...... 106 63. SHEEPWASH ...... 108 64. SHIRWELL ...... 108 65. ST GILES ON THE HEATH ...... 108 66. SUTCOMBE ...... 109 67. SWIMBRIDGE ...... 110 68. TELCOTT ...... 110 69. UMBERLEIGH ...... 112 70. WELCOMBE/DARRACOTT ...... 112 71. WEST DOWN ...... 113 72. WOOLFARDISWORTHY (WOOLSERY) ...... 114 APPENDIX 1 - NORTH DEVON SA ALTERNATIVE OPTIONS TO THE RSS 2009 ...... 0 APPENDIX 1 - NORTH DEVON DEVELOPMENT CAPACITY REPORT 2011 ...... 0

1. INTRODUCTION

This technical paper demonstrates the process of how housing growth options to meet assessed needs and demands, were considered to determine which sites for future development were most sustainable. It seeks to: a) explain how housing sites have been considered and assessed in terms of sustainability implications and delivery of other strategic objectives; b) demonstrate the range of alternative housing options that have been considered at different stages of plan preparation; c) set out the key considerations and iterative stages in assessing the relative merits of different housing sites; d) consider the extent to which different housing sites would contribute toward achieving sustainable development and the delivery of other strategic objectives; e) explain why particular sites have been identified or rejected for future housing development; and f) cross reference to specific sites and areas of search in other documents, such as the draft Core Strategy and Strategic Housing Land Availability Assessment (SHLAA), which will help to show the location of these areas.

2. CONTEXT

The Issues and Options report for the joint Core Strategy1 was published for consultation in November 2007.It set out a range of options for broad locations of housing and employment around each of the main towns in North Devon and Torridge to meet identified growth levels for the period to 2026. The options had been identified through an assessment of potential directions of growth, including all sites of strategic size that had been promoted previously, (for example through previous local plans). The relative opportunities and constraints of the identified growth options were examined and subject to sustainability appraisal in the interests of achieving sustainable development. The Issues and Options report was prepared having regard to the Draft Regional Spatial Strategy for the South West (June 2006), which provided for housing levels, at North Devon of 8,100 dwellings and at Torridge 4,100 for the period 2006-2026.

Representations received to the potential growth options are summarised in the Issues and Options Feedback Report2 published in February 2009. A number of additional development options were identified through representations, but the majority of responses related to sites contained within the broad growth locations identified in the Issues and Options Report. All sites, and combinations of adjoining sites, were considered in determining the most sustainable locations for growth, i.e. those locations that best satisfied a broad range of sustainable development indicators.

The Pre-Publication Core Strategy3 was published in January 2010. It identified indicative locations for strategic growth around the main towns of North Devon and Torridge; non-strategic allocations were planned to be defined through a future Site Allocations DPD4 . At this time, a Strategic Housing Land Availability Assessment (SHLAA) had not been undertaken. All potential growth areas had however been assessed5 to identify existing land uses, development opportunities and constraints, local characteristics and potential infrastructure capacity issues. A checklist, with a

1 North Devon and Torridge District Councils’ Core Strategy Issues and Options report (http://www.northdevon.gov.uk/ndc_core_strategy_issues_options_2007.pdf) 2 North Devon and Torridge District Councils’ Core Strategy Issues and Options feedback report (http://www.northdevon.gov.uk/core_stategy_issues_options_feedback_report.pdf) 3 North Devon and Torridge District Councils’ Joint Core Strategy (http://www.northdevon.gov.uk/ndc_draft_core_strategy.pdf) 4 North Devon and Torridge Joint Local Development Scheme 2009 5 North Devon and Torridge Core Strategy: Strategic Site Assessments

2 constraints map and site photographs was brought together for each broad location. The assessments provided comprehensive information to compare the development potential of the different sites and informed sustainability appraisals. The sustainability appraisals at this stage were limited by the broad nature of the assessed growth areas. However, a broad comparison of the spatial aspects of the potential growth options nevertheless enabled relative sustainability strengths and weaknesses to be identified. In allocating sites the Core Strategy reflected the housing targets set in the Draft Revised Regional Spatial Strategy for the South West (July 2008), which provided for housing levels, at North Devon of 10,900 dwellings and at Torridge 10,700 for the period 2006- 2026.

All representations received to the potential growth options were summarised in the Pre- Publication Core Strategy Feedback Report6 published in March 2011. A number of development options were presented, although most were either in the rural areas and thus not subject to strategic allocation proposals, or were similar to the indicative areas of growth that had been identified and considered.

Following the publication of the National Planning Policy Framework, North Devon and Torridge District Councils suspended progression of the LDS programmed Local Development Framework and utilising work undertaken for the Joint Core Strategy commenced work on the North Devon and Torridge District Local Plan. A Consultation Draft Local Plan7 was published in January 2013. It set out a spatial vision and strategy for each of the main towns and identified a range of sites for residential, economic development and community uses. In moving from a Core Strategy, the scale of the proposed allocations was adjusted from a strategic base to a full range of site allocations to meet assessed needs and demands. Sites around the Main Towns were allocated to meet each town’s spatial strategy having regard to established evidence including consultation outcomes.

In preparing the Local Plan, the evidence base was progressed to include a Strategic Housing Market Assessment Update (2013) and Strategic Housing Land Availability Assessment (2011). In allocating development sites, the basis from the housing supply, as guided by the NPPF, moved from one based on the RSS requirement to a level determined by local evidence. The North Devon and Torridge Strategic Housing Land Availability Assessment (SHLAA)8 was initially published in August 2011 with further updates published in 2014 and 2015. It assessed, subject to an agreed methodology9, all sites considered to have residential development potential. The assessment identified sites available and suitable for development and at what point over the period initially to 2026 and subsequently to 2031, delivery was anticipated.

The Consultation Draft Local Plan 2013 did not include site allocations for the rural area of northern Devon, although the document did include a framework to enable rural growth based on a settlement hierarchy of Local Centres and Villages. The Consultation Draft provided that a neighborhood planning approach to development in the rural area was to be enabled, the detail of which would be included in the next version of the Local Plan. Engagement to inform the Part 3 of the Local Plan (the rural strategy) occurred with relevant Parish Councils over the period March 2013 – February 2014. The Councils sought guidance on local aspirations regarding settlement specific visions and objectives for the plan period, the scale of future growth with locational preferences. The Parish Councils were provided with a range of information to support the task, including the availability of developable (suitable and available) site options. A number of additional

6 North Devon and Torridge District Councils’ Core Strategy feedback report (http://www.northdevon.gov.uk/core_stategy_issues_options_feedback_report.pdf) 7 North Devon and Torridge Local Plan consultation draft (http://consult.torridge.gov.uk/portal/planning/localplan/draft) 8 North Devon and Torridge Strategic Housing Land Availability Assessment (SHLAA) (http://www.northdevon.gov.uk/index/lgcl_planning/nonlgcl_planning_policy/evidence_base/evidence_housing_market.htm) 9 Northern Peninsula Housing Market Area; Methodology for Strategic Housing Land Availability Assessments: http://www.torridge.gov.uk/CHttpHandler.ashx?id=8134&p=0

3 development sites around the Main Towns, which had been identified through previous consultation, were considered as alternative options through the Sustainability Appraisal. The

Representations received to the Consultation Draft Local Plan and previous stages of engagement are summarised in the Consultation Statement. Having considered the consultation and engagement outcomes and updated evidence base to meet assessed needs and demands a Publication Draft Local Plan was published in June 2014. The Publication draft Local Plan included Part 3 (the rural strategy) with a strategy and site allocations for each identified Village and Local Centre. All housing development allocations including Part 3 sites were assessed through the Sustainability Appraisal and the results are set out in Technical Documents E and F. All identified sites were assessed to ensure they were the most sustainable in delivering the spatial objectives for each village. All developable site options are included within Technical Documents E and F in order to ensure reasonable alternatives to each allocation were considered.

Following consideration of representations to the Publication draft Local Plan, together with further updated evidence base and changes to government policy, Proposed Main Changes to the Publication draft Local Plan have been prepared for further consultation. Representations received to the Publication draft Local Plan and previous stages of engagement are summarised in the updated Consultation Statement. Further additional development sites around the Main Towns and rural settlements, which had been identified through consultation, were considered as alternative options through the sustainability appraisal.

The Proposed Main Changes to the Publication North Devon and Torridge Local Plan builds upon the site assessments, evidence base, appraisals, consultation and engagement outcomes in the context of the requirement to meet assessed needs and demands. Consultation on the Proposed Main Changes10 took place over a six week period from 20th March to 1th May 2015. The changes were made to resolve issues that were raised during public consultation on the previous draft of the Plan, ensure that the Plan is up to date and make sure that it meets the requirements of current national planning policy and guidance. Further consultation took place from 22nd October and 3rd December 2015 and 11th February and 24th March 2016 on Additional Proposed Main Changes following further changes to national planning policy and guidance.

3. SCALE OF DEVELOPMENT

The 2011 Localism Act introduced the requirements for local authorities to identify their own strategic housing requirements, rather than being dependent upon housing requirements identified through regional strategies. North Devon and Torridge District Councils jointly commissioned a Strategic Housing Market Assessment Update11 for the period 2011 to 2031, utilising the latest population figures available at the time (from the 2011 Census). The assessment identified a total projected housing requirement of 8,768 homes in North Devon and 8,478 homes in Torridge over the period 2011 to 2031, which includes a requirement for homes to address highest priority needs within the existing backlog for affordable homes.

The aspirations of individual communities have influenced the levels of growth proposed for different communities but it has been ensured that the broad distribution of development represents a sustainable pattern of growth. Some Local Centres and Villages have sought substantially higher rates of growth relative to their existing size than other settlements in the rural areas. Community aspirations for growth aim to support retention and expansion of the existing range of services and facilities within their communities. A community’s aspiration for growth outweighs neither its position in the settlement hierarchy nor sustainability objectives. All growth needs to contribute to patterns of

10 North Devon and Torridge Local Plan proposed main changes (http://consult.torridge.gov.uk/portal/planning/localplan/mainchanges) 11Northern Peninsula Housing Market Area Strategic Housing Market Assessment (Dec 2015). http://consult.torridge.gov.uk/file/3833016

4 sustainable development. Not all settlements have sought to grow significantly beyond existing rates of growth, or they have recognised their inability to do so given environmental constraints. Those communities seeking higher levels of growth for their settlements have been supported where it is shown through a sustainability appraisal that there are appropriate sites to be contributing towards sustainable development.

4. DISTRIBUTION OF DEVELOPMENT

The following factors were considered in identifying a realistic distribution of growth across North Devon and Torridge: a) Town visions – the spatial vision and strategy for each town derived from community engagement that reflects the community’s future aspirations and strategy for growth; b) Settlement status and function – larger settlements (significantly Barnstaple and Bideford) functioning as important service centres with strategic roles to deliver high level services and strategic employment opportunities across northern Devon should accommodate higher levels of growth; c) Needs of rural areas – delivery of development to meet rural needs where it can make communities more sustainable and meet their individual growth aspirations; d) Infrastructure delivery – the existing capacity of both physical and social infrastructure and the potential for growth to deliver infrastructure improvements; e) Growth aspirations – the potential to deliver growth for particular settlements beyond existing needs through positive intervention to facilitate housing and economic growth and/or regeneration to achieve a town’s vision; f) Employment opportunities – the potential to deliver employment land to achieve and support balanced development in sustainable locations to accommodate economic growth, allowing people to live and work in the same place; g) Availability of developable land – the Strategic Housing Land Availability Assessment (SHLAA) will indicate potential levels of development land that could accommodate residential growth; h) Environmental capacity – the range and distribution of constraints within and around a settlement including flood risks, environmental and heritage assets which influence the overall capacity to accommodate future development (Appendix 2); i) Historic build rates – previous rates of growth that provide a guide as to the scale and need for future growth.

The proposed distribution of housing development combines a ‘top down’ approach of delivering strategic objectives, including the need to meets assessed needs and demands, and contributing to a strategy of sustainable development, with a ‘bottom up’ approach of delivering identified aspirations and strategies for individual communities and the availability of suitable sites. The proposed distribution of housing development across northern Devon seeks to deliver both community aspirations and overall strategic housing requirements for the period 2011 to 2031. The detailed distribution is set out in Policy ST08: Scale and Distribution of New Development in Northern Devon of the Publication North Devon and Torridge Local Plan.

Housing Supply (Dwellings) Housing Supply (Dwellings) Publication Draft Publication Draft - Main Changes Local Plan 2014 Local Plan 2015 Barnstaple 3, 885 4,139 Bideford 4,161 4,127 Braunton/Wrafton 382 390 Fremington/Yelland 426 426 Great Torrington 499 632 Holsworthy 640 670 Ilfracombe 1,426 1,429

Northam 1,782 1,916 South Molton 1,208 1,240 Local Centres 952 1,123 Villages 912 1,034 Rural Settlements / 196 120 Countryside Area Total 16,469 17,246

5. ASSESSING ALTERNATIVE DIRECTIONS OF GROWTH

The strategic distribution of development between the main towns and villages of northern Devon provides a framework for the identification and allocation of specific sites on which the strategic housing requirement can be delivered between 2011 and 2031. The following factors were considered in identifying the most sustainable options for housing and employment growth within each town, Local Centre and Village. a) Existing Commitments including dwellings completed from 2011 to 2013, sites under construction at April 2013 and unimplemented planning permissions (subject to a discounting rate (agreed through the Strategic Housing Land Availability Assessment). b) The Strategic Housing Land Availability Assessment (SHLAA) for North Devon and Torridge districts (published August 2011) and the SHLAA update (2015) identified deliverable and developable sites; sites that are considered available and suitable for future housing development. All deliverable and developable sites were considered as options for site allocations. c) Sustainability Appraisal of alternative sites to highlight the relative strengths and weaknesses of alternative site options building upon previous sustainability appraisals of distribution strategies (Appendix 1) and potential growth area/sites (Appendix 2). Some sustainability appraisal indicators do not differentiate between the alternative site options, for example all housing options would provide housing to meet the needs of the population and maximise affordable housing provision. However, where differences in the sustainability appraisal are apparent, they informed decision-making to identify the most sustainable options for growth. d) Delivery of Strategic Objectives in addition to the delivery of new housing. Some development have the potential to deliver serviced employment land as part of a mixed use development, and/or provide key infrastructure to meet wider community needs, such as new education facilities, junction improvements and green infrastructure, for which the community benefits extend beyond the wider area. e) Direct engagement with Parish Councils. Part 3 of the Local Plan, the Rural Areas Strategy was informed by significant and extended engagement with the Parish Councils. Minimum growth levels were identified by Parish Councils in Local Centres and Villages having regard to the role and scale of the subject settlement. Higher levels of growth were supported where it contributed towards sustainable development and there is clear community backing The scale and location of development in Local Centres and Villages planned for in the Local Plan is generally reflective of the outcomes of the engagement exercise, having regard to the overall objectives of the Local Plan including the need to meets assessed housing needs and demands.

The identification of the most sustainable locations for housing and employment growth was informed by the sustainability appraisals of alternative growth options and also by the directions of growth that would best deliver the strategic vision and objectives for the individual towns and

6 villages. These spatial visions for each town and village were drawn up following engagement with local community representatives, are locally distinctive and will help to deliver the spatial planning vision for northern Devon identified by the Local Plan.

6. BARNSTAPLE

As a Sub-Regional Centre, Barnstaple is required to accommodate a large share of future housing and employment growth for North Devon. Many of the options for growth around Barnstaple have differing strengths and weaknesses in sustainability terms. Several large extensions will be required to accommodate the proposed levels of growth within Barnstaple, although there are only a few opportunities for strategic levels of growth (at least 500 homes) due to environmental constraints around the town. Several sites around the town have already been granted planning permission in principle or have planning applications submitted for determination.

The most sustainable options for future housing and economic development to integrate housing and employment provision are identified below together with the key infrastructure and strategic objectives that they will help to deliver and subject to resolving the issues identified.

BAR01: Westacott

The site will provide an extension of strategic scale that can deliver community facilities within a new neighbourhood hub. It is well related to the strategic road network yet is well screened from it, and will contribute to the town’s economic growth and prosperity.

SHLAA reference LAN/374, LAN/383, LAN/384, LAN/417, LAN/418, LAN/419, LAN/ 420, LAN/473, LAN/479 Core Strategy Issues and Options reference BAR H1/E1 Draft Core Strategy proposal COR18(3c)

Development of this site will help to deliver:  an additional primary school;  improvements to the Landkey junction on the A361 to improve vehicular safety there;  an alternative vehicular access to Whiddon Valley to relieve pressure on the Tesco’s roundabout and support resilience for existing businesses;  serviced employment land with good access to the strategic road network adjoining existing businesses at Whiddon Valley;  a new park and change site to improve opportunities for sustainable travel links to the town centre on the eastern approaches to the town;  enhanced public transport links between Landkey and the town centre;  part of a cross-town cycle route between Whiddon Valley and Landkey;  part of a strategic footpath around the eastern side of Barnstaple between Landkey and the Hospital; and  a new gateway to Barnstaple including an improved relationship with the adjoining countryside.

Potential sustainability issues to be resolved include:  protecting and enhancing existing green infrastructure on site to deliver a net gain in biodiversity and ecosystem services;  retaining the lowest parts of the site adjoining the Coney Gut as open space to provide sustainable drainage within this critical drainage area and reduce future flood risks in Newport;  safeguarding the setting of listed buildings at Acland Barton; and providing green infrastructure to prevent the future coalescence of Barnstaple and Landkey.

BAR02: Larkbear

The site is well related to the built up form of the town enclosed by the A39 and A361, close to the town centre and services with good connectivity to the railway station and with south facing slopes.

SHLAA reference TAW/309 Core Strategy Issues and Options reference BAR H3/E3 Draft Core Strategy proposal COR18(3a)

Development of this site will help to deliver:  an additional primary school on the western side of the Taw;  a new or relocated medical centre on the western side of the Taw;  part of a cross-town cycle route between Roundswell and Seven Brethren including a new cycle bridge over the A361 and Tarka line;  enhanced public transport links between Roundswell and the town centre;  enhanced pedestrian links between Petroc campuses at Sticklepath and Brannams;  an alternative vehicular access to Petroc to alleviate traffic congestion around Sticklepath; and  land for expansion of Petroc including delivery of innovation and incubation units.

Potential sustainability issues to be resolved include:  enhancing pedestrian and public transport connections to the town centre;  protecting the character and appearance of the setting of Lake conservation area;  protecting and enhancing existing green infrastructure on site to deliver a net gain in biodiversity; and  retaining the lowest parts of the site as open space to provide sustainable drainage within this critical drainage area to reduce future flood risks.

BAR02a: Old Torrington Road, Roundswell

The site is well related to the built up form of the town between Roundswell and the Larkbear extension (BAR02), to facilities at Roundswell retail centre and Petroc.

SHLAA reference TAW/122, TAW/399 Core Strategy Issues and Options reference BAR H3/E3 Draft Core Strategy proposal COR18(3a)

Development of this site will help to deliver:  land for the future expansion of the North Devon crematorium; and  extension of the cross-town cycle network providing links towards Petroc and the town centre.

Potential sustainability issues to be resolved include:  retaining parts of the site as open space to provide sustainable drainage within this critical drainage area to reduce future flood risks; and  protecting and enhancing existing green infrastructure on site to deliver a net gain in biodiversity.

BAR03: Tews Lane, Roundswell

The site is well related to existing housing and employment opportunities with good connectivity to the facilities at Roundswell retail centre.

SHLAA reference FRE/129

Core Strategy Issues and Options reference BAR H5/E5 Draft Core Strategy proposal COR18(4)

Development of this site will help to deliver:  a potential site for a primary school on the western side of the Taw;  part of a cross-town cycle route between Fremington and Roundswell; and  enhanced public transport links between Fremington and the town centre.

Potential sustainability issues to be resolved include:  safeguarding clay deposits on the northern part of the site;  protecting and enhancing the biodiversity value of adjacent claypit coverts;  enhancing existing green infrastructure on site to deliver a net gain in biodiversity;  safeguarding the land and properties adjoining Muddlebrook from increased flood risks to provide sustainable drainage within this critical drainage area; and  providing green infrastructure to prevent the future coalescence of Fremington and Bickington.

BAR04: Mount Sandford Green

The site is well related to the strategic road network and enclosed by Portmore Golf Course and will contribute to the town’s economic growth and prosperity.

SHLAA reference LAN/050, LAN/482 Core Strategy Issues and Options reference BAR H2/E2 Draft Core Strategy proposal ~

Development of this site will help to deliver:  serviced employment land; and  a new pedestrian and cycle link over the A39.

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure on site to deliver a net gain in biodiversity;  providing green infrastructure to prevent the future coalescence of Barnstaple and Landkey;  improving connectivity to Fairacre and facilities at St Johns;  impact on the capacity of the cross roads in Newport;  retaining the lowest parts of the site adjoining the Coney Gut as open space to provide sustainable drainage within this critical drainage area to reduce future flood risks in Newport;and  safeguarding the setting of listed buildings at Whiddon.

BAR05: Westaway Plain, Pilton

The site is well related to the built up form of the town close to the Hospital and avoiding the most prominent hillsides.

SHLAA reference BAR/053, PWE/052 Core Strategy Issues and Options reference BAR H8 Draft Core Strategy proposal COR18(4)

Development of this site will help to deliver:  improved vehicular and pedestrian access between Westaway Plain and Northfield Lane; and  improvements to the capacity of the Hospital junction on the A39.

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure on site to deliver a net gain in biodiversity;  protecting and enhancing the biodiversity value of Shearford Lane;  safeguarding the setting of the listed buildings at Westaway Cottage; and  retaining the lower slopes as open space to provide sustainable drainage and reduce future flood risks in Bradiford.

BAR06: South of Hospital, Pilton

The site is well related to the built up form of the town close to the Hospital and is surrounded by development.

SHLAA reference BAR/158, BAR/377 Core Strategy Issues and Options reference ~ Draft Core Strategy proposal ~

Development of this site will help to deliver:  improvements to the capacity of the Hospital junction on the A39.

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure on site to deliver a net gain in biodiversity; and  retaining the lower slopes as open space to minimise future flood risks along the river Yeo.

BAR07: North Lane, Bickington

The site is well related to the built up form of the town between Bickington and the ridgeline to the south of the estuary.

SHLAA reference FRE/131, FRE/136, FRE/314 Core Strategy Issues and Options reference BAR H6 Draft Core Strategy proposal COR18(4)

Development of this site will help to deliver:  improved footpath and cycle links between Bickington and the Tarka Trail  local green space to the south of the river Taw  off-street car parking for dwellings along Union Terrace  a new village green  improvements to the North Lane junction with Bickington Road

Potential sustainability issues to be resolved include:  conserving and enhancing the character and appearance of Bickington conservation area;  enhancing existing green infrastructure on site to deliver a net gain in biodiversity;  ensuring development towards the ridgeline does not harm the open landscape setting of the estuary; and  retaining the lower slopes as open space within this critical drainage area to reduce future flood risks within Bickington.

BAR08: Former School Site, Roundswell

The site is well related to the built up form of the town and is surrounded by development, with good connectivity to facilities at Roundswell retail centre.

SHLAA reference TAW/430 Core Strategy Issues and Options reference ~

Draft Core Strategy proposal ~

Development of this site will help to deliver:  part of a cross-town cycle route between Fremington and Barnstaple town centre.

Potential sustainability issues to be resolved include:  ensuring that an alternative site suitable for a new primary school has been provided before this site is developed;  enhancing existing green infrastructure on site to deliver a net gain in biodiversity; and  retaining some open space within this critical drainage area to reduce future flood risks within Roundswell area.

BAR09: Glenwood Farm, Roundswell

The site is well related to the built up form of the town and is close to existing housing and employment opportunities. It is close to the A39 with good connectivity to Roundswell business park and facilities at Roundswell retail centre.

SHLAA reference FRE/126, FRE/128, FRE/396 Core Strategy Issues and Options reference BAR H5/E5 Draft Core Strategy proposal COR18(3d)

Development of this site will help to deliver:  serviced employment land adjoining the existing business park at Roundswell;  an alternative western access to Roundswell to relieve congestion and pressure on the existing Roundswell roundabout;  improved vehicular access to development at Tews Lane (BAR03) and  a new gateway to Barnstaple including an improved relationship with the adjoining countryside.

Potential sustainability issues to be resolved include:  protecting and enhancing the biodiversity value of adjacent claypit coverts;  enhancing existing green infrastructure on site to deliver a net gain in biodiversity; and  retaining some open space within this critical drainage area to reduce future flood risks within Roundswell area.

BAR10: Roundswell Business Park

Land to the north of the A39 is within the built up form of the town and is close to existing housing and employment opportunities at Roundswell Business Park. Land to the south of the A39 is less well connected to the town and sits on the lower slops of the hill leading to Brynsworthy. Land north and south of the A39 have good access to the strategic road network for the benefit of potential occupiers and to facilities at Roundswell retail centre.

SHLAA reference TAW/123 Core Strategy Issues and Options reference BAR E4 Draft Core Strategy proposal COR18(2), COR18(3e)

Development of this site will help to deliver:  serviced employment land within and adjoining the existing business park at Roundswell;  a new gateway to Barnstaple including an improved relationship with the adjoining countryside; and  a new park and change site to improve opportunities for sustainable travel links to the town centre on the western approaches to the town.

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure on site to deliver a net gain in biodiversity;  minimising any adverse landscape impact on the undeveloped character to the south of the A39;  retaining some open space within this critical drainage area to reduce future flood risks within Roundswell area; and  enhancing connectivity of development south of the A39 with shops, facilities, services and public transport opportunities to the north of the A39.

BAR11: Queen Street / Bear Street

Land on the edge of Barnstaple town centre, currently used as a public car park and occupied by the Royal Mail delivery office.

SHLAA reference BAR/234 Core Strategy Issues and Options reference ~ Draft Core Strategy proposal COR18(7)

Development of this site will help to deliver:  additional retail floorspace and community facilities close to the town centre; and  improved connectivity between the High Street, Boutport Street and the bus station.

Potential sustainability issues to be resolved include:  conserving and enhancing the character and appearance of Barnstaple town centre and Ebberley Lawn conservation areas.

BAR12: Anchorwood Bank

The site is close to the edge of the town centre and in need of redevelopment and regeneration. It has good connectivity to the A361 and the railway station and provides an opportunity for town centre uses that cannot be accommodated within the town centre.

SHLAA reference BAR/190 Core Strategy Issues and Options reference ~ Draft Core Strategy proposal COR18(5 & 7)

Development of this site will help to deliver:  redevelopment of a large prominent previously developed site including enhancement of the Taw waterfront;  an enhanced gateway to the town centre, especially from the western bypass (A361);  a riverside footpath and cycleway linking the Tarka Trail to the Longbridge;  a new pedestrian / cycle bridge over the river Taw to improve connectivity to and from the town centre;  measures to alleviate flood risks on site and at Seven Brethren and provision of balancing ponds to control rates of surface water runoff to help mitigate flood risks elsewhere in the town;  retail floorspace and leisure facilities close to the town centre; and  retention and reuse of locally important Oliver buildings.

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure on site to deliver a net gain in biodiversity; and  protecting and enhancing the biodiversity value of the Taw-Torridge estuary.

BAR13: Seven Brethren

The site is close to the edge of the town centre and in need of redevelopment and regeneration. It has a combination of employment, retail, recreation and leisure uses with good connectivity to the town centre and the railway station. It provides an opportunity for town centre uses that cannot be accommodated within the town centre.

SHLAA reference ~ Core Strategy Issues and Options reference ~ Draft Core Strategy proposal ~

Development of this site will help to deliver:  redevelopment of a large previously developed site including enhancement of the Taw waterfront;  enhanced leisure and recreation facilities close to the town centre;  a riverside footpath and cycleway linking the Tarka Trail to the iron bridge;  part of a cross-town cycle route between Roundswell and Newport including a new cycle bridge over the A361 and Tarka line; and  enhancement of a gateway to the town around Barnstaple railway station and improved connectivity for pedestrian and cyclists to the town centre.

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure on site to deliver a net gain in biodiversity; and  delivering enhanced flood defences to reduce risks of flooding.

BAR14: Evans Transport, Two Rivers Industrial Estate

The site adjoins Pottington on the north side of the Taw estuary with good connectivity to the town centre, across the downstream bridge (A361) and along the Tarka Trail. It is a prominent, previously developed site in need of redevelopment and regeneration but is a risk of flooding.

SHLAA reference BAR/230 Core Strategy Issues and Options reference ~ Draft Core Strategy proposal COR18(5)

Development of this site will help to deliver:  redevelopment of a large previously developed site including enhancement of the Taw waterfront ;  a new park and change site to improve opportunities for sustainable travel links to the town centre on the north-western approaches to the town; and  a new gateway to Barnstaple town centre at a busy junction.

REJECTED SITE OPTIONS

The least sustainable options for future housing and economic development, including those sites that did not deliver key infrastructure and strategic objectives, are identified below including the main reasons for which they were rejected. Identified issues relate to broad areas rather than precise sites and it is recognised that defining extent of a site in greater detail could help to mitigate some of the identified impacts but not the fundamental concerns in terms of sustainability and deliverability.

A) South of Braunton Road, Pottington

SHLAA reference BAR/057, BAR/058, BAR/223, BAR/229, BAR/230 Core Strategy Issues and Options reference ~

Land to the south of Braunton Road, including the Mill Road and Evans Transport sites, was rejected for housing because of sustainability issues in terms of:  location within flood zones 2 and 3 and the level 2 SFRA identifying an extreme flood hazard in this area.

B) North of Bradiford Water

SHLAA reference PWE/310 Core Strategy Issues and Options reference BAR H7/E7

Land to the north of Bradiford Water was rejected because of sustainability issues in terms of:  the poor relationship to the existing development separated by Bradiford Water;  potential impact on the setting of grade II listed folly at Poleshill Lane;  poor connectivity to the road network with access constraints through Pilton, Bradiford and from the A361;  expansion of local education facilities constrained by flood risks;  loss of green infrastructure within a key network feature across much of the site;  loss of Grades 2 and 3A agricultural land; and  landscape impact along the setting of the Taw estuary.

C) North of North Devon Hospital, Pilton

SHLAA reference PWE/119, PWE/120, BAR/056, BAR/376 Core Strategy Issues and Options reference BAR H9/E9

Land to the north of the Hospital was rejected because of sustainability issues in terms of:  prominence of the highest land affecting the town’s landscape setting of green hills  inadequate road capacity of the Hospital junction; and  poor access through Pilton to employment and education facilities.

However, the site would help to facilitate delivery of improvements to the capacity of the Hospital junction on the A39 in combination with other developments.

D) North of Goodleigh Road

SHLAA reference BAR/067, BAR/068, BAR/303, BAR/305 Core Strategy Issues and Options reference BAR H10 Draft Core Strategy proposal COR18(3c)

Land to the north of Goodleigh Road, including land north of Silverwood Heights, was rejected because of sustainability issues in terms of:  access constraints through Frankmarsh and Long Meadow Drive;  poor connectivity to employment facilities in town and the strategic road network;  loss of green infrastructure with impact on the adjoining county wildlife site;  prominence of elevated land affecting the town’s setting of green hills; and  impact on the setting of the listed building at Wellclose.

E) South of Goodleigh Road

SHLAA reference BAR/069, BAR/073, BAR/074, BAR/307, BAR/378,

BAR/379, BAR/380, BAR/381, LAN/382 Core Strategy Issues and Options reference BAR H11 Draft Core Strategy proposal COR18(3c)

Land to the south of Goodleigh Road, including Waytown and Maidenford, was rejected because of sustainability issues in terms of:  poor connectivity to employment facilities and the strategic road network;  prominence of elevated land in the town’s landscape setting of green hills;  the undeveloped character emphasises physical and visual separation from the built up town;  loss of green infrastructure within a key network feature across much of the site; and  an adverse impact on the capacity of the surrounding road network.

F) North of Bickington ridge

SHLAA reference FRE/133, FRE/314 Core Strategy Issues and Options reference BAR H6

Land to the south of the Taw estuary on the north side of the ridgeline at Bickington was rejected because of sustainability issues in terms of:  harm to priority habitats and the biodiversity importance of land along the estuary;  visual impact on the open character of the estuary’s landscape setting;  flood risk issues on the lower slopes adjoining the estuary;  an adverse impact on the capacity of the surrounding road network;  an adverse impact on the setting of the listed Ellerslie Tower;  the north facing slope reducing opportunities for solar gain; and  loss of Grade 2 agricultural land.

G) Land between Bickington and Fremington

SHLAA reference FRE/132, FRE/134, FRE/135, FRE/138 Core Strategy Issues and Options reference ~

Land between Bickington and Fremington was rejected because of sustainability issues in terms of:  potential coalescence of Bickington and Fremington eroding the strategic gap and the distinctive identities of the two settlements;  flood risks alongside Muddlebrook; and  loss of Grade 2 agricultural land.

H) Land at Hollamoor Farm

SHLAA reference ~ Core Strategy Issues and Options reference BAR E4

Land south of the Lake roundabout and A39 / A361 and west side of river Taw was rejected for employment and waste management facility because of sustainability issues in terms of:  poor relationship and connectivity to existing development;  flood risks alongside river Taw; and  identification of waste management facilities being a matter to be considered through the Devon Waste Plan.

I) Evans Transport, Pottington

SHLAA reference BAR/230 Core Strategy Issues and Options reference ~

Draft Core Strategy proposal COR18(5)

Land to the south of Braunton Road, Evans Transport sites, was rejected for town centres including retail because of sustainability issues in terms of:  location within flood zones 2 and 3 and the level 2 SFRA identifying an extreme flood hazard in this area; and  impact on the vitality and viability of the town centre.

J) Land Off Pill Lane

SHLAA reference BAR/076 Core Strategy Issues and Options reference ~ Draft Core Strategy proposal -

Land to the west of B3138 was rejected for housing because of sustainability issues in terms of:

 Part of site within flood zones 2 and 3  adjacent to Grade II* Pill House  numerous TPOs at the entrance to Greendale Farm

K) Land south of Westaway Plain, Pilton

SHLAA reference BAR/055 Core Strategy Issues and Options reference ~ Draft Core Strategy proposal -

Land to the south of Westaway Plan was rejected for housing because of sustainability issues in terms of:

 inadequate capacity on approach roads including Westaway Plain  Adjoining Key Network Feature and CWS to the north.  visually prominent and elevated position within existing urban form  contains mostly Grade 3a versatile agricultural land

L) Land to the North of Lynbro Road

SHLAA reference BAR/054 Core Strategy Issues and Options reference ~ Draft Core Strategy proposal -

Land to the north of Lymbro Road was rejected for housing because of sustainability issues in terms of:

 only accessible from Windsor Road or through development of adjoining land (BAR/054)  inadequate capacity on approach roads through Pilton  adjacent to a County Wildlife Site, Key Network Features and wildlife corridor  Bradiford Valley SSSI is on the northern boundary of this site

7. BIDEFORD

As a strategic centre, Bideford is required to accommodate a significant level of future housing and employment growth for Torridge. The options for growth around Bideford have differing strengths and weaknesses in sustainability terms. Some large extensions will be required to accommodate the proposed levels of growth within Bideford, although there are only a few opportunities for

16 strategic levels of growth (at least 500 homes) due to environmental constraints around the town. A few sites around the town have already been granted planning permission in principle or have planning applications submitted for determination.

BID01: Bideford West Urban Extension

The site will provide an extension of strategic scale that can deliver a mix of uses in addition to housing on the western side of Bideford. It is well related to established neighbourhoods, the strategic road network and will contribute to the town’s economic growth and prosperity.

SHLAA reference ABS/2, ABS/6, BID/1, BID/7 & BID/9 Core Strategy Issues and Options reference - Draft Core Strategy proposal COR19A

Development of this site will help to deliver:  an additional primary school;  enhancing existing green infrastructure on site to deliver net gain in biodiversity and the integration of features within the built form of the development;  a mixed-use local centre providing a range of facilities;  a new access junction onto the A39 and highway improvement at the junction of A39 and Abbotsham Road and new bus route;  commercial and employment uses at a low density and to a high standard associated with the existing Caddsdown and Clovelly Road areas; providing an economic focus for Bideford; and  enhanced connectivity between Abbotsham Road and Abbotsham village, by way of a shared foot/cycleway.

Potential sustainability issues to be resolved include:  protecting and enhancing existing green infrastructure on site, including two areas of local conservation importance and delivery of new opportunities for wildlife and biodiversity;  a landscape structure that strengthens a distinctive edge to Bideford, protecting distant views into the site;  site management of surface water and drainage so as not to increase flood risk; and  integration of development with significant historic features such as the setting of listed buildings at Moreton House, east of the site.

BID02: Cleave Wood

The land is located on the eastern side of Bideford and formed by two sites divided by Manteo Way. It borders Broomhayes School; it is well located to existing and planned housing and established and planned community facilities and services in East-the-Water. The sites previous allocation for employment was revised to housing having regard to the sites suitability for housing with regard to the accommodation of assessed needs and demands against non-deliverability of the site for employment and the otherwise overprovision of allocated employment sites.

SHLAA reference BID/5, BID/34 & BID/35 Core Strategy Issues and Options reference ETW E1 Draft Core Strategy proposal -

Development of this site will help to deliver:  health care facilities with related car parking;

 neighbourhood community centre, including a children’s centre base; and  satellite youth facilities to support existing provision in Bideford.

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure on site to deliver a net gain in biodiversity;  delivering sustainable drainage systems to ensure water runoff does not increase flood risk; and  landscape screening required on the southern boundaries to mitigate impacts of neighbouring employment uses.

BID03: Land adjoining Manteo Way

The land is located on the eastern side of Bideford and formed by two sites divided by Manteo Way. Broadlands residential estate lies on the south western side and newer housing development borders the northern section. It is reasonably well related to the facilities in East-the-Water.

SHLAA reference BID/81, BID/82, BID/83, BID/84, BID/100, BID/104, BID/106, BID/122 and BID/123 Core Strategy Issues and Options reference ETW H4 & H5 Draft Core Strategy proposal -

Development of this site will help to deliver:  new open space and recreation facilities to meet the needs of the wider community at East- the-Water; and  cycle and footpath links throughout and adjoining the site

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure on site to deliver a net gain in biodiversity; and  delivering sustainable drainage systems to ensure water runoff does not increase flood risk to the west of Manteo Way

BID04: Site south of East-the-Water

The site covers a large linear shaped area to the south of East-the-Water that is reasonably well related to the built up form and borders existing residential development on Churchill Road to the north. The site is indented to come forward toward the later part of the plan period.

SHLAA reference BID/12 & BID/23 Core Strategy Issues and Options reference - Draft Core Strategy proposal COR19 (1b)

Development of this site will help to deliver:  an additional primary school with nursery and children’s centre;  a new hill top park; and  integrated pedestrian, cycle and public transport links that connect neighbouring residential, commercial areas and the Tarka Trail.

Potential sustainability issues to be resolved include:  protecting and enhancing existing green infrastructure on site to deliver a net gain in biodiversity;  delivering a comprehensive sustainable drainage scheme to ensure water runoff does not increase flood risk and retaining some open space within this critical drainage area; and  strategic landscaping along the site’s southern and eastern boundaries to provide a transition to the countryside.

BID09: South of Clovelly Road

The site lies on the edge of the existing built form of Bideford, to the south and west of Atlantic Village Retail Park. As an urban extension it will make a significant contribution to meeting the areas housing needs.

SHLAA reference BID/15 Core Strategy Issues and Options reference - Draft Core Strategy proposal COR19 (1b)

Development of this site will help to deliver:  a new neighbourhood community centre;  sport and recreation facilities, including sports pitches adjoining Clovelly Road/Atlantic Village; and  a vehicular link forming part of a wider distributor to the south of Clovelly Road connecting with the Caddsdown Industrial Park extension area.

Potential sustainability issues to be resolved include:  protecting and enhancing existing green infrastructure on site to deliver a net gain in biodiversity;  strategic landscaping along the sites southern and western boundaries to minimise the impact of urbanisation;  pedestrian, cycle and public transport network connections to neighbouring residential and commercial areas; and  Maintaining the semi-rural character of the entrance into Bideford along Clovelly Road, including the retention of strong natural boundary features.

REJECTED SITE OPTIONS

The least sustainable options for future housing development, including those sites that did not deliver key infrastructure and strategic objectives, are identified below including the main reasons for which they were rejected. Identified issues relate to broad areas rather than precise sites and it is recognised that defining extent of a site in greater detail could help to mitigate some of the identified impacts but not the fundamental concerns in terms of sustainability and deliverability.

A) Land at Raleigh

SHLAA reference NOR/17, NOR/31 & NOR107 Core Strategy Issues and Options reference BFW H3

Land at Raleigh was rejected because of sustainability issues in terms of:  mature hedgerows and trees, small areas of woodland including Turners Wood, potential significant adverse impacts on wildlife habitats and biodiversity;  Tree Preservation Order on Raleigh Plantation, which covers 5 separate areas around the plantation and Highlea;  stream runs though the land and areas around this are in flood zones 2 and 3;  the site currently acts as a ‘green apron’ into Bideford and the local nature reserve;  the steep river valley would be difficult to develop; and  need to protect the recreational and wildlife value of the site.

B) Land north of Abbotsham Road

SHLAA reference BID/10, BID/11 Core Strategy Issues and Options reference -

Land north of Abbotsham Road was rejected because of sustainability issues in terms of:  a large area of the site covered by a Tree Preservation Order (Badgershill Wood);  the site comprises of high grade agricultural land;  it forms an important buffer between Bideford and the open countryside to the west;  the value of the site as a wildlife habitat should be retained and protected and its future potential as a wildlife corridor extension from land between Abbotsham Road and Clovelly Road has been recognised, in particular as there are no public footpaths crossing the site;  significant impacts on wildlife habitats and biodiversity including mature trees and hedgerows;  access to the site would be problematic and the availability of accessible local services is poor.

C) Land south of Bideford Cemetery

SHLAA reference BID/17 & BID/25 Core Strategy Issues and Options reference -

Land south of Bideford Cemetery was rejected because of sustainability issues in terms of:  access constraints, only small tracks lead to the western and eastern boundaries and there is no access to the south of the site;  site slopes steeply down in north direction at the southern edge of the site;  development would result in significant adverse impacts on wildlife habitats and biodiversity;  loss of good (Grade A) agricultural land;  site of local conservation importance adjoins part of the southern boundary; and  no existing foot or cycle paths.

D) Land south of Bideford/Upcott

SHLAA reference BID/16, BID/24, BID/25, BID/26 & BID/87 Core Strategy Issues and Options reference -

Land south of Bideford/Upcott was rejected because of sustainability issues in terms of:  locally important conservation site on southern boundary of site (Ancient Woodland);  three Tree Preservation Orders covering several groups of trees on the north-eastern boundary;  significant adverse impacts likely on wildlife habitats and biodiversity;  large area of ‘very good’ grade agricultural land, interspersed with areas of ‘moderate’ land  site not well related to Bideford and connectivity is limited;  lack of access to secondary school, employment, healthcare facilities and other services.

E) Moreton House and Land to South

SHLAA reference BID/95 Core Strategy Issues and Options reference -

Land at Moreton House was rejected because of sustainability issues in terms of:  Comprises an extensive area of landscaped gardens and woodland  Range of used and vacant buildings on site which may contain wildlife  Development of the site could result in the loss of habitat  Trees and landscaped gardens are visible from distance and contribute to the local character  Two listed buildings within the site  Grade 2 and 3 agricultural land

F) Car Parks, Bridge Street

SHLAA reference BID/37 Core Strategy Issues and Options reference -

Land at Bridge Street was rejected because of sustainability issues in terms of:  The site is located within Conservation Area  Lies within a defined Critical Drainage Area  Site is a brownfield that is in use as a town centre car park

G) 20 Allhalland Street

SHLAA reference BID/61 Core Strategy Issues and Options reference -

Land at Allhalland Street was rejected because of sustainability issues in terms of:  The site is located within Conservation Area  The building is a Grade II listed building

H) Land South of Longbridge Wharf, New Road

SHLAA reference BID/66 Core Strategy Issues and Options reference -

Land at Longbridge Wharf was rejected because of sustainability issues in terms of:  Previously developed land  Proximity to River Torridge likely to have some degree of wildlife and biodiversity  Flood Zone 2 & 3.

I) Land Kingsley School, Slade

SHLAA reference BID/126 Core Strategy Issues and Options reference -

Land at Kingsley School was rejected because of sustainability issues in terms of:  Significant parts of the site are wooded nd the watercourse corridor  Defined Critical Drainage Area  Flood Zone 3 along southern section  Flood Defence Asset (inlet/tunnel/Main River) in south east corner

J) Alverdiscott Farm

SHLAA reference BID/02 Core Strategy Issues and Options reference -

Land at Alverdiscott Farm was rejected because of sustainability issues in terms of:  Lies some distance from the centre of Bideford  Very poor access to public transport  No Public Rights of Way (PROW) or cycle links on or adjacent to the site  Adjacent to a Site of Local Conservation Importance  Incorporates the foreshore of Jennetts Reservoir  Could have a significant adverse impact on the general landscape character  Divorced from the existing built form of Bideford

K) Land North of Old Barnstaple Road

SHLAA reference BID/27 Core Strategy Issues and Options reference -

Land north of Old Barnstaple Road was rejected because of sustainability issues in terms of:  Substantial proportion of site falls within Flood Zones 2 and 3  Nearest bus stops are located on Manteo Way and B3233  No Public Rights of Way (PROW) within or nearby  Pillhead Copse is nearby  Stream running along the northern boundary . K) Land West of Kingsley School, Northdown Road

SHLAA reference BID/44 Core Strategy Issues and Options reference -

Land west of Kingsley School was rejected because of sustainability issues in terms of:  Critical Drainage Area  utilised for agricultural grazing and has a number of well-established trees and hedgerows  Dwelling opposite the site 'Fairlea' is a listed building

L) TE Connectivity, Bideford East

SHLAA reference BID/111 Core Strategy Issues and Options reference -

Land at TE Connectivity, Bideford East was rejected because of sustainability issues in terms of:  Redevelopment would result in the loss of an active employment site

8. BRAUNTON AND WRAFTON

As a Main Centre, Braunton and Wrafton is expected to accommodate a moderate share of future housing and employment growth for North Devon. However there are relatively few sustainable opportunities for growth around the villages due to environmental and topographical constraints, including Braunton Great Field, landscape and biodiversity designations, and land within and around the villages at risk of flooding. Consequently, potential areas for growth are severely restricted, and there are relatively few opportunities for redevelopment within the existing settlements.

The different options for housing growth around Braunton and Wrafton have differing strengths and weaknesses in sustainability terms. The most sustainable options for future housing development to integrate housing and employment provision are identified below together with the key infrastructure and strategic objectives that they will help to deliver and subject to resolving the issues identified.

BRA01: Wrafton South Eastern Extension

The site will provide an extension of strategic scale where housing can help to facilitate delivery of serviced employment land contributing to the village’s economic growth and prosperity. It is well related to the strategic road network and public transport links between Barnstaple and Ilfracombe and is one of the few developable sites that doesn’t flood and is located to the south of Wrafton minimising the need for further traffic to pass though the village centre.

SHLAA reference HPU/096, HPU/097, HPU/415 Core Strategy Issues and Options reference BAR E12 Draft Core Strategy proposal COR18(3f)

Development of this site will help to deliver:  serviced employment land;  a new park and change site to help reduce traffic congestion and improve air quality in the village centre;  opportunities for the expansion of Perrigo; and  new footpath and cycleway access to the Tarka Trail.

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure on site to deliver a net gain in biodiversity;  protecting and enhancing the biodiversity value of the Taw-Torridge estuary; and  minimising development’s contribution to future flood risks elsewhere in the village.

BRA02: Wrafton Glebefield

The site is well related to the built up form of Wrafton and is surrounded by development, with good connectivity to the strategic road network and public transport links between Barnstaple and Ilfracombe. It is one of the few developable sites that doesn’t flood and is located to the south of Wrafton minimising the need for further traffic to pass though the village centre.

SHLAA reference HPU/098 Core Strategy Issues and Options reference ~ Draft Core Strategy proposal ~

Development of this site will help to deliver:  improvements to the Rectory Close Cross junction on the A361 to improve vehicular safety there.

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure on site to deliver a net gain in biodiversity; and  noise attenuation measures to minimise Perrigo’s impact on any development

REJECTED SITE OPTIONS

A) Braunton Down, Down Lane

SHLAA reference BRA/086, BRA/087, BRA/403 Core Strategy Issues and Options reference ~

Land either side of Down Lane was rejected because of sustainability issues in terms of:  landscape prominence of site on hills above the village;  inadequate road and junction capacity along Down Lane and Higher Park Road; and  increase in traffic through the village centre with consequent impact on air quality.

B) South Park

SHLAA reference BRA/108 Core Strategy Issues and Options reference ~

Land to the east of South Park was rejected because of sustainability issues in terms of:  increase in traffic through the village centre with consequent impact on air quality; and  limited capacity along Lower Park Road and its junctions to accommodate development. Highway is narrow with limited opportunities to increase capacity.  No existing transport links with the village or pedestrian footpaths along Lower Park Road.  Key Network Feature along Mill Lane forming sites eastern boundary.

C) Land between Braunton and Wrafton

SHLAA reference HPU/100 Core Strategy Issues and Options reference ~

Land between Braunton and Wrafton was rejected because of sustainability issues in terms of:  location within flood zone 3 from both tidal and fluvial flood risks;  potential coalescence of Braunton and Wrafton eroding the strategic gap and the distinctive identities of the two settlements; and  loss of local green space providing important recreational opportunities.

D) North of A361, Wrafton

SHLAA reference HPU/099, HPU/471, HPU/475 Core Strategy Issues and Options reference ~

Land north of the A361 and east of Wrafton was rejected because of sustainability issues in terms of:  highway safety concerns at Rectory Close Cross junction on the A361, which could be improved in combination with Wrafton Glebefield (BRA02);  relatively poor connectivity to the Tarka Trail (compared to land south of the A361); and  landscape impact on land rising up Heanton Hill.

E) Hart Manor, Wrafton

SHLAA reference HPU/470 Core Strategy Issues and Options reference ~

Land between Braunton and Wrafton was rejected because of sustainability issues in terms of:  safeguarding the site for Perrigo’s expansion until their plans for future expansion eastwards have been finalised; and  the site is within the development boundary where it could be delivered as a windfall site.

F) Land off Boode Road

SHLAA reference BRA/532 Core Strategy Issues and Options reference ~

Land south of Boode Road was rejected because of sustainability issues in terms of:  increase in traffic through the village centre with consequent impact on air quality; nad  limited capacity along single-width Boode Road / Ash Road and its junctions to accommodate development.

G) Land adjacent Apsley Terrace

SHLAA reference BRA/533 Core Strategy Issues and Options reference ~

Land south of Ash Road was rejected because of sustainability issues in terms of:  increase in traffic through the village centre with consequent impact on air quality; nad  limited capacity along single-width Boode Road / Ash Road and its junctions to accommodate development.  poor pedestrian/cycle access with difficult terrain and lack of existing footpaths

9. FREMINGTON AND YELLAND

Fremington and Yelland is identified as a Local Centre but has strategic sites. The different options for housing and employment growth around Fremington and Yelland have differing strengths and weaknesses in sustainability terms. The most sustainable option for future housing and economic development is identified below together with the key infrastructure and strategic objectives that it will help to deliver and subject to resolving the issues identified.

FRE01: Fremington Army Camp

The former army camp is a large previously developed site in a sustainable location close to the village centre and well related to the B3233, Tarka Trail and public transport links between Barnstaple and Bideford.

SHLAA reference FRE/141 Core Strategy Issues and Options reference ~ Draft Core Strategy proposal COR18(4)

Development of this site will help to deliver:  redevelopment of a large prominent previously developed site;  improved pedestrian links between Fremington and the Tarka Trail;  new community facilities including sports pitches and a community hall; and  biodiversity network enhancement alongside Fremington local nature reserve.

Potential sustainability issues to be resolved include:  conserving and enhancing the character and appearance of Fremington conservation area  protecting and enhancing the biodiversity value of the Taw-Torridge estuary and the Biosphere Reserve buffer zone

FRE02: Yelland Quay

The former power station site north of the Tarka Trail is a large previously developed site on the edge of the Taw-Torridge estuary with an existing jetty and wharf. Land between the B3233 and the Tarka Trail adjoins Estuary Business Park, with both sites having good access from the Tarka Trail, B3233 and public transport links between Barnstaple and Bideford.

SHLAA reference FRE/151 Core Strategy Issues and Options reference BAR H13/E13 Draft Core Strategy proposal COR18(6)

Development of this site will help to deliver:  redevelopment and regeneration of a large prominent previously developed site  strategic location for marine based employment requiring a waterside location and access to the estuary  opportunity for accommodating higher value, growing sectors of the local economy  employment land with good access to the strategic road network

Potential sustainability issues to be resolved include:

 ensuring development does not harm the open landscape setting of the estuary  protecting and enhancing the biodiversity value of the Taw-Torridge estuary and the Biosphere Reserve buffer zone  avoiding disturbance of existing capped ash beds to prevent future contamination  preventing vulnerable uses on land at risk of tidal and fluvial flooding with sustainable drainage on land further south to help mitigate flood risks elsewhere in the estuary

REJECTED SITE OPTIONS

A) West of Fremington Army Camp

SHLAA reference FRE/143, FRE/144, FRE/147, FRE/149 Core Strategy Issues and Options reference ~

Land west of the former Army Camp, including land at Chilpark, was rejected because of sustainability issues in terms of:  visual impact on the open character of the estuary’s landscape setting towards the northern parts of this site  an adverse impact on the capacity of the surrounding road network with inadequate access to the site from the B3233  adverse impact on biodiversity value of the Saltpill Duckpond county wildlife site and the strategic nature area adjoining the Taw estuary  parts of the site, primarily north of the Tarka Trail, are within flood zones 2 and 3

B) North of Yelland Road

SHLAA reference FRE/313 Core Strategy Issues and Options reference BAR H13/E13

Land east of Lower Yelland Farm between the B3233 and the Tarka Trail was rejected because of sustainability issues in terms of:  visual impact on the open character of the estuary’s landscape setting  adverse impact on biodiversity value of the strategic nature area adjoining the Taw estuary  loss of Grade 2 agricultural land  northern part of site within flood zone 3

C) West Yelland

SHLAA reference FRE/151, FRE/311, FRE/312 Core Strategy Issues and Options reference BAR H13/E13 Draft Core Strategy proposal BAR18(3b)

Land west of Lower Yelland Farm between the B3233 and the Tarka Trail was rejected for housing because of sustainability issues in terms of:  visual impact on the open character of the estuary’s landscape setting, although parts are screened by existing copses  adverse impact on biodiversity value of the strategic nature area adjoining the Taw estuary

 northern part of site within flood zone 3  limited access to education, healthcare and other community facilities

D) Allenstyle and Gibb’s Plantation

SHLAA reference FRE/148, FRE/150, FRE/400 Core Strategy Issues and Options reference ~

Land south of Allenstyle and Yelland Road was rejected because of sustainability issues in terms of:  surface water flooding  part of the site is Allenstyle Wood county wildlife site and covered by a woodland tree preservation order  inadequate road and junction capacity to access land south of Yelland Road

E) Cleave Park

SHLAA reference FRE/139 Core Strategy Issues and Options reference ~

Land east of Cleave Park and north of Little Bridge House was rejected because of sustainability issues in terms of:  eastern half of site within flood zone 3  contributing to coalescence of Bickington and Fremington eroding the strategic gap and the distinctive identities of the two settlements

F) Land off Barn Park Road

SHLAA reference FRE/398 Core Strategy Issues and Options reference ~

Land south of Barn Park Road was rejected because of sustainability issues in terms of:  covered by KNF and TPO  reasonably prominent over existing development

10. GREAT TORRINGTON

Great Torrington is one of the larger market towns in northern Devon and it contains a range of services and community services that reflect the town’s role as a Main Centre. It is proposed to allow for a modest scale of growth for housing and employment opportunities and facilities to enhance its existing service role, which is also significant in supporting well-related rural communities.

Its future will be supported through small to medium scale employment and housing development and the successful regeneration of key sites and buildings both within the historic town centre and urban fringe. The different options for housing and employment growth at Great Torrington have differing strengths and weaknesses in sustainability terms. The most sustainable options for future housing and economic development are identified below, together with the key infrastructure and strategic objectives that they will help to deliver and subject to resolving the issues identified.

GTT01: Former Creamery Site

The site will provide a range of uses with a focus on economic development, leisure and recreation with an opportunity for some housing to support delivery. It is located at the foot of the valley to the south west of the market town and the contained buildings are generally in a poor state of repair with much of the site derelict; the site and buildings may also contain contaminates resulting from their previous use. The site is a significant regeneration sites which has been without full use since the mid 1990’s, from which it has continued to deteriorate.

SHLAA reference GTT/11, GTT/49 Core Strategy Issues and Options reference GTT R1 Draft Core Strategy proposal COR20(e)

Development of this site will help to deliver:  redevelopment of an extensive previously developed area;  a comprehensive mixed use scheme; and  enhanced and provide new connections to the existing network of local and strategic green infrastructure.

Potential sustainability issues to be resolved include:  ensuring development does not harm a sensitive riverside location; and  need to alleviate significant flood risk present on the southern portion of the site.

GTT02: East of Hatchmoor

Land to the east of Hatchmoor Industrial Estate contains agricultural fields and adjoins the existing built form of the settlement with a highway frontage to Hatchmoor road to the south. The site in part benefits from planning permission for employment development (B1 and B2 uses).

SHLAA reference GTT15 Core Strategy Issues and Options reference - Draft Core Strategy proposal COR20(c)

Development of this site will help to deliver:  a mix of premises to enable business start up and expansion;  a strong focus for employment provision in Great Torrington and a natural extension for employment activity;  accessible sustainable transport links to the town centre and beyond.

Potential sustainability issues to be resolved include:  land is visible within the wider landscape; and  opportunities to enhance green infrastructure and retaining existing hedgerows and trees where possible.

GTT03: Hatchmoor Common Lane

The site lies outside but adjacent to the existing developed area of Great Torrington on the north- eastern side. It is currently in agricultural use but does not lie within, or adjacent to, any areas subject to formal landscape character designation. Development of the site would not result in the loss of open space/recreational facilities.

SHLAA reference GTT13, GTT06 Core Strategy Issues and Options reference GTTE1 Draft Core Strategy proposal -

Development of this site will help to deliver:  a new primary school on the eastern side of the settlement; and

 new connections for cyclists and pedestrians between the proposed development, town centre and key employment areas. Potential sustainability issues to be resolved include:  providing and protecting green infrastructure on site to deliver a net gain in biodiversity; and  ensuring development does not harm the open countryside setting beyond the north/eastern sides of the site.

GTT04: Adjacent to Dartington Fields

The site is located to the north-east of Great Torrington, adjacent to Broad Meadow estate; it is currently in agricultural use. It holds a reasonable relationship to the existing built form and is flanked by existing residential properties. There is no identified significant flood risk covering the land and the site is not subject to local or nation al landscape designations. . SHLAA reference GTT04 Core Strategy Issues and Options reference - Draft Core Strategy proposal -

Development of this site will help to deliver:  new footpaths and cycleway between the site, town centre and key employment areas; and  green infrastructure in the form of public open space, wildlife corridors and formal/informal sport and recreation facilities.

Potential sustainability issues to be resolved include:  ensuring development does not significantly harm landscape character, given long distance views across open countryside to north of site; and  protecting and enhancing intrinsic wildlife value contained in greenfield and outstanding trees and hedgerows.

GTT05: North of Burwood Lane

The site is situated to the south-east of Great Torrington along Burwood Lane and currently used for grazing purposes. It adjoins existing residential properties immediately to the north with open countryside flanking the southern site boundary and holds a reasonable relationship with the existing built form of the settlement.

SHLAA reference GTT7 (part) Core Strategy Issues and Options reference GTT H5 Draft Core Strategy proposal -

Development of the site will help to deliver:  a residential scheme with a nature and mix appropriate to meet local housing needs and demands; and  new connections for cyclists and pedestrians between the proposed development, town centre and key employment areas.

Potential sustainability issues to be resolved include:  providing and protecting green infrastructure on site, including hedge banks surrounding the site, to help deliver a net gain in biodiversity; and  ensuring development does not harm the open countryside setting beyond the southern side of the site

GTT07: East of School Lane

The site is well related to the built form of the settlement, being bounded to the south and west by existing developed areas. It is visible in the wider landscape, holding views over the open countryside to the north. The land is currently in agricultural use.

SHLAA reference GTT37, GTT48 Core Strategy Issues and Options reference GTT H3 Draft Core Strategy proposal -

Development of this site will help to deliver:  new footpaths and cycleway, between the site, town centre and key employment areas;  green infrastructure in the form of public open space, wildlife corridors and formal/informal sport and recreation facilities; and  travel choices within and around Great Torrington to reduce reliance on the private motor car (pedestrian footways run along School Lane to the southern site boundary offering a safe pedestrian route from the site towards the town centre).

Potential sustainability issues to be resolved include:  ensuring development does not significantly harm landscape character, given elevated prominence on northern side of settlement;  possible impact on wildlife habitat, including adjacent Site of Local Conservation Importance; and  loss of grade 3a (good) agricultural land.

REJECTED SITE OPTIONS

A) Land at Burwood East

SHLAA reference GTT/07 Core Strategy Issues and Options reference GTT H5

Land at Burwood East was rejected because of sustainability issues in terms of:  part of western area is included in Site of Local Conservation Interest;  potential adverse impacts on wildlife habitats and biodiversity;  majority of the site is classified as 3a (Good) grade agricultural land;  plateau location (part) – visual landscape impacts; and  site adjacent to flood zones 2 and 3 on western boundary.

B) Land at Burwood West

SHLAA reference GTT/07 Core Strategy Issues and Options reference GTT H5

Land at Burwood West was rejected because of sustainability issues in terms of:  adverse impacts on wildlife habitats and biodiversity;  loss of good and moderate grade agricultural land;  eastern part of site has high relief – visual landscape impacts; and  existing access roads inadequate, highway improvements required.

C) Land at Donnacroft

SHLAA reference GTT/16 Core Strategy Issues and Options reference GTT 01

Land at Donnacroft was rejected because of sustainability issues in terms of:  loss of a recreational site;  loss of good (3a) grade agricultural land at the southern part of the site and moderate (3b) grade land at the eastern section; and  site is in close proximity to Area of Great Landscape Value.

D) Land North of Juries Lane

SHLAA reference GTT/02 Core Strategy Issues and Options reference -

Land north of Juries Lane was rejected because of sustainability issues in terms of:  loss of river and meadow habitats and consequently wildlife and biodiversity;  public footpath crosses the site;  mature trees along river boundary to north; and  loss of mature hedges along boundaries

E) Land Adjoining Summerfield

SHLAA reference GTT/10 Core Strategy Issues and Options reference -

Land adjoining Summerfield was rejected because of sustainability issues in terms of:  Site needs to be served from the east via extension of Morton Drive  TPO is located to the north east corner of the site  There are no existing foot or cycle paths.

F) Dartington Crystal Site

SHLAA reference GTT/05 Core Strategy Issues and Options reference -

Land adjoining Summerfield was rejected because of sustainability issues in terms of:  Site in economic use and would result in the loss of an active employment site  PROW could potentially be maintained although it may require diversion .

11. HOLSWORTHY

Holsworthy is a compact market town close to the Cornish border in an expansive rural landscape. As a main centre the settlement is expected to accommodate a moderate share of future housing and employment growth in the plan area.. It is proposed to strengthen the town’s role as an important service centre by supporting housing and employment growth to meet its own needs and those of surrounding villages. Provision of an agri-business park to the north east of the town will offer a focus for these aspirations and enhanced education opportunities.

In addition to sites already committed for housing development, including the final phase of Rydon Fields and on the former Showground site, the different options for housing growth around Holsworthy have differing strengths and weaknesses in sustainability terms. The most sustainable options for future housing and economic development are identified below together with the key

31 infrastructure and strategic objectives that they will help to deliver and subject to resolving the issues identified.

HOL01: Agri - Business Park

The site consists of agricultural land to the north of Holsworthy, west of A388 and east of Dobles Lane. It is separated from the built-up area of the town and falls within open countryside. Together with the livestock market, an associated business park will be provided for economic development purposes, including agriculture related retail uses.

SHLAA reference HOL19 Core Strategy Issues and Options reference - Draft Core Strategy proposal COR21 (1d)

Development of this site will help to deliver:  a livestock market and agri-business facility  a community woodland  new pedestrian connections to the existing footway network within the town  new public transport services linking the site to the town centre

Potential sustainability issues to be resolved include:  ensuring development respects the open countryside setting and contains relevant layout and structural landscaping  providing and protecting green infrastructure on site to deliver a net gain in biodiversity  delivering sustainable drainage systems to ensure water runoff does not increase flood risk

HOL02: Land south of Under Lane – Phase l

The site covers previously developed land used for Holsworthy’s livestock market on the southern extent of the built form of the town. It represents a gateway position bounded by the A388 and Under Lane. Redevelopment of the site will be enabled only on the basis of a replacement livestock market being provided and operational. The site benefits from planning permission for a food store (2,213 sqm gross area) and separately a housing development of 91 dwellings.

SHLAA reference HOL/50, HOL/51 and HOL/52 Core Strategy Issues and Options reference HWY Rl Draft Core Strategy proposal COR21 (1e) & (1f)

Development of this site will help to deliver:  a new convenience retail food store to help increase self-containment of the town for such retail use;  enhancement and regeneration of an important area of the town; and  a publicly accessible riverside park along the River Deer corridor.

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure on site to deliver a net gain in biodiversity;  minimising development’s contribution to future flood risk on the southern edge of Holsworthy (the site lies within a defined Critical Drainage Area);  access arrangements to healthcare facilities; and  conserving and enhancing the character and appearance of the adjoining conservation area.

HOL03: Land south of Under Lane – Phase 2

Identified area forms a brownfield site with agricultural retail stores and a parcel of agricultural land lying to the south-west of Holsworthy which is adjacent to the existing built form of the town. The

32 western side of the land is flanked by a sewage works to the south. It lies immediately to the west of allocation HOL02, south of Under Lane.

Redevelopment of the site will be enabled only on the basis of availability of equivalent completed agricultural related retail floorspace on the agri-business park.

SHLAA reference HOL/13, HOL41, & HOL49 Core Strategy Issues and Options reference HWY Rl & HWY H4 Draft Core Strategy proposal COR21 (1f)

Development of this site will help to deliver:  a continuation of the riverside park enabled under Phase l, along the river corridor at the southern extent of the site; and  community facilities and green infrastructure, in the form of wildlife corridors and recreation facilities.

Potential sustainability issues to be resolved include:  management of surface water and drainage, so as not to increase flood risk on the site and beyond;  access arrangements to healthcare facilities; and  conserving and enhancing the character and appearance of the adjoining conservation area.

HOL03: Land Between Rydon Road and Trewyn Road

Identified area of greenfield site able to integrate well with the existing built form. Development would provide the first southern section of a new distributor road at the northern boundary of the site. The site borders open countryside and will be required to provide a natural transition into the countryside. Trewyn sandstone quarry is to the northwest of the housing area and its future operation will be safeguarded while ensuring that there is no statutory nuisance likely to be generated.

SHLAA reference HOL/13, HOL/47 and HOL/48 Core Strategy Issues and Options reference HWY H5 Draft Core Strategy proposal

Development of this site will help to deliver:  a residential scheme with a nature and mix appropriate to meet local housing needs and demands; and  formation of a new vehicular access linking Trewyn Park Road to Rydon Road.

Potential sustainability issues to be resolved include:  Strategic green infrastructure on boundaries required to provide a natural transition between the built area and countryside;  ensure no adverse effects on Rydon Farm Grassland County Wildlife Site;  management of surface water and drainage, so as not to increase flood risk on the site and beyond;

HOL05: Land between Dobles Lane and North Road

An open greenfield site located to the north-east of Holsworthy, laid to pasture. The hospital is to the north of the site, with continuous residential development to the west fronting Dobles Lane and a number of dispersed larger dwellings adjacent to the remaining site boundaries.

SHLAA reference HOL05 & HOL46 Core Strategy Issues and Options reference HWY Hl

Draft Core Strategy proposal -

Development of this site will help to deliver:  an enhanced gateway into the town on the A388 in combination with development of land east of North Road (HOL06); and  pedestrian and cycle links to enable safe and convenient access towards the hospital, health centre and employment sites.

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure and retaining existing hedgerows and trees where possible; and  ensuring development does not harm the open countryside setting beyond the north-eastern side of the site.

HOL06: Land east of North Road

The site comprises of agricultural land with rough grazing and tree cover at the north-east end of Holsworthy. It lies immediately to the east of North Road and the fields, in part are adjacent to the built-up area of the settlement.

SHLAA reference HOL01 & HOL09 Core Strategy Issues and Options reference - Draft Core Strategy proposal -

Development of this site will help to deliver:  an enhanced gateway into the town on the A388 in combination with development of land between Dobles Lane and North Road (HOL05); and  a new footpath over adjacent land to link with Waterloo Road.

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure and retaining existing mature hedgerows and trees where possible; and  ensuring development does not harm the open countryside setting in relation to the north- east and eastern sides of the site.

HOL07: Land off Menors Place

The site is well related to the built form of the town and close to the central area. It occupies a small greenfield area and is bound and intersected by a series of Devon banks and hedgerows.

SHLAA reference HOL/43 Core Strategy Issues and Options reference HWY H3 Draft Core Strategy proposal -

Development of the site will help to deliver:  connection of town to countryside through a new footpath over adjacent land to link with Waterloo Road and footpath link from site to A388 via existing adjoining track way; and  a residential scheme with a nature and mix appropriate to meet local housing needs and demands.

Potential sustainability issues to be resolved include:

 need for sensitive design and layout given proximity to conservation area and historic core of settlement;  compatibility in terms of development form with existing residential development in Menors Place; and  enhancing green infrastructure and retaining existing surrounding Devon banks and hedgerows where possible to support natural transition to open countryside.

HOL09: Land south of Trewyn House

The site forms a greenfield in agricultural use to the south of Trewyn House on the north west edge of Holsworthy. It is well related to the existing developed area and is effectively screened from the wider open landscape on the north and west sides. A residential care home borders the southern side of the land parcel.

SHLAA reference HOL47, HOL/48 Core Strategy Issues and Options reference HWY H5 Draft Core Strategy proposal -

Potential sustainability issues to be resolved include:  compatibility in terms of development form with existing bordering residential development and the Deer Park Nursing Home; and  enhancing existing green infrastructure and retaining existing hedgerows and trees where possible.

HOL10: Land to north east of Trewyn House

The site is located to the west of Holsworthy centre and Trewyn Road covering a field used for agricultural grazing. Although open countryside, it in an unobtrusive setting and does not hold long views.

SHLAA reference HOL13 Core Strategy Issues and Options reference HWY H5 Draft Core Strategy proposal -

Development of the site will help to deliver:  a residential scheme with a nature and mix appropriate to meet local housing needs; and  contributions towards off-site enhancements to recreation and sports provision.

Potential sustainability issues to be resolved include:  compatibility in terms of development form with surrounding uses and existing housing development found on the showground site opposite;and  enhancing green infrastructure and retaining existing surrounding Devon banks and hedgerows where possible to support natural transition to open countryside.

REJECTED SITE OPTIONS

35 is recognised that defining extent of a site in greater detail could help to mitigate some of the identified impacts but not the fundamental concerns in terms of sustainability and deliverability.

A) Land south of Waterloo Road

SHLAA reference HOL11 & HOL43 Core Strategy Issues and Options reference HWY H3

Land south of Waterloo Road was rejected because of sustainability issues in terms of:  eastern part of the site is within flood zones 2 and 3;  poor access options;  impacts on stream and ponds, loss of wildlife habitats and biodiversity; and  loss of a recreational site close to the town centre.

B) Under Lane/River Deer Corridor

SHLAA reference HOL7 & HOL20 Core Strategy Issues and Options reference -

Land at Under Lane/River Deer Corridor was rejected because of sustainability issues in terms of:  impacts on Grade II* listed Derriton Viaduct, which crosses the site;  parts of the site are within flood zones 2 and 3;  mature trees along the River Deer corridor;  significant impacts on wildlife habitats and biodiversity;  access issues; and  poor access to healthcare facilities

C) Rydon Road/Trewyn Road

SHLAA reference HOL2 & HOL13 Core Strategy Issues and Options reference HWY H5 Draft Core Strategy proposal COR 21 (1b)

Land at Rydon Road/Trewyn Road was rejected because of sustainability issues in terms of:  North and west fringes are within flood risk zones 2 and 3;  Adverse impacts on wildlife habitats and biodiversity; and  Visual landscape impacts on approach from Chilsworthy and Bude.

D) Colemill

SHLAA reference HOL3 Core Strategy Issues and Options reference -

Land at Colemill was rejected because of sustainability issues in terms of:  Could only afford appropriate highway access in own right but could do so in combination with adjacent SHA/HOL/12;  No public rights of way within or adjacent to site;  Site partially subject to significant tree cover and part of site formed of wooded river valley;  Grade II Listed Holsworthy Viaduct runs into (and over) the site;  Adjacent to watercourse within Flood Zone 2 & 3;  Critical Drainage Area.

E) Land between Windmill Road and Waterloo Road

SHLAA reference HOL/12 Core Strategy Issues and Options reference -

Land between Windmill Road and Waterloo Road was rejected because of sustainability issues in terms of:  Development would be expected to contribute to wider highway network improvement;  Site lies slightly divorced from the existing built form;  Separated by a valley which is visually important to the setting of the town;  Close to the Grade II Listed Holsworthy Viaduct;  Area of the site adjacent to the river lies within Flood Zones 2 & 3;  Critical Drainage Area

F) Land north of Community College

SHLAA reference HOL/23 Core Strategy Issues and Options reference -

Land north of Community College was rejected because of sustainability issues in terms of:  Site in economic use and redevelopment would result in the loss of an active employment site;  Critical Drainage Area.

G) Land at Retail Stores, Under Lane

SHLAA reference HOL/49 Core Strategy Issues and Options reference -

Land at Under Lane was rejected because of sustainability issues in terms of:  Site in economic use and redevelopment would result in the loss of an active employment site;  Critical Drainage Area.  Conservation Area lies near to the site;  Small element to south of site adjacent to watercourse subject to flood zone 2 & 3;

H) Land North of Sewerage Works (Including Cornerways), Derrition Road

SHLAA reference HOL/55 Core Strategy Issues and Options reference -

Land north of Sewerage Works was rejected because of sustainability issues in terms of:  Critical Drainage Area.  No Public Rights of Way on or adjacent to site;

12. ILFRACOMBE

As a large coastal town and resort Ilfracombe is expected to accommodate a substantial proportion of housing and employment growth to meet its own needs and those of surrounding settlements. Ilfracombe is identified as a Main Centre with a preferred strategy to regenerate the town through growth. The different options for housing and employment growth around Ilfracombe have differing strengths and weaknesses in sustainability terms. A large extension will be required to accommodate the proposed levels of growth within Ilfracombe, although potential directions for strategic levels of growth are limited due to sea to the north and the AONB to the east and west of

37 the town. The most sustainable options for future housing and economic development are identified below together with the key infrastructure and strategic objectives that they will help to deliver and subject to resolving the issues identified.

ILF01: Southern Extension

The site will provide an extension of strategic scale to the south of the town that can deliver community facilities within a new neighbourhood hub. It is well related to the town, is fundamental to and will contribute to the town’s economic growth and prosperity.

SHLAA reference ILF/104, ILF/412 Core Strategy Issues and Options reference ILF H3/E3, ILF H5/E5, ILF H6 Draft Core Strategy proposal COR22(3)

Development of this site will help to deliver:  an additional primary school;  a neighbourhood hub including a new or relocated medical centre on the southern side of the town;  additional sports pitches, allotments and a cemetery extension;  serviced business land within the town;  a more balanced housing market;  traffic management improvements to access parking on the eastern side of the town;  enhanced public transport links between Mullacott business park and the town centre;  a strategic east-west footpath and cycle link between Old and New Barnstaple Roads;  improved pedestrian access to Ilfracombe College from Combe Park; and  a new gateway to Ilfracombe including an improved relationship with the adjoining countryside.

Potential sustainability issues to be resolved include:  protecting and enhancing existing green infrastructure on site to deliver a net gain in biodiversity;  minimising the visual impact on the setting of the AONB and dark skies over Exmoor National Park; and  retaining some open space within this critical drainage area to reduce future flood risks elsewhere in the town.

ILF02: Shields and Fernway

Land south of Fernway is well related to existing development and wraps around the cemetery. It is an elevated site and is currently allocated for residential development in the adopted North Devon Local Plan (2006).

SHLAA reference ILF/359 and ILF/589 Core Strategy Issues and Options reference ~ Draft Core Strategy proposal ~

Development of this site will help to deliver:  a vehicular link between the Shields and Marlborough Road to improve traffic management through the town and enhance connectivity to the new neighbourhood hub to be delivered within the strategic southern extension ILF01; and  enhancement of the biodiversity network around the cemetery.

Potential sustainability issues to be resolved include:  protecting and enhancing existing green infrastructure on site to deliver a net gain in biodiversity;and

 retaining some open space within this critical drainage area to reduce future flood risks elsewhere in the town.

ILF03: Bus Station, Ropery Road

This site is previously developed land close to the harbour that is surrounded by existing development. The open nature of the site creates a gap in an otherwise built up frontage.

SHLAA reference ILF/360 Core Strategy Issues and Options reference ~ Draft Core Strategy proposal ~

Development of this site will help to deliver:  redevelopment of a prominent previously developed site;  enhancement of the character and appearance of the conservation area;  new leisure and commercial uses along Broad Street to enhance the vitality of the harbour area; and  a reduction in vehicular traffic penetrating the harbour area.

Potential sustainability issues to be resolved include:  minimising harm to the setting of listed buildings surrounding the site;  addressing risks from tidal flooding within the design of the development; and  relocating the bus station to an accessible location elsewhere in the seafront area.

ILF04: Mullacott Strategic Employment Site

Land east and south of Mullacott Business Park on the ridge to the south of Ilfracombe, with good accessibility to the A3123 and A361.

SHLAA reference ~ Core Strategy Issues and Options reference ILF E8/E9 Draft Core Strategy proposal COR22(2)

Development of this site will help to deliver:  serviced employment land adjoining the existing business park; and  employment opportunities for the Ilfracombe area outside the AONB and heritage coast designations.

Potential sustainability issues to be resolved include:  protecting and enhancing existing green infrastructure on site to deliver a net gain in biodiversity;  minimising the visual impact on the setting of the AONB and dark skies over Exmoor National Park;  retaining some open space to reduce future flood risks elsewhere; and  enhancing public transport links between the site, the town and Woolacombe.

ILF05: Harbour/Seafront Tourist Area

Land along the seafront, harbour and Larkstone area between the town centre and the coast, much of which is relatively open and within the town’s conservation area. This area is the focus for tourist accommodation and attractions within the town, as well as commercial fishing and shipping within the harbour.

SHLAA reference ~ Core Strategy Issues and Options reference ~

Draft Core Strategy proposal COR22(4)

Development of this site will help to deliver:  economic growth through regeneration and diversification of the town’s economy;  enhancement of the town’s historic character; and  diversification of tourism attractions and recreation opportunities.

Potential sustainability issues to be resolved include:  minimising the visual impact on the setting of the AONB; and  conserving and enhancing the special character and appearance of the conservation area and listed buildings.

REJECTED SITE OPTIONS

A) West of Slade

SHLAA reference ~ Core Strategy Issues and Options reference ILF H1

Land west of Slade was rejected because of sustainability issues in terms of:  visual impact on the undeveloped valley slopes within the AONB that adjoins the town;  poor connectivity to the town centre and employment facilities due to topographic constraints; and  limited accessibility to education, healthcare and other community facilities.

B) The Cairn

SHLAA reference ILF/343 Core Strategy Issues and Options reference ILF H2

Land adjoining the Cairn was rejected because of sustainability issues in terms of:  poor connectivity to the town centre and employment facilities due to topographic constraints;  access constraints from the A361;  visual impact on an elevated ridge between East and West Wilder brook valleys;  harm to habitats and the biodiversity importance of land within the adjoining county wildlife site and local nature reserve; and  limited accessibility to education, healthcare and other community facilities.

C) Killacleave Farm

SHLAA reference ILF/341 Core Strategy Issues and Options reference ILF H4/E4

Land at Killacleave Farm is well related to surrounding development including the strategic southern extension ILF01 and scores well in terms of sustainability implications, but was rejected because the site is not available for development.

D) Channel Farm

SHLAA reference ILF/109 Core Strategy Issues and Options reference ILF H5/E5

Land at Channel Farm, to the south of the southern extension ILF01, was rejected because of sustainability issues in terms of:  visual prominence on elevated site above the town, with potential landscape impact on the setting of the AONB and dark skies over Exmoor National Park;  relatively poor connectivity to the town centre, although more accessible facilities will be available at the neighbourhood hub within the southern extension ILF01; and  poorly related to current built form and extending outwards beyond the proposed southern extension ILF01.

E) Hele Valley

SHLAA reference ILF/350 Core Strategy Issues and Options reference ILF H7

Land at Hele Valley was rejected because of sustainability issues in terms of:  visual impact on the undeveloped valley slopes within and adjoining the AONB that adjoins the town;  flood risks within the site from Hele stream;  access constraints from Watermouth Road; and  potential impact on the setting of listed buildings at Chambercombe Manor.

F) Langleigh Park

SHLAA reference ILF/185 Core Strategy Issues and Options reference ~

Land south of Langleigh Park was rejected because of sustainability issues in terms of:  visual impact on rising land adjoining the AONB which is prominent parts of the town’s setting; and  access constraints and inadequate road capacity to access the site safety.

G) John Fowler Holidays, Marlborough Road

SHLAA reference ILF/545 Core Strategy Issues and Options reference ~

Land west of Old Barnstaple Road was rejected because of sustainability issues in terms of:  steeply sloping and prominent in AONB  considerable distance to the centre of town

13. NORTHAM

Northam, Appledore and Westward Ho! are collectively defined as a Main Centre where housing and employment development will be supported where it would enhance viability, vitality and self- containment. In accommodating additional development the integrity of each settlement will be preserved and the nature of achieved development will provide an appropriate transition to the wider countryside and take account of the wider coastal landscape setting.

The different options for housing growth around Northam Westward Ho! and Appledore have differing strengths and weaknesses in sustainability terms. The most sustainable options for future

41 housing are identified below, together with the key infrastructure and strategic objectives that they will help to deliver and subject to resolving the issues identified.

NOR01: Daddon Hill Farm

The site will provide an extension of strategic scale to the south of Northam and Westward Ho! for a mixed use development. The development is of an appropriate scale to accommodate a range of community uses to meet its own needs and to contribute to meeting wider community needs. It holds a generally good relationship with the existing built form. Residential development surrounds the northern side of the site. It runs parallel to Bay View Road between College Close and Daddon Hill.

SHLAA reference NOR/15 & NOR/127 Core Strategy Issues and Options reference NOR H5 Draft Core Strategy proposal COR19 (1c)

Development of this site will help to deliver:  a new primary school with associated nursery and children’s centre;  a neighbourhood community centre;  integrated pedestrian, cycle and public transport networks that provide connections to neighbouring residential areas; and  highway improvements from the A39/B3236 to the site, including junction improvements at Silford Cross;

Potential sustainability issues to be resolved include:  the incorporation of a comprehensive sustainable drainage scheme given proximity to the Bideford Critical Drainage Area;  protecting and enhancing existing green infrastructure on site to deliver a net gain in biodiversity;  ensuring development layout does not harm the open countryside setting beyond the southern side of the site; and  flood risk alleviation and improvements to the Kenwith Valley Flood Defence Scheme.

NOR02: Site west of Buckleigh Road

The site lies adjacent to the existing developed area of Westward Ho! and forms a strategic extension to the west of Buckleigh Road and south of Cornborough Road. The land will become part of a new southern edge to the built form of the settlement.

SHLAA reference NOR/5, NOR/28, NOR/39, NOR105, NOR/122, NOR/123, NOR/124, NOR/126 & NOR/136 Core Strategy Issues and Options reference NOR H6 Draft Core Strategy proposal COR19 (1c)

Development of this site will help to deliver:  a new local centre with community and retail facilities;  a residential scheme with a mix and size to reflect local need, including the areas elderly population and affordable housing;  integrated pedestrian, cycle and public transport networks that provide connections to neighbouring residential areas; and  extended highway improvement to the B3236 to minimise consequential congestion through Northam and at the Heywood Road roundabout.

Potential sustainability issues to be resolved include:

 enhancing green infrastructure/landscaping around boundaries with existing residential development;  need for diminishing density of development (from north to southern and western elements) to achieve appropriate relationship with the countryside beyond;  flood risk alleviation and improvements to the Kenwith Valley Flood Defence Scheme;  the incorporation of a comprehensive sustainable drainage scheme given proximity to the Bideford critical drainage area; and  requirement for archaeological assessment and evaluation in the southern section of the site. NOR03: Land adjacent to Landsdowne Park

The site is well related to the built up form of Northam, with the eastern and southern boundaries adjoining residential development and to the north is Sandymere Sports Centre. It has reasonable access to services and facilities and lies about 600m walking distance from the centre of Northam.

SHLAA reference NOR/38 Core Strategy Issues and Options reference NOR H1 Draft Core Strategy proposal -

Development of this site will help to deliver:  a residential scheme with a nature and mix appropriate to meet local housing needs and demands.

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure on site to deliver a net gain in biodiversity;  design and mitigation required to deal with potential impacts from adjacent recreation facilities; and  safeguarding and enhancing established hedge banks, particularly on north and west boundaries.

NOR04: Tadworthy Road (Northam)

The land comprises of two sites on the north-eastern side of Westward Ho! The major one forms a gap between the settlement and Northam which is flanked to the east and west by modern residential development estates. In combination, a smaller rectangular section of land north of Golf Links Road is identified and will provide community uses with associated facilities.

SHLAA reference NOR/20, NOR/25 Core Strategy Issues and Options reference - Draft Core Strategy proposal -

Development of these sites will help to deliver:  a residential scheme with a nature and mix appropriate to meet local housing needs and demands;  an appropriate vehicular route between Lakenham Hill and Golf Links Road;  a distinct gateway point into Westward Ho! along Golf Links Road adjoining the sites; and  football pitch provision, including associated facilities and contribute to meeting recreational needs within the parish.

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure on site to deliver a net gain in biodiversity;  ensuring development layout does not harm the open coastal landscape adjoining the sites; and  compatibility in terms of development form with bordering existing housing development to the west/east of the major site.

NOR07: Site adjoining Pitt Hill (Appledore)

The site is located to the south-west of Appledore, on land adjoining Pitt Hill and is generally compatible with the existing surrounding uses of Appledore Football Ground, limited low density residential development and open countryside.

SHLAA reference NOR/01, NOR/18, NOR/112 and NOR/154 Core Strategy Issues and Options reference - Draft Core Strategy proposal COR19 (1c)

Development of this site will help to deliver:  a residential scheme with a nature and mix appropriate to meet local housing needs and demands;  areas of green infrastructure providing opportunities for biodiversity enhancement and informal recreation space; and  improvement to Pitt Hill and an access from Pitt Hill Road to be provided.

Potential sustainability issues to be resolved include:  ensuring development form minimises any loss of landscape character to the surrounding area, particularly for area to north of Wooda Road;  requirement for design which provides a reflection of the area’s historic character; and  sensitive relocation of a public right of way within the site to maintain footpath connectivity to the wider area.

NOR08: Land north of Clevelands Park

The site is well related to the built form of Northam, on the south-east side, to the south of Goats Hill Road and adjoins Clevelands Park. It is surrounded by relatively low density residential housing and is only a short distance from the centre of the settlement which contains a range of services and facilities.

SHLAA reference NOR/40 & NOR/44 Core Strategy Issues and Options reference - Draft Core Strategy proposal -

Development of this site will help to deliver:  a residential scheme with a nature and mix appropriate to meet local housing needs and demands;  a landscape structure that builds on and enhances existing assets; and  safe pedestrian link towards Northam centre, along pedestrian footways associated with Clevelands Park.

Potential sustainability issues to be resolved include:  enhancing existing green infrastructure and retaining existing mature trees and hedge banks where possible; and  compatibility of development form with existing adjoining residential development to assist physical integration.

NOR09: Land south-west of Heywood Road Roundabout

The site is reasonably well related to the built form of Northam and bound by Heywood Road to the east and A39 to the north. It lies between the centres of Northam and Bideford on a principal bus corridor.

SHLAA reference NOR/11, NOR/32, NOR/36 and NOR/139 Core Strategy Issues and Options reference - Draft Core Strategy proposal -

Development of this site will help to deliver:  a comprehensive residential scheme with a nature and mix appropriate to meet local housing needs and demands; and  integrated pedestrian, cycle and public transport links to neighbouring residential areas.

Potential sustainability issues to be resolved include:  providing and protecting green infrastructure on site, including retention of boundary features, wooded aspects, to help deliver a net gain in biodiversity;  safeguarding the setting of contained listed building – Rose Hill;  site management of surface water and drainage so as not to increase flood risk; and  retention of the contained public right of way.

REJECTED SITE OPTIONS

A) Bloody Corner/Windmill Lane (Northam)

SHLAA reference NOR/23 & NOR/100 Core Strategy Issues and Options reference NOR H3

Land at Bloody Corner/Windmill Lane was rejected because of sustainability issues in terms of:  the close proximity to the River Torridge SSSI implies that any development is likely to have significant detrimental impacts on wildlife habitats and biodiversity;  thirteen individual areas are covered by one Tree Preservation Order;  mature trees and well maintained field boundaries would be lost;  the site is of Local Nature Conservation Importance;  no public footpaths or cycle routes;  loss of good and moderate agricultural land; and  significant visual landscape impact along the estuary

B) Highbury (Northam)

SHLAA reference NOR/04 Core Strategy Issues and Options reference NOR H2

Land at Highbury was rejected because of sustainability issues in terms of:  two Tree Preservation Areas, one encompassing five independent areas on the western side and two independent areas on the eastern side;  well defined field boundary hedgerows, loss of wildlife habitats and biodiversity;  adverse impact on the setting of the Grade II listed Marshford House; and  the development would be visible from the coast (Skern Lodge area).

C) Adj. Hubbastone Road (Appledore)

SHLAA reference NOR/10, NOR30 & NOR/46 Core Strategy Issues and Options reference -

Land adjoining Hubbastone Road was rejected because of sustainability issues in terms of:  adjacent to River Torridge SSSI;  site holds a prominent hillside location commanding long views across the open countryside and the adjacent estuary; the site is relatively exposed within the wider landscape and development has the potential to have an adverse impact on landscape character;  adverse impacts on wildlife habitats and biodiversity ;  close proximity to docks/Appledore Shipyard, potential for conflict with the operation of shipyard in respect of to both noise and air impacts ;  poor access to education, employment, healthcare and other services and facilities;  steeply sloping in places with sheer cliff edge adjacent to docks;

D) East Long Lane (Appledore)

SHLAA reference NOR/02 Core Strategy Issues and Options reference -

Land at East Long Lane was rejected because of sustainability issues in terms of:  site remote from Northam Town centre;  in close proximity to Northam Burrows;  impacts on wildlife habitats and biodiversity;  poor access to education, employment, healthcare and other services and facilities;  steeply sloping site (from east down to west); and  visual impacts on the landscape.

E) Knapp House (Northam)

SHLAA reference NOR/100 Core Strategy Issues and Options reference -

Land at Knapp House was rejected because of sustainability issues in terms of:  potential detrimental impact on landscape character, including Coastal Protection Area  adjacent River Torridge SSSI and potential detrimental impacts on wildlife habitats and biodiversity  the close proximity to Appledore Shipyard would lead to significant amenity considerations of noise and air-based emissions  separation from built form of Northam would reduce prospect of integration of scheme with the established community  loss of valuable green space between Northam and Appledore  some land on the eastern side of the site lies within Flood Zone 2 and 3.

F) Kingsley Avenue

SHLAA reference NOR/03 Core Strategy Issues and Options reference -

Land at Kingsley Avenue was rejected because of sustainability issues in terms of:  Traffic movements are likely to increase on to Richmond Road and Churchill Way  Close to the Coastal Preservation Area  Site approx. 200m from Conservation Area.

 Contains number of trees and hedgerows

G) Appin House

SHLAA reference NOR/35 Core Strategy Issues and Options reference -

Land at Appin House was rejected because of sustainability issues in terms of:  Site is flanked by trees to the north and east which are subject to Tree Preservation Orders  Critical Drainage Area  There is no Public Rights of Way (PROW) on or adjacent to the site

H) East of Churchill Way

SHLAA reference NOR/135 Core Strategy Issues and Options reference -

Land east of Churchill Way was rejected because of sustainability issues in terms of:  NOR07 is required to safeguard an appropriate vehicular access  Increased traffic movements would result on to Pitt Hill and Wooda Road  There is no Public Rights of Way (PROW) on the site  Contains trees and mature hedgerows on the site boundaries and internal field divisions  Visually prominent in part and commands long views  Critical Drainage Area

I) Middle Dock, Appledore

SHLAA reference NOR/37 Core Strategy Issues and Options reference -

Land at Middle Dock was rejected because of sustainability issues in terms of:  Current commercial use for the storage and distribution of aggregates  No Public Rights of Way (PROW) or cycle paths on or adjacent to the site  Adjacent to Appledore Conservation Area  Part of the site lies within Flood Zone 2

J) Land at Staddon Hill, Appledore

SHLAA reference NOR/41 Core Strategy Issues and Options reference -

Land at Staddon Hill was rejected because of sustainability issues in terms of:  No PROW or cycle links within the site  Situated on a prominent hilltop and hillside, with steep sloping banks  Backdrop to the church and wider settlement  Site of a 17th century Civil War Fort

K) Land East of The Mount, Appledore

SHLAA reference NOR/96 Core Strategy Issues and Options reference -

Land east of The Mount was rejected because of sustainability issues in terms of:  Heavily wooded area of land in a predominately urban location

 Backdrop to the existing built form

L) Land South of Polywell, Appledore

SHLAA reference NOR/109 Core Strategy Issues and Options reference -

Land south of Polywell was rejected because of sustainability issues in terms of:  Important Wildlife Corridor lies close to the western boundary of the site  Site falls within a Coastal Preservation Area  Site commands long views across Northam Burrows and the estuary

M) Land North of Durrant Lane, Northam

SHLAA reference NOR/110 Core Strategy Issues and Options reference -

Land north of Durrant Lane was rejected because of sustainability issues in terms of:  The site is served by a private road  No PROW or footpaths to serve the site.  Contained woodland, trees and hedgerows  Coastal Preservation Area  Flood Zone 2 & 3 which covers a small element of the site along the northern boundary

N) Land to Rear of Amberley, Limers Lane, Northam

SHLAA reference NOR/137 Core Strategy Issues and Options reference -

Land to rear of Amberley was rejected because of sustainability issues in terms of:  Coastal Preservation Area  Critical Drainage Area

O) Land to East of Pitt Hill, Appledore

SHLAA reference NOR/155 Core Strategy Issues and Options reference -

Land to east of Pitt Hill was rejected because of sustainability issues in terms of:  Road network that would serve the site access is substandard  Development may require the relocation of the PROW  Site is an exposed site on a slope

14. SOUTH MOLTON

South Molton is a market town with good connectivity to the strategic road network and is identified as a Main Centre so it is expected to accommodate a moderate share of future housing and employment growth for North Devon. It is proposed to strengthen the town’s role as a vibrant business and employment centre by accommodating housing and employment growth to meet its own needs and those of surrounding villages.

In additional to the existing commitment for a strategic extension between Parsonage Lane and Station Road to the north of the town, the different options for housing growth around South Molton

48 have differing strengths and weaknesses in sustainability terms. A large extension will be required to accommodate the proposed levels of growth within South Molton. The most sustainable options for future housing and economic development are identified below together with the key infrastructure and strategic objectives that they will help to deliver and subject to resolving the issues identified.

SM01: Western Extension

The site will provide an extension of strategic scale to the west of the town that can deliver new community facilities and a new distributor road. It is relatively well located for access to a western extension to Pathfields Business Park that will contribute to the town’s economic growth and prosperity and with south facing slopes.

SHLAA reference SMO/029, SMO/344, SMO/345, SMO/426, SMO/427, SMO/462, SMO/463, SMO/477, SMO/483 Core Strategy Issues and Options reference SMO H1, SMO H2, SMO H3, SMO H4 Draft Core Strategy proposal COR23(3a)

Development of this site will help to deliver:  a new primary school to accommodate the existing junior school  a new or relocated medical centre  additional green infrastructure and public open spaces on the western side of town  a new distributor road between North Road, Nadder Lane, the B3226 and Alswear Old Road  part of a strategic footpath and bridleway around the western side of South Molton to improve pedestrian links between the north and south of the town  a new sewerage treatment works at Ford Farm

Potential sustainability issues to be resolved include:  protecting and enhancing existing green infrastructure on site to deliver a net gain in biodiversity  avoiding the need to pump sewerage across town when a new sewerage works could be gravity fed  minimising traffic impacts and protecting the rural character along Gunswell Lane  securing road crossings to access the new school safely

SM02: Sports Hub and Football Club

Land between George Nympton Road and Alswear Old Road on the southern edge of the town includes South Molton Football Club and is in close proximity to the College.

SHLAA reference SMO/423, SMO/517 Core Strategy Issues and Options reference ~ Draft Core Strategy proposal COR23(3b)

Development of this site will help to deliver:  a new sports hub adjoining the College to the east of Alswear Old Road  relocation of South Molton Football Club including provision of a comprehensive new pavilion, clubhouse and changing rooms  improved vehicular access to the football club by facilitating a new access off George Nympton Road  pedestrian links between the proposed sports hub and the new primary school

Potential sustainability issues to be resolved include:  protecting and enhancing existing green infrastructure on site to deliver a net gain in biodiversity

 access restrictions along Alswear Old Road

SM03: Pathfields Business Park

Pathfields is an important business park to the north of the town in close proximity to the strategic road network and links towards the M5. It provides employment and economic development for South Molton and the surrounding rural area.

SHLAA reference ~ Core Strategy Issues and Options reference SMO E1/E2 Draft Core Strategy proposal COR23(2)

Development of this site will help to deliver:  serviced employment land adjoining the existing business park  a site for relocation of the livestock market  a contribution to a strategic footpath and bridleway around the western side of South Molton and through eth community woodland to improve pedestrian links to the town centre and south of the town  a contribution to improved public transport links with the town centre

Potential sustainability issues to be resolved include:  protecting and enhancing existing green infrastructure on site to deliver a net gain in biodiversity  enhancing the landscape setting of the town through structural landscaping

SM04: South Molton Town Centre

Land on the south of South Molton town centre, currently used as a public car park is a predominantly open area including the livestock market. It adjoins town centre uses including sport and leisure facilities.

SHLAA reference ~ Core Strategy Issues and Options reference ~ Draft Core Strategy proposal COR23(4)

Development of this site will help to deliver:  additional retail floorspace and community facilities close to the town centre  regeneration and expansion of the town centre and environmental enhancement of this central area  additional car parking provision

Potential sustainability issues to be resolved include:  protecting and enhancing existing green infrastructure on site to deliver a net gain in biodiversity  conserving and enhancing the character and appearance of the conservation area

REJECTED SITE OPTIONS

A) Alswear New Road

SHLAA reference SMO/046 Core Strategy Issues and Options reference SMO H5 Draft Core Strategy proposal COR23(3b)

Land south and west of Alswear New Road was rejected because of sustainability issues in terms of: a. access to the proposed sports hub SMO2(2) can be achieved from George Nympton Road and Alswear Old Road without needing to be served from Alswear New Road b. no pedestrian footways along Alswear New Road c. the southern (highest) part of the site is an elevated ridge and should remain undeveloped to protect the town’s setting

However, the site would be well related to the Community College and could help to improve east- west pedestrian linkages to the southern side of the town.

B) East of Poltimore Close

SHLAA reference SMO/031, Core Strategy Issues and Options reference SMO H6 Draft Core Strategy proposal ~

Land east of Poltimore Close was rejected because of sustainability issues in terms of: d. steep topography e. proximity to the adjoining sewage works with existing odour nuisance  impact on road junctions and limited capacity of the surrounding road network  access constraints from Poltimore Road due to topography  loss of green infrastructure within a key network feature across much of the site

C) North of Poltimore Road

SHLAA reference SMO/032, SMO/428 Core Strategy Issues and Options reference SMO H6 Draft Core Strategy proposal ~

Land between Poltimore Road and East Street was rejected because of sustainability issues in terms of: f. steep topography and access constraints from Poltimore Road due to topography g. proximity to the adjoining sewage works with existing odour nuisance  impact on road junctions and limited capacity of the surrounding road network

D) North of East Road

SHLAA reference SMO/348 Core Strategy Issues and Options reference SMO H7 Draft Core Strategy proposal ~

Land north of East Street and east of Deans Park was rejected because of sustainability issues in terms of: h. very steep topography and access constraints from East Street due to topography i. loss of green infrastructure within a key network feature across much of the site  impact on road junctions and limited capacity of the surrounding road network

E) Station Road

SHLAA reference SMO/349

Core Strategy Issues and Options reference SMO H8 Draft Core Strategy proposal ~

Land east of Station Road and north Hugh Squier Avenue was rejected because of sustainability issues in terms of: j. very steep topography and access constraints from Station Road due to topography k. loss of green infrastructure within a key network feature across much of the site l. development on north side of ridge will jeopardise green gateway to the town m. access constraints and inadequate capacity of the surrounding road network

F) West of Pathfields

SHLAA reference ~ Core Strategy Issues and Options reference SMO E3 Draft Core Strategy proposal ~

Land west of the B3226 on the north-western side of the town was rejected for economic development because of sustainability issues in terms of: n. visual prominence in the wider landscape to the north of the ridge when approached from Aller Cross o. distance from the existing business park with closer and better related land available

15. LOCAL CENTRES AND VILLAGES

The Local Plan identifies a number of Local Centres and Villages across North Devon and Torridge (Policy ST07). During 2013, local communities, on the basis of direct engagement with related parish councils, were invited to participate in the preparation of Part 3: Rural Strategies, of the Local Plan. The early stage involvement of the parish councils was undertaken to facilitate a neighbourhood planning approach to rural growth areas. With guidance, the parish councils were asked to identify local spatial parish objectives with a related development strategy, which would include the preferred scale and location of development to be achieved over the plan period.

The sites subject to rural allocations are predominantly for housing, but also include provision for economic development and new community facilities. In taking forward the outcomes from the parish council engagement, all development options have been assessed both through a Strategic Housing Land Availability Assessment (in respect of housing sites) and Sustainability Appraisal where realistic alternatives where available. .

The main determinant of the location and development yield from allocated sites and the extent of development boundaries has been local community preference, subject to there being supportive outcomes from the referenced assessment and appraisal process.

16. BRADWORTHY

Bradworthy is a recognised local centre providing local services, facilities and employment for the village and surrounding rural parishes including an employment area within the village, shops, post office, a primary school, community hall, doctor’s surgery and a variety of recreation facilities. The village is situated 11 km north of Holsworthy and it lies on the western edge of the plan area, close to the boundary with Cornwall.

The vision for Bradworthy is that it should provide the range of facilities and services required by local people, including accommodation, care services and employment, and that growth should be gradual and supported by appropriate infrastructure.

BRD01: Land north of Elizabeth Lea Close

Land to north of Elizabeth Lee Close, well related to the village with vehicular access through Elizabeth Lea Close.

SHLAA reference BRD/17 and BRD/23 Core Strategy Issues and Options reference - Draft Core Strategy proposal -

Development of this site will help to deliver:  vehicular access from Elizabeth Lea Close/North Road;  design and layout that respects the location of the site bounded byexisting dwellings and on two sides by open countryside.

Potential sustainability issues to be resolved include:  There are no Public Rights of Way on the site;  Site lies adjacent to residential dwellings but also industrial estate

BRD02: Land at Mill Road

Land to at Mill Road, well related to the village with vehicular access through Mill Road.

SHLAA reference BRD/12 Core Strategy Issues and Options reference - Draft Core Strategy proposal -

Development of this site will help to deliver:  vehicular access through Mill Road;  layout and design that reflects the proximity of existing dwellings and commercial premises

Potential sustainability issues to be resolved include:  There are no PROWs or cycle routes on or adjacent to the site;  Proximity to Bradworthy Conservation Area

REJECTED SITE OPTIONS

A) Land to North of Bradworthy

SHLAA reference BRD/02 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to north of Bradworthy was rejected because of sustainability issues in terms of:  No Public Rights of Way or cycle routes within or adjacent to the site;  Adjacent to Bradworthy Common (SAC) and SSSI  Western boundary of site lies approximately 65m from a County Wildlife Site (CWS)

B) Land off Ford Crescent

SHLAA reference BRD/05 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land off Ford Crescent was rejected because of sustainability issues in terms of:  Lies adjacent to Bradworthy Conservation Area;

C) Land East of Elizabeth Lea Close

SHLAA reference BRD/24 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land east of Elizabeth Lea Close was rejected because of sustainability issues in terms of:  There are no Public Rights of Way on the site.

D) Land South of Fairview

SHLAA reference BRD/16 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land south of Fairview was rejected because of sustainability issues in terms of:  Site is landlocked in isolation but could be developed in conjunction with SHA/BRD/12  No Public Rights of Way on the site  Lies adjacent to Bradworthy Conservation Area;

17. BRATTON FLEMING

Bratton Fleming is a recognised local centre providing local services, facilities and employment for the village and surrounding rural parishes including a village shop, outreach post office, a primary school, pre-school, village hall, pub, sports club and a variety of recreational facilities. The village has a linear settlement pattern along the main road between Barnstaple and the A399 at Four Cross Way.

The Vision for Bratton Fleming is that it should evolve in a sustainable way to strengthen the community’s vibrancy, retaining a balanced age profile by ensuring young people remain in the locality and enhancing the services and facilities currently available.

BRF01: Land Off The Glebe

Land to the south of Old Rectory Lane, well related to the village with vehicular access through the Glebe.

SHLAA reference BRF/520 Core Strategy Issues and Options reference - Draft Core Strategy proposal -

Development of this site will help to deliver:  majority of housing development required  pedestrian access connecting through Old Rectory Lane  additional planting as an extension to the millennium green and community woodland

Potential sustainability issues to be resolved include:  protecting of trees bordering the site  conserving and enhancing the character of the area and dark night skies of Exmoor

REJECTED SITE OPTIONS

E) Land Adjacent to Benton Road

SHLAA reference BRF/039, BRF/478

Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land adjacent to Benton Road was rejected because of sustainability issues in terms of:  New junction required with access through adjacent fields or onto Benton Road.  No existing PROW or connectivity to village centre  Potentially prominent in the wider countryside  Potential overlooking issues from existing development.

F) Land at Grange Hill & Benton Road

SHLAA reference BRF/504 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Grange Hill and Benton Road was rejected because of sustainability issues in terms of:  New junction required with Grange Hill or Benton Road  No existing PROW and limited opportunities to provide pedestrian connections to village centre  Well-established hedge boundary fronting Grange Hill will need to be removed to achieve a suitable access  Potentially prominent in the wider countryside  Potential overlooking issues from existing development

G) Beara Down Farm

SHLAA reference BRF/368 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Beara Down Farm was rejected because of sustainability issues in terms of:  New junction required with Grange Hill or Benton Road  No existing PROW and limited opportunities to provide pedestrian connections to village centre  Majority of site is poorly related to existing settlement form and is likely to be prominent in the wider countryside  Potential overlooking issues over neighbouring properties to the west on Beara Lane.

18. BUCKLAND BREWER

Buckland Brewer is a recognised local centre providing local services, facilities and employment for the village and surrounding community. The village has a range of services and facilities including shops, a primary school, community hall, pub and mobile post office and library.

The village is situated about 10 km south west of Bideford in a largely rural area and on rising ground to the west of the Torridge Valley, with extensive views from the western end of the village. The vision for Buckland Brewer is that it should support a range of facilities and amenities to meet the needs of residents and that it should have a more balanced age profile than at present.

BBR02: Land at Orleigh Close

Land at Orliegh Close on the eastern side of the village able to accommodate a range of dwellings to meet local needs. It is well related to the highway network and village facilities and with appropriate landscaping, will not harm the landscape setting of the village.

SHLAA reference -?- Core Strategy Issues and Options reference - Draft Core Strategy proposal -

Development of this site will help to deliver:  vehicular access only from Orleigh Close  a pedestrian link to land proposed for development to the south east  a substantial tree and hedge screen on all boundaries with open countryside

Potential sustainability issues to be resolved include:  Poor access to public transport  no Public Rights of Way (PROW) on or adjacent to the site

BBR03: Land to North East of Orleigh Close

Land to the north east of Orliegh Close adjacent to BBR02 and to the rear of development associated with the new village hall. Vehicular access to this site will be from development associated with the new village hall only.

SHLAA reference BBR/11 Core Strategy Issues and Options reference - Draft Core Strategy proposal -

Development of this site will help to deliver:  vehicular and pedestrian access from the development adjoining the new village hall  a pedestrian link to the development of site BBR02;  a substantial tree and hedge screen on all boundaries with open countryside.

Potential sustainability issues to be resolved include:  Poor access to public transport  no Public Rights of Way (PROW) on or adjacent to the site

BBR04: Land to the West of Tower Hill

Land to the west of Tower Hill to the rear of existing properties, is proposed for residential development. Vehicular access will be direct from Tower Hill via an existing track.

SHLAA reference BBR/09 Core Strategy Issues and Options reference - Draft Core Strategy proposal -

Development of this site will help to deliver:  vehicular access only to Tower Hill;  a substantial tree and hedge screen on the western boundary  accommodation of the existing public footpath within the development.

Potential sustainability issues to be resolved include:  Poor access to public transport  adjacent to a Conservation Area and historic core of village  Grade 2 (very good) agricultural land

REJECTED SITE OPTIONS

A) Land Cock Pheasant Field

SHLAA reference BBR/06 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Cock Pheasant Field was rejected because of sustainability issues in terms of:  Poor access to public transport  no Public Rights of Way on the site and it is unlikely that positive improvements could be offered  adjacent to existing and proposed residential development in an elevated position  north east corner of the site intersects the Buckland Brewer Conservation Area

B) Land to Rear of Tower Hill (west)

SHLAA reference BBR/10 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to rear of Tower Hill (west) was rejected because of sustainability issues in terms of:  Poor access to public transport  close to the Buckland Brewer Conservation Area  wider highway network serving the site and settlement may be considered substandard  classified as part Grade 2 (Very Good) agricultural land

19. CHULMLEIGH

Chulmleigh is a recognised local centre providing local services, facilities and employment for the town and surrounding community. The town has a range of services and facilities including convenience shops, bank, post office, library, community hall, sports facilities and medical facilities.

The town has a compact settlement form, having developed beyond its historic ridgeline core around the junction between East Street, Fore Street and South Molton Street. The vision for the town is to evolve in a sustainable way over the plan period.

CHU01: Land Off Leigh Road

Land south of Leigh Road and adjacent to Leigh Villas requiring improved access through Leigh Road.

SHLAA reference CHU/041 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  Improved vehicular access direct from Leigh Road  Improved access into the town centre for cyclists and pedestrians  substantial landscaping on southern and eastern boundaries  growth to enable services and facilities to adapt and develop gradually  additional business development in accordance with the role of the town as a local centre;  range of town centre services and facilities to meet local needs and support the role of the town

Potential sustainability issues to be resolved include:  provision of pedestrian and cyclist access to PROW

 identified surface water issues

CHU02: Land at Back Lane

Land fronting Back Lane, adjacent to the sports facilities and close to the Community College.

SHLAA reference CHU/514 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:

 safe and convenient pedestrian route through the site linking to South Molton Street  growth to enable services and facilities to adapt and develop gradually  additional business development in accordance with the role of the town as a local centre;  the range of town centre services and facilities to meet local needs and support the role of the town

Potential sustainability issues to be resolved include:  further pedestrian access required through site to South Molton Street  potentially prominent across open countryside and the valley to the north of the site

REJECTED SITE OPTIONS

A) Land off East Street

SHLAA reference CHU/518 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land off East Street was rejected because of sustainability issues in terms of:  Highway constraints leading to village  Lack of pedestrian connections through site into village  potentially prominent across open countryside and the valley to the north of the site  close proximity to numerous heritage assets  identified surface water issues

20. COMBE MARTIN

Combe Martin provides local services and facilities for the village and surrounding rural community. The village has a range of services and facilities including several convenience shops, a primary school, post office, community halls and a variety of sport and recreation facilities. There is also a medical centre and a public library.

The village has a long, linear form astride the A399 within the Umber Valley and is located within the AONB. The vision for the town is that it should evolve in a sustainable way that protects the locally valued natural environment and heritage.

CMA01: Land North of Rectory Road

Land north of Rectory Road, well related to existing settlement form.

SHLAA reference CMA/474

Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  Improved vehicular access from Park Lane including any necessary improvements to the existing public highway  small local businesses and protect tourism facilities  development of additional sporting facilities  enhancement of superfast broadband connections

Potential sustainability issues to be resolved include:  on rising ground which could be prominent in views from the east of the town  adjacent to Grade I Listed Church and the Conservation Area

CMA03: Land North of Park Hills

Land north of Park Hills industrial estate, well related to existing settlement form.

SHLAA reference CMA/090 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  Improved vehicular access from Park Hills Road including any necessary improvements to the existing public highway  enhanced existing boundary trees and hedges  small local businesses and protect tourism facilities  development of additional sporting facilities  enhancement of superfast broadband connections

Potential sustainability issues to be resolved include:  on rising ground which could be prominent in views from the east of the town

REJECTED SITE OPTIONS

A) Land off Buzzacott Lane

SHLAA reference CHU/524 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land off Buzzacott Lane was rejected because of sustainability issues in terms of:  considerable distance from town centre  access through Buzzacott Lane would require major improvements  site is allocated within the adopted local plan for new open space provision  majority of site flood zone 3  would extend development into the countryside

21. DOLTON

Dolton has a range of services and facilities for its residents, including several shops, post office, a primary school and pre-school, community hall, play areas and a sports pitch. Local services meet the needs of the village and surrounding rural community.

The village is situated 11 km south east of Great Torrington and lies close to the southern edge of the plan area. The historic character of the village centre has been retained and forms the basis of a large Conservation Area.

DOL01: Land at Aller Road

Land at Aller Road to the south east of the village is likely to meet the needs and demands for additional housing in Dolton for much of the plan period.

SHLAA reference DOL/02 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  vehicular and pedestrian access from Aller Road  pedestrian access to Barfield Close  retention and reinforcement of existing boundary trees and hedges

Potential sustainability issues to be resolved include:  no Public Rights of Way (PROW) on or adjacent to the site

REJECTED SITE OPTIONS

A) Land between Rectory Road and Aller Road

SHLAA reference DOL03 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land between Rectory Road and Aller Road was rejected because of sustainability issues in terms of:  no Public Rights of Way (PROW) on or adjacent to the site  hillside location and commands some long views to the south  inappropriate relationship to the existing built form

B) Land at Wisteria

SHLAA reference DOL04 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Wisteria was rejected because of sustainability issues in terms of:  Opportunity for appropriate highway access can only be provided in association with adjacent sites  There is no Public Rights of Way (PROW) on or adjacent to the site  site lies adjacent to Dolton Conservation Area

C) Land West of Edgefield

SHLAA reference DOL05 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land west of Edgefield was rejected because of sustainability issues in terms of:  There is no Public Rights of Way (PROW) on or adjacent to the site

 site is divorced from the built form the village  Access is contingent on the DOL/1

D) Land South of Aller Road

SHLAA reference DOL06 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land south of Aller Road was rejected because of sustainability issues in terms of:  There is no Public Rights of Way (PROW) on or adjacent to the site  Part of the site along the southern boundary lies in Flood Zone 2

E) Land North of West Lane

SHLAA reference DOL10 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land north of West Lane was rejected because of sustainability issues in terms of:  There is no Public Rights of Way (PROW) on or adjacent to the site  Options for improving these pedestrian facilities are limited

22. HALWILL JUNCTION

Halwill Junction has a range of services and facilities for its residents, including several shops, post office, a community hall and primary school, sports and play provision and a regular doctor’s service. There is an employment area off Station Road at the southern end of the village but apart from local services the main activities locally are related to agriculture, forestry and tourism.

Halwill Junction is located 12 km south east of Holsworthy astride the A3079, at the southern boundary of the plan area, on the border with West Devon District. It is a linear village, having developed along the line of the old railway and the A3079.

HAL02: Land East of Chilla Road

Land east of Chilla Road is suitable for residential development of sufficient size to provide a variety of dwellings to meet the housing needs and demands of the community for much of the plan period.

SHLAA reference HAL/07 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  provide vehicular access from Chilla Road  deliver recreation facilities on the southern section of the site  recreation provision to serve the village, which includes a bowling green and tennis court

Potential sustainability issues to be resolved include:  Grade II* Winsford Centre lies to southern boundary of site  Close proximity to scheduled ancient monuments

REJECTED SITE OPTIONS

A) Land West of Chilla Road

SHLAA reference HAL/02 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land west of Chilla Road was rejected because of sustainability issues in terms of:  no Public Rights of Way (PROW) on or adjacent to the site  significant tree cover which supports potential bat activity within locality

B) Land East of The Winsford Centre

SHLAA reference HAL/08 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land east of the Winsford Centre was rejected because of sustainability issues in terms of:  no Public Rights of Way (PROW) on or adjacent to the site  site lies close to a Grade II* Listed Building and in close proximity to three prehistoric barrows which are Scheduled Monuments

23. HARTLAND

Hartland provides local services and facilities for the village and surrounding rural community. Hartland has an important strategic position in the north west of the plan area serving a wide rural hinterland and lies entirely within the AONB.

The village has a range of facilities and services including a post office, several shops, Parish Hall, GP surgery, primary and a small secondary school, and car repair facilities. There are several galleries and potteries, which also cater for the number of visitors to the village, and five pubs/clubs.

HAR01: Land East of Pengilly Way

Land east of Pengilly Way is suitable for residential development of sufficient size to meet the needs of Hartland over the plan period.

SHLAA reference HAR/02 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  provide a safe and convenient pedestrian and cycle link within the site between Pengilly Way and Harton Cross  maximise the retention of the mature trees and hedge along Fore Street/Harton Cross

Potential sustainability issues to be resolved include:  site lies within AONB  part of site lies within the CPA

HAR02: Land at Eastdown Park

Land at Eastdown Park is suitable for residential development on a largely vacant and derelict site situated in the rural area and in the AONB about 1 kilometre east of Hartland. . SHLAA reference HAR/07

Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  woodland planting, reinforcement of existing and establishment of new hedgerows and parkland planting

Potential sustainability issues to be resolved include:  Poor potential access to services  Poor access to public transport  no pedestrian footways offering safe access to the nearest settlement  site lies within the AONB and visible in the wider landscape

REJECTED SITE OPTIONS

A) Land at Schools Meadow

SHLAA reference HAR/03 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Schools Meadow was rejected because of sustainability issues in terms of:  Highway access could be provided if site developed in association with adjacent site SHA/HAR/13  no Public Rights of Way (PROW) on or adjacent to the site  site lies within the AONB and visible in the wider landscape

B) Land South of Pillman Drive

SHLAA reference HAR/11 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land south of Pillman Drive was rejected because of sustainability issues in terms of:  no Public Rights of Way (PROW) on or adjacent to the site  site lies within the AONB although adjacent to existing development

C) Land North of Chubby Close

SHLAA reference HAR/13 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land north of Chubby Close was rejected because of sustainability issues in terms of:  no Public Rights of Way (PROW) on or adjacent to the site  site lies within the AONB and visible in the wider landscape

24. HIGH BICKINGTON

High Bickington provides local services and facilities for the village and surrounding community. The village lies on a plateau, above the Taw Valley where long views to the east are important. Local services include, shops, a primary school, community halls, pubs, a post office, play areas , a sports pitch and mobile library. Development to the south of the village at Little Bickington includes housing, employment and a range of community facilities.

HBK01: Land at Little Bickington Lane

Land at Little Bickington Lane is an extension of the existing development and can provide a range of dwellings to meet local needs and reflect the Local Centre status of the village and help support local services. . SHLAA reference HBK/10 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  a serviced site of about 0.6ha for a doctor’s surgery  an area for use as allotments of approximately 0.2ha  vehicular access from Little Bickington Road  a pedestrian link to Quarries Lane

Potential sustainability issues to be resolved include:  Poor public transport links  no Public Rights of Way (PROW) on or adjacent to the site

HBK02: Land at North Farm

Land at North Farm to the rear of existing properties and including the buildings of North Farm.

SHLAA reference HBK/02 and HBK/14 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  a public car park to accommodate approximately 15 - 20 vehicles  premises for a shop to serve the needs of the village  a single vehicular access from North Road  tree and hedge planting on the eastern boundary of the site

Potential sustainability issues to be resolved include:  Poor public transport links  no Public Rights of Way (PROW) on or adjacent to the site  hilltop location and commands long views across open countryside to the east  adjacent to High Bickington Conservation Area

REJECTED SITE OPTIONS

A) Land at Little Bickington Lane

SHLAA reference HBK/14 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Little Bickington Lane was rejected because of sustainability issues in terms of:  Poor public transport links  no Public Rights of Way (PROW) on or adjacent to the site  hilltop location and commands long views across open countryside to the east  road frontage lies within the Conservation Area

B) Land at Cross Parks

SHLAA reference HBK/03 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Cross Parks was rejected because of sustainability issues in terms of:  Poor public transport links  no Public Rights of Way (PROW) on or adjacent to the site  relatively prominent hilltop location, commanding long views across a wide arc of countryside  northern tip of the site is flanked by the Conservation Area

25. INSTOW

Instow has a range of services and facilities for its residents, including a primary school, parish hall, convenience store, vehicle and marine services and a number of pubs. Local services also meet the needs of visitors to the area, including a hotel, and the majority of employment is in tourism sectors.

The village is situated on a slope rising above the estuary and is prominent on the waterfront, especially when viewed from Appledore. The vision for the village is that it should remain a thriving community with a range of facilities and activities, keeping its present characteristics.

INS01: Land at Barton Cross

Land at Barton Cross at the junction of Anstey Way and Rectory Lane on lower slopes of the site.

SHLAA reference CMA/474 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  retention of village facilities and services  provision of a children’s play area and retention of existing recreation and sports facilities  improved connectivity to Barnstaple through traffic management measures  safe vehicular access to Anstey Way that takes account of its existing junctions with Rectory Lane and Marine Parade  protection and enhancement of existing hedges

Potential sustainability issues to be resolved include:  area adjoining Rectory Lane is flood zone 2/3

INS02: Land at Anstey Way

Land at Anstey Way occupying a prominent location between existing buildings.

SHLAA reference INS/416 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

 a single vehicular access from Anstey Way  substantial planting on the northern and eastern boundaries to enhance biodiversity, integrate the development into its countryside setting

Potential sustainability issues to be resolved include:  close proximity to the Conservation Area  frontage development along the B3223

INS03: Land North of Marine Parade

Land north of Marine Parade, well related to village services limited to area outside of floodzone.

SHLAA reference INS/114 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  retention of village facilities and services  provision of a children’s play area and retention of existing recreation and sports facilities  improved connectivity to Barnstaple through traffic management measures  open space including a children's play area  pedestrian and cycle access to the Tarka Trail  substantial planting on the northern and eastern boundaries to enhance biodiversity, integrate the development into its countryside setting

Potential sustainability issues to be resolved include:  adjacent to the estuary SSSI and RSPB Reserve  the site is designated public open space  northern area of site is flood zone 2/3

26. NORTH MOLTON

North Molton is a recognised local centre providing local services, facilities and employment for the village and surrounding community including a primary school, community hall, post office, convenience store, garage, sports pitches and pubs. There is little employment in the village other than that related to these services and local agricultural activity. The village has a linear settlement pattern, situated within the foothills of Exmoor, about 1 kilometre from the National Park boundary. The vision for the village is to protect its rural character and its existing services and facilities, whilst ensuring adequate and appropriate new facilities and infrastructure are available. .

NMO01: Land North of Back Lane

Land north of Back Lane, well related to the village centre and development would round off the north-western part of the village.

SHLAA reference NMO/331 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  the retention and expansion of village facilities and services  improvements in highway safety in the vicinity of the school  provision of a safe pedestrian/cycle access between the school and the sports club

 improvements to the existing sewage treatment works and gas supply infrastructure

Potential sustainability issues to be resolved include:  no existing PROW with only limited opportunities for pedestrian footpaths connecting to the village centre  immediately adjacent to Listed Buildings and the Conservation Area

NMO02: Land at Old Road

Land at Old Road between existing housing development and the Sports Club.

SHLAA reference NMO/501 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  the retention and expansion of village facilities and services  improvements in highway safety in the vicinity of the school  a safe and convenient pedestrian and cycle route to the sports club  improvements to the existing sewage treatment works and gas supply infrastructure

Potential sustainability issues to be resolved include:  Access through Old Road which requires improvements  poorly related to settlement boundary and increasingly prominent to the south

REJECTED SITE OPTIONS

A) Land to the West of North Molton Primary School

SHLAA reference NMO/405 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to the west of North Molton Primary School was rejected because of sustainability issues in terms of:  access onto the main road requiring new junction  no existing PROW with only limited opportunities for pedestrian footpaths connecting to the village centre  southern part of site is particularly prominent in the wider landscape

B) Land to the West of Oakford Villas

SHLAA reference NMO/421, NMO/422, NMO/424 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to the west of North Molton Primary School was rejected because of sustainability issues in terms of:  access onto Heasley Mill Road would require upgrading private drive  no existing PROW with only limited opportunities for pedestrian footpaths connecting to the village centre  steeply sloping towards the road and potentially prominent at the entrance to the village

27. SHEBBEAR

Shebbear provides local services and facilities for the village and surrounding rural community. Local services include employment within the village and at Lake Workshops, a shop, a primary school, community hall, vehicle repair facilities, a doctor’s surgery and a variety of recreation facilities. The village has a linear form with the parish church and square at the western end providing a focus for the village.

SHB02: Land West of Haycross Hill

Land west of Haycross Hill has a B2 Class employment use, not ideally suited to its location within the village.

SHLAA reference SHB/08 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  adequate vehicular access to Haycross Hill  improved pedestrian links to the village centre  remediation of any site contamination  improvements to the sewage treatment works

Potential sustainability issues to be resolved include:  Site in economic use and redevelopment would result in the loss of an active employment site  no Public Rights of Way (PROW) on or adjacent to the site

REJECTED SITE OPTIONS

A) Land South of The Square

SHLAA reference SHB/04 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to the south of The Square was rejected because of sustainability issues in terms of:  no Public Rights of Way (PROW) on or adjacent to the site

B) Land West of Aish Park

SHLAA reference SHB/05 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to the west of Aish Park was rejected because of sustainability issues in terms of:  no Public Rights of Way (PROW) on or adjacent to the site

C) Land East of Haycross Hill

SHLAA reference SHB/07 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to the east of Haycross Hill was rejected because of sustainability issues in terms of:

 no Public Rights of Way (PROW) on or adjacent to the site  roads are likely to be too narrow to accommodate high levels of residential development and there are no pavement links  frontage with Haycross Hill is relatively detached from the village

C) Land Northwest of Shebbear

SHLAA reference SHB/09 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to the northwest of Shebbear was rejected because of sustainability issues in terms of:  road frontage on its northern and eastern boundaries

28. WINKLEIGH

Winkleigh is a thriving village with an active community and a good range of local services and facilities for the village and surrounding rural community. Local services include employment within the village, including at Hatherleigh Road, and on nearby sites at Seckington Cross and Winkleigh Airfield, shops, post office, a primary school, community hall and a variety of recreation facilities.

WIN02: Land North of Chulmleigh Road

Land north of Chulmleigh Road can provide a range of dwellings to meet local needs and reflect the local centre status of the village and help support local services.

SHLAA reference WIN/09 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  a car park to serve the village centre with a capacity of approximately 20 cars  a landscaped buffer zone to provide protection for the setting of the Court Castle ancient monument  a community woodland of approximately 0.6ha linked to existing tree cover bordering the north western side of the site  a single vehicular access from the A3124  safe pedestrian and cycle access from Chulmleigh Road through the site and to the A3124

Potential sustainability issues to be resolved include:  There is no Public Rights of Way (PROW) on the site  Site lies close to Scheduled Ancient Monuments  lies adjacent to the Winkleigh Conservation Area

REJECTED SITE OPTIONS

A) Land East of The Folly

SHLAA reference WIN/07 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land east of The Folly was rejected because of sustainability issues in terms of:

 no Public Rights of Way (PROW) on or adjacent to the site

B) Land North of Kings Meadow Drive

SHLAA reference WIN/07 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land north of Kings Meadow Drive was rejected because of sustainability issues in terms of:  no Public Rights of Way (PROW) on or adjacent to the site  Site lies close to Scheduled Ancient Monuments  Minor flood risk to the northern boundary from a small watercourse

C) Land South of Townsend Farm

SHLAA reference WIN/10 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land south of Townsend Farm was rejected because of sustainability issues in terms of:  site commands extensive long views, particularly from the south

D) Land East of Shule Lane

SHLAA reference WIN/14 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land east of Shule Farm was rejected because of sustainability issues in terms of:  site commands extensive long views, particularly from the south  The site is divorced from the built form of the village by B3220 and B3124.  no Public Rights of Way (PROW) on or adjacent to the site

E) Land South West of Old Barn Close

SHLAA reference WIN/17 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land south west of Old Barn Close was rejected because of sustainability issues in terms of:  Development would need to provide a footpath within the boundary running adjacent to Townsend Hill  site forms an important setting for Winkleigh  watercourse along southern boundary with an associated flood risk which extends up to 40m into the site

29. WITHERIDGE

Witheridge is a recognised Local Centre providing shops and a post office, medical centre, a primary and pre-school, parish hall, Sure Start Centre and vehicle repair. The village is situated along the B3137 between South Molton and Tiverton. Part of the catchment area for Witheridge falls within Mid Devon and the village looks mainly towards Tiverton as well as South Molton for its higher level service needs.

The landscape setting of Witheridge is characterised by sloping culm grassland with higher land to the south of the village sloping towards the valley of the Little Dart River to the north. The vision for the village is to evolve in a sustainable way over the plan period.

WIT01: Land South of Butts Close

Land south of Butts Close and adjacent to Fore Street.

SHLAA reference WIT/435 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  retention and enhancement of community facilities and new pre-school building, elderly care provision and additional car parking within the village  additional employment provision to meet locally generated requirements  new opportunities for leisure and recreation facilities  superfast broadband connections  vehicular access from Fore Street (B3137) including traffic management  upgrades to the foul and surface water sewers and sewage treatment works

Potential sustainability issues to be resolved include:  landscaping along the southern boundary to ensure the development is integrated into its landscape setting

REJECTED SITE OPTIONS

A) Land off Broomhouse Park

SHLAA reference WIT/434 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to the south of Broomhouse Park was rejected because of sustainability issues in terms of:  access through existing residential development at Broomhouse Park  within adopted Local Plan development boundary

B) Land South of North Street

SHLAA reference WIT/558 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to the south of North Street was rejected because of sustainability issues in terms of:  no PROW and North Street is very narrow with limited opportunities for safe pedestrian access until you reach Appletree Close  extend frontage housing to the east of the village

30. WOOLACOMBE AND MORTEHOE

Woolacombe is identified as a Local Centre and Mortehoe is a village within the coastal parish of Mortehoe, located on the north-west edge of the plan area. significant constraints on development resulting from the nationally protected landscape, nature conservation and land ownership.

Both villages are within the AONB and the Coastal Zone with a large majority of the land around the existing built up areas is owned by the National Trust and is not available for development. Neither settlement has capacity to accommodate any significant development. The vision for the parish includes ensuring that the housing needs of local residents are met through extant planning permissions, retaining and improving the range of services for local people, resolving parking and other highway issues, improving public transport, footpath and cycling facilities, whilst protecting the built and natural environment.

REJECTED SITE OPTIONS

A) Europa Park, Beach Road

SHLAA reference MOR/547 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land comprising of Europa Park at Beach Road was rejected because of sustainability issues in terms of:  significant distance from services within villages  no safe pedestrian walkway to the village  visually prominent within the AONB on steeply sloping ground more elvated than any neighbouring uses  adjacent to Listed Buildings

B) Silversea, Beach Road

SHLAA reference MOR/577 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Silversea, Beach Road was rejected because of sustainability issues in terms of:  significant distance from services within villages  access onto Beach Road is particularly steep  no safe pedestrian walkway to the village  visually prominent within the AONB constituting ribbon development  adjacent to Listed Buildings

31. ABBOTSHAM

Abbotsham is located 2.5km west of Bideford, positioned immediately west of the A39 and close to the northern Devon coastline. It is concentrated in settlement form with the majority of housing located to the north of the main village road. The village has a good range of local services including a primary school, two places of worship, public house, a post office/general store and village hall. The Plan will enable high quality development supported by necessary infrastructure to meet the needs of Abbotsham.

ABS01: Land at The Glebe

Land at The Glebe well related to the village centre and highway network.

SHLAA reference ABS/03 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  Community facilities to meet locally generated requirements  single vehicular access from south-western corner from B3236  footway and cycleway access from the residential development to village facilities both on and off site  financial contribution towards the enhancement of Abbotsham village hall and children’s playground

Potential sustainability issues to be resolved include:  elevated and prominent location within the wider landscape  Critical Drainage Area

REJECTED SITE OPTIONS

A) Land to West of Abbotsham Baptist Church

SHLAA reference ABS/03 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land west of Abbotsham Baptist Church was rejected because of sustainability issues in terms of:  Site would need to be developed in association with SHA/ABS/4  No Public Rights of Way (PROW) within the site  Adjacent to the AONB and CPA.  Abbotsham Baptist Chapel and Orchard House are Grade II Listed  Critical Drainage Area

B) Land to West of Back Lane

SHLAA reference ABS/04 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land west of Back Lane was rejected because of sustainability issues in terms of:  No Public Rights of Way (PROW) on or adjacent to the site  Adjacent to the AONB and CPA.  Critical Drainage Area

32. ASHWATER

Ashwater is located in the south-western corner of the plan area, about 11 km to the south of Holsworthy, off the A388. The settlement is fairly compact and centred on a village green from which the main residential roads radiate from. The village has a small range of services including a school, 13th century church, parish hall, post office/general store and public house. Employment in the area is small-scale and mainly related to agriculture and visitor accommodation.

The vision for the village is focused on meeting the economic and social needs of the local community and securing the retention and enhancement of local services and facilities. No specific sites are allocated in Ashwater for general housing development although a small number of additional dwellings may be accommodated within the defined development boundary.

REJECTED SITE OPTIONS

A) Land at Fairfield

SHLAA reference ASW/05 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Fairfield was rejected because of sustainability issues in terms of:  private access track to the adjacent public house car park  no Public Rights of Way within or adjoining the site

33. ATHERINGTON

Atherington facilities are limited, but include a shop/post office and playing pitch field with pavilion. NWF Agriculture Ltd, an animal feeds supplier based between the village and High Bickington, provides some local employment.

Atherington is situated on the western side of the Taw valley, approximately 12.5 kilometres south of Barnstaple and located on either side of the B3227. The Plan will enable high quality development supported by necessary infrastructure to meet the needs of the village.

ATH01: Land North of Torrington Road

Land north of Torrington Road on western edge of the village.

SHLAA reference ATH/486 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  employment provision to meet locally generated requirements  additional community facilities to meet locally generated needs  improved broadband coverage  vehicular access from the B3227  contribution toward upgrading the sewage treatment deficiencies in the village

Potential sustainability issues to be resolved include:  Limited access to public transport  No existing PROW although opportunities to provide pedestrian connections to village centre along road

REJECTED SITE OPTIONS

A) Former Sawmill

SHLAA reference ATH/485 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at the former sawmill was rejected because of sustainability issues in terms of:  single lane vehicular access only  limited opportunities for PROW to the village

34. BEAFORD

Beaford is located 8 kms south-east of Great Torrington on the A3124 cross county route and benefits from a reasonable range of facilities and services including places of worship, primary and nursery school, a garage and shop, public house, residential arts centre and village hall. Additional housing is proposed to meet the needs and demands of Beaford over the plan period.

BEA01: Land North of Towell Lane / Towell Meadow

Land north of Towell Lane and Towell Meadow bounded by Bond Street and established boundaries on all sides.

SHLAA reference BEA/03 and BEA/04 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  vehicular access from Towell Lane  strengthen and incorporate landscaping on the north eastern boundary  retain and enhance the majority of the western part of the site as public open space  footpath link from Towell Lane to Bond Street within

Potential sustainability issues to be resolved include:  hilltop location and command long views across the wider landscape to the north  majority of the site lies within Beaford Conservation Area  listed buildings lie to the northern boundary

BEA02: Land at Rye Park Close, Beaford Garage and Land to Rear

Land at Rye Park Close and Beaford Garage allocated for mixed use development. .

SHLAA reference BEA/08 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  vehicular access from A3124  vehicular access to the village school and parking facilities  safe pedestrian and cycle access from the residential development to Main Street

Potential sustainability issues to be resolved include:  unlikely that footpath provision could be supported

REJECTED SITE OPTIONS

A) Land North of Town Farm

SHLAA reference BEA/01 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at the former sawmill was rejected because of sustainability issues in terms of:  hilltop location and although the site is not significantly visible  adjacent to Beaford Conservation Area  Grade II listed building (Wanderer's Key) lies adjacent to the southern boundary

B) Land at Rye Park Close

SHLAA reference BEA/02 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Rye Park Close was rejected because of sustainability issues in terms of:  no Public Rights of Way (PROW) on or adjacent to the site

C) Land North of Town Farm

SHLAA reference BEA/07 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land north of Town Farm was rejected because of sustainability issues in terms of:  Public Right of Way crosses the centre of the site and would need retention  elevated position with far reaching countryside views

35. BERRYNARBOR

Berrynarbor is located to the south of the A399 coast road between Ilfracombe and Combe Martin. The village has a relatively compact settlement pattern that has retained its character within a designated Conservation Area. On the western side of the valley, low density linear development stretches up Haggington Hill toward Goosewell. To the south of the village, housing development within Sterridge Valley is more dispersed. Facilities in the village include a community shop and post office, public car park, primary school, public house, village hall, church and recreation field.

The village lies within the AONB and the woodland and hedgerows around Berrynarbor, including Sterridge Valley, provide an important network of habitats for movement and feeding of protected species. The vision for the village is to enable high quality development through extant planning permissions supported by necessary infrastructure that meets the needs of the village. The community has opted to not have a development boundary, instead preferring to maintain a flexible approach to housing on a case by case basis.

REJECTED SITE OPTIONS

A) Land off Birdswell Lane

SHLAA reference BER/494 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land off Birdswell Lane was rejected because of sustainability issues in terms of:  no PROW near the site although opportunities to provide pedestrian connections to village centre along road  steeply sloping and prominent in views along the valley to the north but is well related to the existing settlement form  within AONB although inside adopted development boundary  adjacent to listed buildings and the Conservation Areas

B) Moules Farm

SHLAA reference BER/077

Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Moules Farm was rejected because of sustainability issues in terms of:  no PROW near the site although opportunities to provide pedestrian connections to village centre along road  within AONB although containing large agricultural buildings  partially within the Conservation Area and adjacent to listed buildings  detached from existing residential development

36. BISHOPS NYMPTON

Bishops Nympton is located within an open landscape with important vantage points and uninterrupted vistas over the surrounding countryside. The village is prominent from across the valley. There is little employment in the village other than the provision of local services. The vision is to enable high quality development supported by necessary infrastructure to meet the needs of Bishop's Nympton.

BNY01: Glebe Field

Land at Glebe Field to the south of the Grade II listed Rectory.

SHLAA reference BNY/003 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  retention and enhancement of local facilities and services  additional employment development  improvements to the existing sewage treatment works  support for superfast broadband connections  vehicular access from the village street  pedestrian and cycle access from Glebeland Villas

Potential sustainability issues to be resolved include:  no PROW near the site although site is within existing settlement form  within Conservation Area and adjacent to listed buildings

REJECTED SITE OPTIONS

A) Land at Court Green

SHLAA reference BNY/001 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land off Court Green was rejected because of sustainability issues in terms of:  PROW near the site although poor access onto West Street  within Conservation Area and adjacent to listed buildings

B) Land at Capitol Farm

SHLAA reference BNY/387

Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Capitol Farm was rejected because of sustainability issues in terms of:  PROW near the site although poor access onto West Street  within Conservation Area and adjacent to listed buildings  western element of site considered linear sprawl

C) Land Adjacent to The Pleasance

SHLAA reference BNY/386 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land adjacent to the Pleasance was rejected because of sustainability issues in terms of:  PROW near the site although poor access onto West Street  adjacent to listed building  prominent in the wider landscape, particularly from the south-west  considered linear sprawl

D) Land East of Joey’s Field, Parsonage Hill

SHLAA reference BNY/572 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land east of Joey’s Field was rejected because of sustainability issues in terms of:  access on to the main road through the village is limited from Parsonage Hill  No PROW near the site although site is adjacent to existing settlement form and provide pedestrian and cycle access from Glebeland Villas  site is on rising ground and would form the most prominent element of the village  potentially overlook existing properties at Joeys Field

37. BISHOPS TAWTON

Bishops Tawton is linear in form and located on rising land on the eastern side of the Taw valley. The southern part of the village is dissected by Venn Stream, which flows westwards from Landkey to the River Taw which together create significant flood risk within the village.

The village is visually prominent from the main road and from parts of Tawstock parish on the opposite side of the Taw valley. The village has a range of community facilities including a primary school, village hall, playing field with play area and two public houses. The vision for Bishops Tawton is to enable high quality development supported by the necessary infrastructure to meet the needs of the village.

BTA01: Former Engineering Works, Village Street

Land at the former Engineering Works on Village Street. .

SHLAA reference BTA/272 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:

 additional employment provision to meet locally generated requirements  improvements to the village hall and provision of a new village car park  provision of an additional play area and allotments  improvements to the existing sewage treatment works  PROW beside the River Taw and Tarka railway line  retention and conversion of the former employment buildings and Reading Room

Potential sustainability issues to be resolved include:  within the Conservation Area and adjacent to listed buildings  no PROW near the site although link into existing network could be provided

BTA02: Land Off Exeter Road

Land between Exeter Road and the Tarka railway line is well related to the village centre. .

SHLAA reference BTA/111 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  additional employment provision to meet locally generated requirements  improvements to the village hall and provision of a new village car park  provision of an additional play area and allotments  improvements to the existing sewage treatment works  PROW beside the River Taw and Tarka railway line  re-established functional flood plain alongside the river

Potential sustainability issues to be resolved include:  adjacent to the Conservation Area  partially flood zone 3 although seeks to re-establish functional floodplain

REJECTED SITE OPTIONS

A) Land Adjacent Park Villas

SHLAA reference BTA/389 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land adjacent to Park Villas was rejected because of sustainability issues in terms of:  Relatively remote from local services within the village  highway access heavily restricted through Park Villas  no PROW near the site and opportunities to provide pedestrian links constrained by width of Park Villas  adjacent to CWS  southern elements particularly prominent in the landscape  potentially overlooks existing development at Park Villas

B) Land East of Chestwood Villas

SHLAA reference BTA/110 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land east of Chestwood Villas was rejected because of sustainability issues in terms of:  Relatively remote from local services within the village  highway access heavily restricted through Park Villas  no PROW near the site and opportunities to provide pedestrian links constrained by width of Park Villas  adjacent to CWS  southern elements particularly prominent in the landscape  potentially overlooks existing development at Park Villas

C) Land at Whitemoor Hill

SHLAA reference BTA/391, BTA/488, BTA/489, BTA/490 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Whitemoor Hill was rejected because of sustainability issues in terms of:  relatively remote from local services within village  existing highway access is narrow  no PROW near the site and opportunities to provide pedestrian links constrained by local highways  poorly related to existing settlement form with northern elements particularly prominent in the landscape  potentially overlooks existing development including Whitemoor Grange

D) Land North of River Bend, Old Exeter Road

SHLAA reference BTA/112 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land north of River Bend was rejected because of sustainability issues in terms of:  access to site only available through BTA01  facilities provided through the comprehensive development alongside BTA02  adjacent to the Conservation Area  partially flood zone 3 although seeks to re-establish functional floodplain

E) Land at Bishops Tawton Service Station

SHLAA reference BTA/205 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at the Service Station was rejected because of sustainability issues in terms of:  no PROW near the site although link into existing network could be provided  adjacent to the Conservation Area  relatively remote from local services within the village

38. BLACK TORRINGTON

Black Torrington is situated 12 km east of Holsworthy off the A3072 and to the south of the River Torridge. The majority of the settlement lies to the south of St Marys Church and is generally bounded by Broad Street and Kneela Hill/Back Lane forming an extended twin linear shape. The village has a limited range of services, which includes: a primary school, doctor’s surgery/health

80 centre, village hall, two places of worship, public house and equipped play area. The vision for Black Torrington is to meet local social and economic needs through modest growth with retained village services and facilities.

BTR01: Land at Long Cross Farm

Land at Long Cross Farm consisting of a brownfield site with a range of agricultural buildings.

SHLAA reference BTR/03 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  additional employment provision to meet locally generated requirements  vehicular access from Bonfire Hill  retention of core farm buildings as part of an integrated scheme layout  additional planting to provide a landscaped development

Potential sustainability issues to be resolved include:  no Public Rights of Way on or adjacent to the site

REJECTED SITE OPTIONS

A) Land at Long Cross House

SHLAA reference BTR/02 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Long Cross House was rejected because of sustainability issues in terms of:  no Public Rights of Way on or adjacent to the site

B) Land at Hill Crest

SHLAA reference BTR/04 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Hill Crest was rejected because of sustainability issues in terms of:  no Public Rights of Way on or adjacent to the site

39. BRIDGERULE

Bridgerule is located 8 km to the west of Holsworthy and the River Tamar bisects the village; separating the main part of the settlement, to the west of the river from a smaller grouping of buildings, and the primary school and playing field to the east. The village has a small range of services, including a village shop, primary school, village hall, places of worship and a public house. Public transport also links the village with larger settlements, including Holsworthy and Bideford and thus accessibility to a wider range of services and facilities.

BRI02: Land West of Southfields

Land west of Southfields consisting of generally flat land surrounded by hedgerows. .

SHLAA reference BRI/03 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  vehicular access from the highway to the north  retention and enhancement of existing boundary trees and hedgebanks

Potential sustainability issues to be resolved include:  require road widening in order to safely accommodate development  No public rights of way through the site

40. BUCKS CROSS

Bucks Cross is located 12 km west of Bideford, positioned immediately off the A39 with a linear configuration. The northern most part of the settlement is separated from the rest by the main road. The village has a minimal level of services comprising of post office/village shop, village hall and place of worship. Employment in the area is provided by land based and tourism facilities in the form of holiday accommodation and caravan/camping sites. No further housing is proposed in Bucks Cross over the plan period. At April 2013 there were no housing commitments at the village, although there were a few housing commitments beyond the village within the parish.

41. BURRINGTON

Burrington is located on a ridge to the western side of the Taw Valley, approximately 18 kilometres south west of South Molton. The village has a linear development form with a relatively compact Conservation Area, based around the Grade I Listed Church of the Holy Trinity.

The village has a range of local services including a convenience store, primary school and pre- school, play area and sports pitch, community hall and one pub. Employment in the area is based mainly on these local services including car repair businesses, local hotel, a blacksmith, traditional carpenter and in the village centre. The vision for Burrington is to enable high quality development that is supported by necessary infrastructure to meet the needs of the village.

BUR01: Land off Meadows Park Drive

Land in the Cross Park area respecting the generally lower density housing that exists within this part of the village

SHLAA reference BUR/008, BUR/201, BUR/281 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  additional employment provision to meet locally generated requirements  development of village services and facilities  superfast broadband connections  improved public transport connections serving the village  vehicular access from a single point on Meadow Park Drive

Potential sustainability issues to be resolved include:

 no PROW near the site and highway has limited capacity for pedestrian footpath to village  close proximity to listed buildings

BUR02: Land Rear of Barnstaple Inn

Land to the rear of the Barnstaple Inn, part of a larger field requiring substantial planting along the northern and western boundaries.

SHLAA reference BUR/007 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  additional employment provision to meet locally generated requirements  development of village services and facilities  superfast broadband connections  area for allotments of approximately 0.2 hectares  vehicular access from both Barton Road and the Village Street  substantial hedgerow along the northern and western boundaries

Potential sustainability issues to be resolved include:  no PROW near the site although highway has adequate capacity for pedestrian footpath to village  adjacent to the Conservation Area and in close proximity to listed buildings

BUR03: Land South of Hayne View, Balls Corner

Land at Hayne View is part of a larger field to the south of the village centre where development must incorporate substantial planting along the southern and eastern boundaries.

SHLAA reference BUR/040 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  additional employment provision to meet locally generated requirements  development of village services and facilities  superfast broadband connections  replacement of the frontage hedge lost to secure an acceptable access  additional substantial hedgerow along the southern and eastern boundaries  enhancement of the public right of way that runs through the northern part of the site

Potential sustainability issues to be resolved include:  no PROW near the site and highway has limited capacity for pedestrian footpath to village  extension into the countryside along the main road  close proximity to listed buildings

42. CHILSWORTHY

Chilsworthy is situated about 3 km north-west of Holsworthy and is the main settlement in the extensive Holsworthy Hamlets Parish and takes a linear form along the Holsworthy to Bradworthy

83 road. The village has a good range of services, including post office, village hall which contains a main sports hall hosting a wide number of leisure activities, place of worship, garage (car-repairs), public house and equipped play areas. The new Agri-Business Park, planned for completion in 2014 will provide additional employment with further opportunities.

HOH01: Land West of Meadowside

Land west of Meadowside is a relatively flat, greenfield site on the northern side of the village.

SHLAA reference HOH/25 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  vehicular access from the adjoining highway  additional planting to provide a landscaped development  substantial landscaping on the northern boundary

Potential sustainability issues to be resolved include:  no Public Rights of Way (PROW) on or adjacent to the site  Critical Drainage Area

REJECTED SITE OPTIONS

A) Land at Cross Parks

SHLAA reference HOH/06 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Cross Parks was rejected because of sustainability issues in terms of:  no Public Rights of Way on or adjacent to the site  Critical Drainage Area

B) Land to North West of Meadowside

SHLAA reference HOH/26 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land north west of Meadowside was rejected because of sustainability issues in terms of:  no Public Rights of Way on or adjacent to the site  highway access could be provided to service comprehensive development only in association with site HOH01

43. CHITTLEHAMPTON

Chittlehampton is established on the side of a tributary valley of the River Taw. It has a linear development form with a compact Conservation Area centred around The Square and the Grade I listed Church of St Hieritha’s. Facilities in the village include a primary school, public house, recreation field, community hall and village store. The vision for Chittlehampton is to providing service and development opportunities to address locally generated and quantified needs

CHO01: Land at Cobbaton Road

Land at Cobbaton Road adjacent to Mayflower Close is well related to the village and will provide the majority of new dwellings required in the village over the Plan period.

SHLAA reference CHI/393 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  additional employment provision to meet locally generated requirements  improved broadband coverage;  improved and additional recreation and community facilities to meet locally generated needs  vehicular access to the Cobbaton road  additional substantial hedgerow along the northern boundary

Potential sustainability issues to be resolved include:  close proximity to listed buildings

REJECTED SITE OPTIONS

A) Land South of Sports Pitch

SHLAA reference - Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land south of Sports Pitch was rejected because of sustainability issues in terms of:  no clear opportunity to access site and junction onto single lane road  no PROW or existing pedestrian footpaths linking to village centre  poorly related to the existing settlement separated by playing fields and on sloping ground prominent in views from the south  close proximity to listed buildings

B) Land Off the Fieldings

SHLAA reference - Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land off the Fieldings was rejected because of sustainability issues in terms of:  no PROW or existing pedestrian footpaths linking to village centre  poorly related to the existing settlement separated by playing fields and on sloping ground prominent in views from the south  close proximity to listed buildings

44. CLAWTON

Clawton is located in the south-western part of the Plan area, about 6.4 km south-east of Holsworthy on the A388. The settlement is compact with pockets of existing development mainly adjoining the strategic road running in a north-south direction. The village has a minimal level of services: including nursery/primary school, village hall and place of worship. A broad corridor of land adjoining the River Claw falls within a flood zone that lies immediately to the north of the development boundary and also comes within the settlement area around the war memorial.

CLW01: Land at Riverside

Land at Riverside is a greenfield site with semi mature hedges on the southern boundary.

SHLAA reference CLW/01 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  vehicular access from a single point on the adjoining minor road  the site for and contribute to the delivery of a village green  pedestrian access to link with footpath network serving the village

Potential sustainability issues to be resolved include:  no Public Rights of Way on the site

45. CLOVELLY/HIGHER CLOVELLY

Clovelly and Higher Clovelly is located 18 km west of Bideford and lie in the western corner of the plan area, close to the boundary with Cornwall. Clovelly has a concentrated settlement form situated within a narrow valley which opens to the harbour front. The main street is narrow and cobbled with a series of terraced buildings and is not accessible by motor vehicle. In contrast, Higher Clovelly is linear in character and split into two groups of development. Services and facilities are shared between the two settlements and include a village hall, three places of worship, two public houses, a petrol station with convenience store and playing field. A number of other facilities primarily relate to the tourist function of Clovelly.

CLO01: Land North of War Memorial Hall

Land north of War Memorial Hall on the northern side of the settlement with long views to the coast.

SHLAA reference CLO/03 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  vehicular access from Wrinkleberry Lane  incorporate substantial landscaping on the northern boundary  retention of existing services and facilities in the villages  renovation of village hall at Higher Clovelly

Potential sustainability issues to be resolved include:  site itself is landlocked, but, in the ownership of the Parish Council  no Public Rights of Way on the site  County Wildlife Site lies approximately 130m to the south east  within the AONB and CPA

CLO02: Land at Lower Burscott Farmyard

Land at Lower Burscott Farmyard consisting of a redundant farmyard and associated agricultural storage buildings.

SHLAA reference CLO/01 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  vehicular access from Burscott Lane  extensive landscaping on the southeast and northwest boundaries  retention of existing services and facilities in the villages  renovation of village hall at Higher Clovelly

Potential sustainability issues to be resolved include:  unlikely that pedestrian footpath provision could be supported  prominent hilltop location which commands views across the wider protected landscape  within the AONB and CPA

46. GEORGEHAM AND CROYDE

Georgeham parish is located within coastal downland to the north-west of Braunton. The principal settlements of the parish are the villages of Croyde and Georgeham which are about 2 kilometres apart within the Crydda Valley. Both villages lie within the Area of Outstanding Natural Beauty and Heritage Coast.

A range of services and community facilities are available in both villages, especially at Croyde where the majority of the tourist trade is focused. Both settlements have a post office, convenience stores, public houses, village halls, play areas and recreation facilities, including the beach at Croyde. The primary school that serves the parish is within the village of Georgeham. The vision for the Parish is to provide services and development opportunities to address locally generated and quantified needs.

GEO01: Land off Frogstreet Hill, Georgeham

Land off Frogstreet Hill well related to the existing settlement

SHLAA reference GEO/092 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  support for superfast broadband connections  additional primary school capacity to serve the parish  retention of existing trees and boundary hedges and replacement of the road frontage hedge

Potential sustainability issues to be resolved include:  support for superfast broadband connections  no PROW near site with intermittent pedestrian footpaths to village centre with limited capacity for improvements  close proximity to Conservation Area and listed buildings  Northern edge of site is Flood Zone 3  most versatile Grade 2 agricultural land

GEO02: Land Adjacent to Leadengate House, Croyde

Land adjacent to Leadengate House consisting of separate fields east and west of Leadengate House.

SHLAA reference GEO/404, GEO/405 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  support for superfast broadband connections  additional primary school capacity to serve the parish  access from Croyde Road  retention and conversion of the traditional stone barn at the site entrance  replacement of the frontage hedge along Croyde Road

Potential sustainability issues to be resolved include:  PROW adjacent to the site and intermittent pedestrian footpaths to village centre with capacity for improvements  southern parts of the site form a prominent hillside  most versatile Grade 2 agricultural land

REJECTED SITE OPTIONS

A) Land off North Buckland Road

SHLAA reference GEO/531 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land off North Buckland Road was rejected because of sustainability issues in terms of:  no PROW near site and limited capacity for pedestrian footpaths to village centre  within AONB and considered an extension into the countryside  most versatile Grade 2 agricultural land

B) Land at Frogstreet Farm

SHLAA reference GEO/562 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Frogstreet Farm was rejected because of sustainability issues in terms of:  access to site heavily constrained by GEO01 to the immediate south adjoining small watercourse  no PROW near site. Intermittent pedestrian footpaths to village centre with limited capacity for improvements  close proximity to Conservation Area and listed buildings  southern edge of site is Flood Zone 2 and 3  most versatile Grade 2 agricultural land

C) Land at Fairleigh, Crowborough Road

SHLAA reference GEO/563 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Fairleigh was rejected because of sustainability issues in terms of:  no PROW near site and intermittent pedestrian footpaths to village centre with limited capacity for improvements  contains existing development including degraded sheds  poorly related to existing residential development

D) Land off Downend Car Park, Croyde

SHLAA reference GEO/408, GEO/409 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Downend Car Park was rejected because of sustainability issues in terms of:  accessibility through beach car park with difficult junctions onto main road  no PROW although intermittent pedestrian footpaths to village centre with capacity for improvements  western edge of the site is adjacent to the coastal SSSI  prominent hillside and would constitute an extension into countryside  most versatile Grade 2 agricultural land

E) Land to Rear of Croyde Farm, Croyde

SHLAA reference GEO/406 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to rear of Croyde Farm was rejected because of sustainability issues in terms of:  access off Cloutmans Lane is not considered achievable due to narrowness of highway and limited visibility at the junction  visually prominent from the north  adjacent to Conservation Area and numerous listed buildings  some potential overlooking of existing properties

F) Land Adjacent to Myrtle Farm, Croyde

SHLAA reference GEO/093 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land adjacent to Myrtle Farm was rejected because of sustainability issues in terms of:  accessibility onto Moor Lane would potentially conflict with existing junction.  no PROW through site and limited opportunities for pedestrian footpaths to village centre  adjacent to Conservation Area and listed buildings  south of the site is Flood Zone 3  potentially prominent in the setting of the village centre

G) Land at Nate Park, Moor Lane, Croyde

SHLAA reference GEO/493 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Nate Park was rejected because of sustainability issues in terms of:  accessibility onto Moor Lane would potentially conflict with existing junction.

 PROW exists opposite the site although limited opportunities for pedestrian footpaths to village centre  County Wildlife Site is adjacent to the site  most versatile Grade 2 agricultural land

H) Land at Hobbs Hill, Croyde

SHLAA reference GEO/402, GEO/539 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Hobbs Hill was rejected because of sustainability issues in terms of:  loss of village car park would need replacing elsewhere  site is adjacent to Conservation Area and listed buildings  northern edge of site contains small watercourse

47. EAST ANSTEY

East Anstey lies at the eastern edge of the plan area and is the main settlement of a rural parish with several hamlets. It lies approximately 16 kilometres east of South Molton, close to the Somerset border in attractive countryside on the edge of Exmoor National Park.

The village has a limited range of services that include a primary school with pre-school, community hall, sports pitch and equipped play area. The vision for East Anstey is to enable high quality development supported by necessary infrastructure to meet the needs of the village.

EAN01: Land at East Anstey

Land at East Anstey is a small level site that has good road frontage and is well related to existing development.

SHLAA reference EAN/290 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  provision of affordable housing for young people with connections to the parish  small workshops for the development of local businesses  retain the primary school and pre-school  additional employment provision to meet locally generated requirements  additional social and recreation facilities  superfast broadband connections  substantial planting on the western boundary  adequate off road parking to serve the development

Potential sustainability issues to be resolved include:  no PROW near site and limited capacity for pedestrian footpaths to village centre

48. EAST WORLINGTON

East Worlington, together with the smaller settlement of West Worlington, is located on the north side of the Little Dart River valley, about 15 kilometres south east of South Molton.

Services in East Worlington are limited to a primary school and village hall. A wider range of services and facilities are available in Witheridge, South Molton or Chulmleigh but there are no public transport services through the village for easy access. The vision for the villages is to enable high quality development supported by necessary infrastructure to meet local needs.

EWO01: Land at Town Barton

Land at Town Barton is a small level site that has good road frontage and is well related to existing development.

SHLAA reference EWO/394 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  additional employment provision to meet locally generated requirements  development of village services and facilities  superfast broadband connections  additional car parking to serve the village  substantial planting on the northern and western boundaries

Potential sustainability issues to be resolved include:  no PROW near site and limited capacity for pedestrian footpaths to village centre  separated from the village by the road  potentially prominent in the countryside to the west

49. FILLEIGH

Filleigh has a dispersed settlement pattern including several small groups of dwellings centred around the primary school and village hall, at Church Cross and at Stags Head. The village is approximately 5.5 kilometres west of South Molton.

Filleigh and surrounding area is dominated by Grade II* Listed Castle Hill house and its extensive parkland. The whole of the village is located within this historic park and garden. The Parish Church of St Paul is also Grade ll* listed, as are a number of structures around the Church, Castle Hill and buildings in the village. Much of the area north of the village is a county wildlife site. The vision for Filleigh is to enable high quality development supported by necessary infrastructure to meet the needs of Filleigh.

FIL01: Land Adjoining Filleigh Village Hall

Land adjoining the Village Hall is well related to the primary school. . SHLAA reference FIL/448 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  additional employment provision to meet locally generated requirements  new village services and facilities, including additional recreation facilities  appropriate improved vehicular access to the Caberboard factory  delivery of superfast broadband connections

 substantial planting on the south and west boundaries

Potential sustainability issues to be resolved include:  no PROW near site although existing pedestrian footpaths to village centre  adjacent to CWS  within a Historic Park and Garden is adjacent to a listed building

50. GOODLEIGH

Goodleigh is located approximately 5 kilometres north-east of Barnstaple and is a linear settlement built along the village street. The village is located on the hillside above the Coney Gut, a tributary of the river Taw with extensive views to the south.

Services in the village are limited to a primary school, village hall, public house, play area and sports pitch, relying on Barnstaple for a wider range of services and facilities. The vision for the village is to enable high quality development supported by necessary infrastructure to meet the needs of Goodleigh.

GDL01: Land Adjoining Village Hall, Coombe Cross

Land adjoining the Village Hall is well related to the village centre. . SHLAA reference GOO/443 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  additional employment provision to meet locally generated requirements  village services and facilities, including additional and replacement recreation facilities and open space  increase in the capacity of the sewage treatment works  delivery of superfast broadband connections  a car park of approximately 20 spaces for community use  public open space on the southern part of the site incorporating connections towards Coombe Farm CWS

Potential sustainability issues to be resolved include:  no PROW near the site although opportunities for additional pedestrian links to the village centre are limited  flood zone 3 on the south east boundary of the site

GDL02: Land off Northleigh Hill

Land off Northleigh Hill is a flat, elevated site at the northern end of the village is currently used as a playing field.

SHLAA reference GOO/042 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  additional employment provision to meet locally generated requirements

 village services and facilities, including additional and replacement recreation facilities and open space  increase in the capacity of the sewage treatment works  delivery of superfast broadband connections  re-location of the existing sports field  improvements to the existing access on to Northleigh Hill

Potential sustainability issues to be resolved include:  no PROW near the site although opportunities for additional pedestrian links to the village centre are limited  requires landscaping to reduce impact on neighbouring properties

REJECTED SITE OPTIONS

A) Land off Coombe Close

SHLAA reference GOO/567 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land off Coombe Close was rejected because of sustainability issues in terms of:  limited opportunities to create improvements to the existing access at Coombe Park  PROW near the site although opportunities for additional pedestrian links to the village centre are limited  steeply sloping and visually prominent in the wider landscape  site is a recreational play field  prominent extension into the countryside when viewed from the west

B) Land off Dene Rise & Mertyle Cottage

SHLAA reference GOO/016 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land off Dene Rise was rejected because of sustainability issues in terms of:  major improvements to junction would be required  PROW near the site although opportunities for additional pedestrian links to the village centre are limited  steeply sloping and visually prominent in the wider landscape  potential for overlooking of existing properties

51. KENTISBURY/KENTISBURY FORD

The parish of Kentisbury has a dispersed settlement pattern with several small settlements including Kentisbury Town, Kentisbury Ford and Patchole. Kentisbury is located on the southern fringes of Exmoor National Park to the north of the A39 between Barnstaple and Lynton. The area around Kentisbury Down is within the boundary of Exmoor National Park and is within the AONB.

Services in Kentisbury are limited to a primary school, village hall, post office and petrol filling station. The vision for the Parish is to enable high quality development supported by necessary infrastructure to meet the needs of Kentisbury. Kentisbury has no defined development boundary due partly to its dispersed settlement pattern. No sites have been promoted through the SHLAA in the local area.

52. KINGS NYMPTON

King’s Nympton lies to the south of the Plan area approximately 9 kilometres north of Chulmleigh and 8 kilometres south of South Molton. The village sits on an elevated location along the eastern valley of the River Mole within an area of gently rolling surrounding countryside The village has a relatively compact settlement pattern which has largely retained its traditional form and historic character. A Conservation Area covers a the majority of the village except the more modern developments to the south. The area includes a number of listed buildings including the Grade I listed St James’ s Church.

Local services and facilities in the village include a village hall, church, primary school, equipped play area, sports pitch and public house. Employment locally is primarily in services and agricultural related activities, with a number of local residents being self-employed. The vision for the village is to enable high quality development supported by necessary infrastructure to meet the needs of King’s Nympton. No sites have been promoted through the SHLAA in the local area. 53. KNOWLE

Knowle is located on either side of the A361 Ilfracombe to Barnstaple road approximately 1.8 kilometres north of Braunton. The village is well served by a regular public transport route between Barnstaple and Ilfracombe. The village has a relatively compact settlement pattern with very few remnants remaining of the historic core.

Facilities in the village include a petrol filling station with shop and post office, car repairs and a public house. The vision for the village is to enable high quality development supported by necessary infrastructure to meet the needs of Knowle.

KNW01: Land South of Chalwells

Land south of Chalwells is a previously developed site and is relatively well related to the existing settlement. . SHLAA reference BRA/503 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  extension of the Tarka Trail along the former railway line between Knowle and Willingcott  provision of a footpath and cycleway links to the public right of way  support for superfast broadband connections  vehicular access from the junction with the A361  retention and enhancement of existing tree and hedge planting

Potential sustainability issues to be resolved include: • small section of the western boundary Flood zone 3

REJECTED SITE OPTIONS

A) Land at Hannados

SHLAA reference BRA/469 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Hannados was rejected because of sustainability issues in terms of:  access onto Church Hill Lane is limited  no PROW and opportunities for pedestrian links along Church Hill Lane are severely limited  potentially visually prominent and represents a significant extension into the countryside  potential overlooking of existing properties

B) Land at Knowle Industrial Estate

SHLAA reference BRA/280 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Knowle Industrial Estate was rejected because of sustainability issues in terms of:  access onto A361 is poor  currently safeguarded for employment purposes  flood zone 3 on the western boundary

C) Land at Winsham Road

SHLAA reference BRA/083 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Winsham Road was rejected because of sustainability issues in terms of:  access onto Winsham Road is heavily constrained  site is steeply sloping and prominent at the entrance to the village  potential for overlooking of existing properties

54. LANDKEY

Landkey is a large village located to the south of the North Devon Link Road (A361), approximately 5 kilometres south-east of Barnstaple. The village has a broadly linear settlement pattern on either side of the old main road between Barnstaple and South Molton. The settlement consists of Landkey Town to the west, Landkey Newland and Swimbridge Newland in the east.

The village is well served with local services and facilities; it has a shop, post office, primary school and pre-school, public house, village hall and a number of areas of open space, including the Millennium Green to the north. The vision for the village is to enable high quality development supported by necessary infrastructure to meet the needs of Landkey.

LAN01: Land South of Birch Road

Land south of Birch Road is well related to the existing settlement along the northern edge of the village in an area of land bounded by Birch Road to the north and Blakes Hill Road to the west. . SHLAA reference LAN/018, LAN/019, LAN/372 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  village services and facilities, including play and sporting facilities and provision of a new community centre

 improved public transport connections serving the village  delivery of superfast broadband connections

Potential sustainability issues to be resolved include:  no PROW near the site although good opportunities for pedestrian links to the village centre  adjacent to Critical Drainage Area

LAN02: Former Watts Depot, Manor Road

Land at former Watts Depot consists of a modern storage building and large external parking area that is currently vacant. . SHLAA reference LAN/329 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  village services and facilities, including play and sporting facilities and provision of a new community centre  improved public transport connections serving the village  delivery of superfast broadband connections

Potential sustainability issues to be resolved include:  no PROW near and opportunities for pedestrian links to the village centre are limited by existing development  adjacent to the Conservation Area  adjacent to Flood zone 3

REJECTED SITE OPTIONS

A) Land at Glebe and North Devon Showground

SHLAA reference LAN/020, LAN/021, LAN//022, LAN//023, LAN/024 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Glebe and North Devon Showground was rejected because of sustainability issues in terms of:  numerous PROW however opportunities for pedestrian links to the village centre are limited by existing development  is adjacent to the Conservation Area and may impact on numerous listed buildings  large parts of the site are visually prominent however some development could be well related to existing development  most versatile Grade 2 agricultural land  adjacent to Critical Drainage Area

B) Land at Tanners Road

SHLAA reference LAN/407 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Tanners Road was rejected because of sustainability issues in terms of:

 difficult access onto Tanners Road and poor junction with Blake Hill Road  no PROW although good opportunities for pedestrian links to the village centre  eastern edge of site likely to be more visually prominent and divorced from existing settlement

C) Land to North of Blakes Hill Road

SHLAA reference SWI/429, SWI/480 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to North of Blakes Hill Road was rejected because of sustainability issues in terms of:  new access required onto Blake Hill Raod  no PROW although existing pedestrian links to the village centre  eastern edge of site likely to be more visually prominent from the countryside to the east  southern half of the site is within the Conservation Area  northern half of the site is Flood zone 3

D) Land at Four Winds

SHLAA reference LAN/555 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Four Winds was rejected because of sustainability issues in terms of:  access onto Birch Road is limited in conjunction LAN/01  No PROW near the site although good opportunities for pedestrian links to the village centre  poorly related to the existing settlement form  within Critical Drainage Area  poorly related to existing development and adjacent to A361  most versatile Grade 2 agricultural land

55. LANGTREE/STIBB CROSS

Langtree stands on a ridge and is located 13 km south of Bideford with a built form consolidated on the eastern side in the Church Lane/Fore Street areas, with a linear configuration running out to the west associated with the main road. The village has a small range of facilities that include a community/primary school, parish hall, public house, two places of worship and outdoor recreation area. Stibb Cross is closely related to Langtree, in terms of shared services and facilities and lies just over a mile to the east of the village. The settlement is based upon the crossroads of the A388 and B3227 in a fairly concentrated form. It does support some locally significant employment land on the eastern and southern sides of the village; together with a car repairs garage and public house.

LAG01: Land West of The Crescent

Land west of The Crescent is a vacant greenfield site to the south of Fore Street bordered by residential properties to the east and west. . SHLAA reference LAN/04 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  vehicular access from Fore Street  additional planting to provide a landscaped development  open space for allotments within the layout  additional sports and recreation facilities

Potential sustainability issues to be resolved include:  no PROW or cycle links within or nearby the site

LAG02: Land at the Former Cattle Market and Land to North

Land at the Former Cattle Market contains an area of underused previously developed land which backs northwards onto agricultural land bounded by hedge banks on three sides. . SHLAA reference LAN/11 and LAN/13 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  vehicular access from the highway on land to north of former cattle market  additional sports and recreation facilities

Potential sustainability issues to be resolved include:  no PROW or cycle links within or nearby the site  site is generally visible within the wider landscape

REJECTED SITE OPTIONS

A) Land Adjacent to the Sewage Works

SHLAA reference LAN/01 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land adjacent to the Sewage Works was rejected because of sustainability issues in terms of:  no Public Rights of Way or pedestrian cycle paths within or adjacent to the site  limited scope to provide footway provision

B) Land to the Rear of Old Methodist Church

SHLAA reference LAN/03 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to the rear of Old Methodist Church was rejected because of sustainability issues in terms of:  no Public Rights of Way or pedestrian cycle paths within or adjacent to the site  visible within the wider landscape particularly with long views from the north

C) Land at Hayes Field, Fore Street

SHLAA reference LAN/10 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Hayes Field was rejected because of sustainability issues in terms of:  commands long views to and from the north and west, particularly on the most elevated sections of the site

D) Land to West of Old Cattle Market

SHLAA reference LAN/14 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to west of Old Cattle Market was rejected because of sustainability issues in terms of:  no Public Rights of Way or pedestrian cycle paths within or adjacent to the site

56. LOWER LOVACOTT AND NEWTON TRACEY

Lower Lovacott and Newton Tracey are settlements situated approximately 1 kilometre apart and located approximately 7 kilometres south west of Barnstaple. Newton Tracey is on rising ground astride the B3232 Barnstaple to Great Torrington road with views to the south. Lower Lovacott is situated on the top of a ridge to the south of Barnstaple, with Newton Tracey on the valley of the Langham stream.

The two settlements function as a single community with shared services, including a primary school, village hall and parish field located at Lower Lovacott and a public house at Newton Tracey. The vision for the villages is to enable high quality development supported by necessary infrastructure to meet the needs of Lower Lovacott and Newton Tracey.

HLN01: Land South of Orchard Cottages, Lower Lovacott

Land south of Orchard Cottages is phase II of a comprehensive redevelopment of Orchard Cottages in Lower Lovacott. . SHLAA reference HLN/294 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  additional employment provision to meet locally generated requirements  delivery of superfast broadband connections  development of village services and facilities.  contribution towards addressing deficiency in the capacity or performance of the sewage treatment works

Potential sustainability issues to be resolved include:  no existing access and requires hedge removal  PROW to the south linking Newton Tracey, although limited opportunities for pedestrian links to the village centre  mostly brownfield although potentially prominent in the wider countryside

REJECTED SITE OPTIONS

A) Land at Glebe and North Devon Showground, Lower Lovacott

SHLAA reference HLN/115 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Glebe and North Devon Showground was rejected because of sustainability issues in terms of:  numerous PROW however opportunities for pedestrian links to the village centre are limited by existing development  new access required onto main road  numerous PROW although limited opportunities for pedestrian links to the village centre  majority of site is well related to existing development although potentially prominent in the wider countryside

B) Land at the Council Field, Lower Lovacott

SHLAA reference HLN/293 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at the Council Field was rejected because of sustainability issues in terms of:  no existing access and requires hedge removal  PROW to the south linking Newton Tracey, although limited opportunities for pedestrian links to the village centre  majority of site is well related to existing development although potentially prominent in the wider countryside

C) Land at the Barton, Newton Tracey

SHLAA reference HLN/117 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at the Barton was rejected because of sustainability issues in terms of:  poor existing access and visibility onto main road  numerous PROW although limited opportunities for pedestrian links to the village centre  adjacent to listed buildings

D) Land Newton Barton, Newton Tracey

SHLAA reference HLN/118 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

E) Land at Higher Westaway, Newton Tracey

SHLAA reference HLN/557

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Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at the Barton was rejected because of sustainability issues in terms of:  access can be achieved on to the B3232 although it will involve the removal of a well established hedgerow  poor existing access and visibility onto main road  numerous PROW although limited opportunities for pedestrian links to the village centre

57. MERTON

Merton is on the A386, midway between Bideford and Okehampton, on the southern edge of the Plan area. The village has a good range of services including pub, shop and post office, modern community hall and sports pitch, garage/petrol station and primary school. Employment is principally in agricultural related activities, village services and locally based trades, together with the nearby timber merchants. Much of the village, which is linear in form with extensive countryside views, is included within a Conservation Area.

MER01: Land to the South of the Primary School

Land to the south of the Primary School well related to the village facilities but has no clear boundary on the south and eastern edges. . SHLAA reference MER/04 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  vehicular access along the minor road to the west of the site  landscaping on the southern and eastern boundaries  employment provision to meet local requirements  opportunities for recreation and tourism locally  improved broadband and mobile phone coverage

Potential sustainability issues to be resolved include:  no PROW on or adjacent to the site

MER02: Site at Limers Lane

Land at Limers Lane and bounded by Back Lane in the centre of the village. . . SHLAA reference MER/06 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  vehicular access along the minor road to the west of the sit  additional landscaping on northern and western boundaries  provision for pedestrian, cycle access, and emergency vehicular access, to Back Lane  employment provision to meet local requirements  opportunities for recreation and tourism locally  improved broadband and mobile phone coverage

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Potential sustainability issues to be resolved include:  no PROW on or adjacent to the site  adjacent to several listed buildings and lies within the Conservation Area

MER03: Land at Back Lane

Land at Back Lane on the northern edge of the village is allocated for mixed uses including housing and employment. . SHLAA reference MER/07 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  principal vehicular access from Back Lane  pedestrian and cycle access, and an emergency secondary vehicular access, from the site of Policy MER02  substantial tree and hedge screen on the northern boundary.  employment provision to meet local requirements  opportunities for recreation and tourism locally  improved broadband and mobile phone coverage

Potential sustainability issues to be resolved include:  no PROW on or adjacent to the site  adjacent to the Conservation Area

REJECTED SITE OPTIONS

A) Land South of School House

SHLAA reference MER/05 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land south of School Housie was rejected because of sustainability issues in terms of:  no PROW on or adjacent to the site  lies within the Conservation Area

58. MILTON DAMEREL/VENN GREEN

Milton Town and Venn Green are located within Milton Damerel Parish about 8 km north east of Holsworthy on the A388, in the south western part of the Plan area. Milton Town is located to the centre of the parish, north of the River Waldon and concentrated around Holy Trinity Church in a small cluster of houses and redundant farm buildings. Venn Green lies a mile north west of Milton Town on a cross roads of the A388 taking a linear form that radiates outwards. The settlement has no real services, other than a farm shop located just outside the development boundary which acts as a convenience store with one other for the wider parish.

No specific housing sites are allocated at Milton Town or Venn Green, although a small number of additional dwellings may be accommodated within the development boundaries. Existing housing commitments will meet the general needs of Milton Town and Venn Green over the Plan period.

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59. MONKLEIGH

Monkleigh is located on high ground on the western side of the River Torridge valley; 5.6 km south of Bideford. The village has a fairly concentrated form within the serving road links. The village has a small range of services, including a church, village hall, primary school, public house and garage. Public transport services link the village with larger settlements including Holsworthy, Bideford and Barnstaple. Employment is based upon local services with the main activities related to agriculture and tourism.

MON01: Land North of Barton Farm

Land north of Barton Farm a greenfield area situated within the built form of Monkleigh. . SHLAA reference MON/06 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  vehicle access from adjoining highway frontage  safe pedestrian access from the residential area to the nearby primary school  open space and play area located within the development site  retention of village facilities and services to meet the needs of the local community

Potential sustainability issues to be resolved include:  no PROW on or adjacent to the site  limited opportunities for pedestrian footpaths  close proximity to St Georges Church, a Grade 1 listed building

REJECTED SITE OPTIONS

A) Land to North of Monkleigh Primary School

SHLAA reference MON/01 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to north of Monkleigh Primary School was rejected because of sustainability issues in terms of:  no PROW on or adjacent to the site  limited opportunities for pedestrian footpaths  Grade 2 listed building adjacent to the site on its south western boundary

B) Land at Town Farm

SHLAA reference MON/02 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to north of Monkleigh Primary School was rejected because of sustainability issues in terms of:  no PROW on or adjacent to the site  limited opportunities for pedestrian footpaths  greenfield element of the site is considered to be Grade 2 agricultural land

C) Land at Smalers

SHLAA reference MON/03 Core Strategy Issues and Options reference -

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Draft Core Strategy proposal ~

Land at Smalers was rejected because of sustainability issues in terms of:  no PROW on or adjacent to the site  limited opportunities for pedestrian footpaths  Grade II Listed Building Monkleigh House lies adjacent to the north east corner  greenfield element of the site is considered to be Grade 2 agricultural land

60. PARKHAM

Parkham is in the centre of a large rural parish approximately 11 km south west of Bideford and south of the A39. The village has a range of services including a local farm shop, butchers, primary school, village hall, equipped play area, football pitch and public house. In addition to local services, employment in the area is principally in agriculture and related activities or tourism. The village has a basically linear form, with concentrations of housing around the Church in the north and the Rectory Lane/Barton Road junction in the south. It lies on high land in an undulating landscape above the wooded valley of the River Yeo.

PAR01: Land South of Allardice Hall

Land SOUTH OF Allardice Hall is a substantial site in relation to the size of Parkham and is anticipated to meet the needs generated in the village over the plan period, including the need for affordable homes.. . SHLAA reference PAR/08 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  single access from Bableigh Road  substantial landscaping on the western and southern boundaries  an appropriate pedestrian link to the village centre  retention and improvement of village facilities and services

Potential sustainability issues to be resolved include:  no PROW on or adjacent to the site  require the upgrade of pedestrian footway provision towards the settlement centre

REJECTED SITE OPTIONS

A) Land at Parkham Glebe

SHLAA reference PAR/01 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Parkham Glebe was rejected because of sustainability issues in terms of:  no PROW on or adjacent to the site  County Wildlife Site (Bableigh Barton) lies approximately 600m walking distance to the south  close proximity to the Grade II* St Georges Church

B) Land at Parkham, Penhaven and Rectory Farm

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SHLAA reference PAR/04 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Parkham, Penhaven and Rectory Farm was rejected because of sustainability issues in terms of:  no PROW on or adjacent to the site  contains many mature trees, bushes and hedgerows . C) Land North of St James Close Parkham

SHLAA reference PAR/05 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land north St James Close was rejected because of sustainability issues in terms of:  no PROW on or adjacent to the site

D) Land North of Melbury Road

SHLAA reference PAR/06 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land north of Melbury Road was rejected because of sustainability issues in terms of:  no PROW on or adjacent to the site

E) Land South of Culvert Lodge

SHLAA reference PAR/11 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land south of Culvert Lodge was rejected because of sustainability issues in terms of:  no PROW on or adjacent to the site  Grade II* listed church lies to the north west of the site

F) Land West of St James Church

SHLAA reference PAR/14 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land west of St James Church was rejected because of sustainability issues in terms of:  no PROW on or adjacent to the site  Grade II* listed church lies to the east of the site  Potential for archaeological deposits

61. PYWORTHY

Pyworthy is approximately 3 km south west of Holsworthy and south of the A3072. There are limited services within the village, although a significant number are provided in near by Holsworthy. The village has a primary school, village hall, equipped play area with open space and an all weather sports pitch. The vision for the community is to retain the services that are available in the village and expand these where possible.

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PYW01: Land Adjacent to Pyworthy Village Hall

Land adjacent to Pyworthy Village Hall is a substantial site in relation to the size of Pyworthy and is expected to meet the needs generated in the village over the plan period. . . SHLAA reference PYW/04 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  substantial landscaping on the northern and eastern boundaries  retention of village facilities and services to meet the needs of the local community  appropriate additional employment to address local needs

Potential sustainability issues to be resolved include:  northern boundary of the site has no natural screening

REJECTED SITE OPTIONS

A) Land East of Shortlands

SHLAA reference PYW/02 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land east of Shortlands was rejected because of sustainability issues in terms of:  no PROW on or adjacent to the site  footpath provision would require third party land

62. RACKENFORD

Rackenford is a small, relatively isolated village on high moorland in the extreme east of the plan area approximately 7 kilometres north-east of Witheridge. The village has a linear settlement pattern with most properties fronting the village street, which runs north to south. The village is located above the valley of the Little Dart River, the majority of which forms an extensive County Wildlife Site.

Local services and facilities within the village include a primary school, shop with post office and public house. The vision for the village is to enable high quality development supported by necessary infrastructure to meet the needs of Rackenford.

RAC01: Land at Rackenford Cross

Land at Rackenford Cross is a small development that will need to have regard to the amenities of adjoining properties and the impact of nearby uses on future residents. . SHLAA reference RAC/511 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  additional employment provision to meet locally generated requirements  improved broadband coverage

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 improvement of existing recreation and community facilities and provision of new allotments, a village car park and a community hall  improved highway safety at the junction of Rackenford Cross and Old Bell Hil  improved traffic management to the south of Coles Yard by restricting new access points and avoiding intensification of use of existing accesses

Potential sustainability issues to be resolved include:  poor existing access and visibility onto main road  numerous PROW although limited opportunities for pedestrian links to the village centre  potentially prominent in the surrounding landscape  adjoining existing low-density development and site may result in overlooking issues

RAC02: Land at Prospect Farm

Land at Prospect Farm is a very small development that will need to retain existing trees and hedges except where removal is essential to secure a safe access. . SHLAA reference RAC/512 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  additional employment provision to meet locally generated requirements  improved broadband coverage  improvement of existing recreation and community facilities and provision of new allotments, a village car park and a community hall  improved traffic management to the south of Coles Yard by restricting new access points and avoiding intensification of use of existing accesses  frontage development along the Village Street must reflect local characteristics

Potential sustainability issues to be resolved include:  potentially prominent in some views to the east although in context with neighbouring properties

RAC03: Land at Coles Yard

Land at Coles Yard is a redevelopment of a haulage yard and should retain existing trees and hedges except where removal is essential to secure a safe access

SHLAA reference RAC/513 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  additional employment provision to meet locally generated requirements  improved broadband coverage  improvement of existing recreation and community facilities and provision of new allotments, a village car park and a community hall  improvements to the existing vehicular access from the Village Street  assessment and remediation of any site contamination

Potential sustainability issues to be resolved include:  site is adjoining existing low-density development

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63. SHEEPWASH

Sheepwash is about 15 kms south of Great Torrington in a rural location above the Torridge Valley. Most of the village, which retains a nucleated form around the original crossroads, is within a Conservation Area centered on The Square and the Grade ll* listed Church of St Lawrence. The village retains a shop/post office but otherwise has a limited range of services including a pub and community hall. Other than local services and tourism, which includes cycling and walking based on the Tarka Trail and other long distance routes; there is little employment in the village.

No specific sites are allocated in Sheepwash for general housing development, although a small number of additional dwellings may be accommodated within the development boundary. 64. SHIRWELL

Shirwell has two distinct small centres. Shirwell Cross on the A39 with Shirwell village approximately 600 metres to the north-east. Shirwell is approximately 7.5 kilometres to the north-east of Barnstaple. The village has a limited range of facilities including a primary school, village hall and two motor vehicle repairs businesses. There are limited employment opportunities available locally in terms of employment estates although the parish does benefit from a number of small businesses. The nearest major employment opportunities are located at Barnstaple, to which there is a regular bus service.

Shirwell is located within gently rising, open ‘downland’ countryside. Shirwell Cross has a generally linear settlement pattern whereas Shirwell village is more compact. Youlston and Longtimber Woods to the east of the village is a County Wildlife Site. Opportunities for residential development in the village are limited and there are no sites identified for housing development in the village Where land is available for development that meets a local need, has local support, is appropriate in terms of scale and location, and is in accordance with the relevant development management polices of the Local Plan, it will be considered for residential development. Other opportunities to secure additional housing to meet local needs will continue to be explored.

65. ST GILES ON THE HEATH

St Giles on the Heath is located on the A388 route in the southwest of the Plan area, approximately 7kms north of Launceston in Cornwall. The area is mainly agricultural lying between the valleys of the Rivers Tamar and Carey. The village has a range of services meeting day to day needs including a primary school, community centre, community shop and post office and public house. Recreation facilities include a playing field and play area. There is limited public transport to access services elsewhere. There is limited employment in the village.

No specific sites are allocated in St Giles on the Heath for general housing development although a small number of additional dwellings may be accommodated within the development boundary. At April 2013 there was were only two housing commitments at the village with a further dwelling committed within the wider parish.

REJECTED SITE OPTIONS

A) Land West of Stanbury Close

SHLAA reference GH/01 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land west of Stanbury Close was rejected because of sustainability issues in terms of:

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 no PROW on or adjacent to the site

66. SUTCOMBE

Sutcombe is a small rural village about 8 kms north west of Holsworthy on sloping land above the River Waldon. The village has a compact form, centred around the parish church of St Andrew. The village has a primary school and village hall, but no convenience shop or other retail facilities. There is little employment in the village or parish other than that related to agriculture and most employed residents travel out of the area.

SUT01: Land to North of Sutcombe Primary School

Land to north of Sutcombe Primary School related to the village centre but has no clear western boundary.

SHLAA reference SUT/05 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  a single vehicular access from the village road  substantial landscaping on the western and southern boundaries

Potential sustainability issues to be resolved include:  no PROW on or adjacent to the site

SUT02: Land adjacent to the Parish Hall

Land adjacent to the Parish Hall with no natural boundary to the east and, in part, the south.

SHLAA reference SUT/07 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  a joint vehicular access with the village hall  widening of the village road over the full frontage of the site  substantial landscaping on the eastern and southern boundaries  location of the children play area in a safe and convenient location to serve the village

Potential sustainability issues to be resolved include:  no PROW on or adjacent to the site

REJECTED SITE OPTIONS

A) Land North and West of Sutcombe Community Primary School

SHLAA reference SUT/06 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land north and west of Sutcombe Community Primary School was rejected because of sustainability issues in terms of:

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 no PROW on or adjacent to the site  site is isolated from the highway network and access achievable only in conjunction with SUT01

B) Land to Rear of Parish Hall

SHLAA reference SUT/08 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land to rear of Parish Hall was rejected because of sustainability issues in terms of:  no PROW on or adjacent to the site  site is isolated from the highway network and access achievable only in conjunction with SUT01

67. SWIMBRIDGE

Swimbridge is a relatively large village located to the south of the North Devon Link Road (A361) approximately 7 kilometres south-east of Barnstaple. The village is situated in the valley of Venn Stream, with hills to the north and south of the main settlement. The village has a shop and post office, primary school and pre-school, public house, village hall and a number of areas of open space, including the Glebe Field to the south west. In addition to these local services, the village provides some employment opportunities within well established businesses operating from the Old Tannery site.

The village centre retains much of its historic pattern and character and is centred around St James’ Church, a Grade I listed building. A Conservation Area covers a large part of the village apart from the modern developments to the south-east and north. The vision for the development of the village is that it grows in a sustainable and organic fashion, supporting and developing the existing commercial activity and protecting the existing open spaces within and around the village. The supply of housing will be delivered through extant planning consents and small scale new developments within the development boundary.

REJECTED SITE OPTIONS

A) Land East of Swimbridge

SHLAA reference SWM/553 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land east of Swimbridge was rejected because of sustainability issues in terms of:  highways are relatively narrow and steep and the delivery of an acceptable visibility is limited  may require the removal of a substantial tree / hedge boundary that is linked to the adjoining TPO  adjacent to existing low density residential development although extremely steep and prominent in views from the north  steeply rising ground overlooking adjacent properties

68. TETCOTT

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Tetcott is a small, relatively isolated village about 8kms south of Holsworthy, to the west of the A388, close to the Cornish border. Much of the village and the surrounding land is part of the extensive Tetcott Manor Estate. A post office and substantial modern village hall are the only significant local services. Employment locally is mainly in agriculture or related activities. The village is on higher land in rolling countryside with extensive views beyond existing buildings.

All sites for development are within the same ownership. Individual parcels of land for development are relatively small to ensure acceptable impact on the existing settlement. They will be released to ensure a steady and continuing pace of development over the plan period and in accordance with the spatial strategy, allowing the community to adapt to growth.

TET01: Land at Tetcott (a)

Land west of Lower Lane.

SHLAA reference TET/15 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  vehicular access from a suitable new route through the site that links existing bordering public highways  substantial boundary planting on the northern and eastern boundaries

Potential sustainability issues to be resolved include:  no PROW on or adjacent to the site

TET01: Land at Tetcott (b)

Land to the north of Lana Cottages.

SHLAA reference TET/16 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  a single vehicular access  rear access and parking for Lana Cottages  substantial boundary planting on the northern and western boundaries

Potential sustainability issues to be resolved include:  no PROW on or adjacent to the site  site has an elevated position above village and commands long views from the south

TET01: Land at Tetcott (c)

Land to the south of the Village Hall. .

SHLAA reference TET/10 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:

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 protection of the setting of the village piggeries buildings  substantial boundary planting on the southern, eastern and western boundaries

Potential sustainability issues to be resolved include:  no PROW on or adjacent to the site

TET01: Land at Tetcott (d)

Land at Village centre site.

SHLAA reference TET/17 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  protection of the setting of the village piggeries buildings  substantial boundary planting on the southern, eastern and western boundaries

Potential sustainability issues to be resolved include:  no PROW on or adjacent to the site  commands some long views to the south

69. UMBERLEIGH

Umberleigh is a dispersed rural settlement approximately 4 kilometres west of Chittlehampton and located either side of the River Taw. The village is also well connected to the Barnstaple to Exeter railway line with a dedicated station. Local services include a post office, primary school, village hall, public house and railway station. A large majority of the village is within the indicative flood zone and the extent of flood risk within the village severely limits development opportunities. Umberleigh has a dispersed settlement pattern of development, with no recognised centre.

The village has neither a defined development boundary nor site-specific allocations, although the requirement to provide additional housing to meet local needs and address aspirations for improvements to local services and facilities still remains. The vision for the village is to enable high quality development that is supported by necessary infrastructure to meet the needs of Umberleigh, within the constraints imposed by the extensive risks of flooding. Housing will be delivered through existing planning permissions, with no new sites allocated for housing.

70. WELCOMBE/DARRACOTT

Welcombe Parish borders Cornwall in the west of the Plan area. The parish includes a number of small settlements in close proximity, which together provide a range of services for local people. The parish has no well defined village centre although the principal settlements at Welcombe and Darracott are combined to form a designated village. Local employment relates principally to agriculture, tourism and local services. Services available locally include a community shop, village hall, pub and equipped play area.

Located within the AONB, Welcombe and Darracott are not suitable for significant new development unless a local need is demonstrated. There is no support from the local community for a significant scale of new growth. In view of the location within the AONB, great weight will be given to conserving landscape and scenic beauty in consideration of proposals for development.

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71. WEST DOWN

West Down is located approximately 8 kilometres south of Ilfracombe and approximately 1 kilometre east of the A361 Ilfracombe to Barnstaple road. The village has a relatively compact settlement pattern centred around the Grade I listed St Callixtus’s Church although the historic core of the village does not have a designated Conservation Area. West Down is set within attractive countryside and parts of the village are visible across the Caen valley from the AONB and coast and estuary zone to the west. There are two County Wildlife Sites in close proximity of the village, at Buttercombe Wood to the south-west and Snowball Meadow / Roborough Wood to the south.

Local services and facilities in the village include a primary school and pre-school, community shop, public house, allotments, community field and village hall with an outreach post-office. West Down has a relatively high level of second home ownership that may contribute toward tourism in the parish. The vision for the village is to enable high quality development supported by necessary infrastructure to meet the needs of West Down.

WED02: Land off Ilfracombe Hill

Land off Ilfracombe Hill is well related to the existing settlement and with a suitable design and landscaping scheme can be developed without undue harm to the landscape setting of the village.

SHLAA reference WDO/107 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Development of this site will help to deliver:  additional employment provision to meet locally generated requirements  improved and additional recreation and community facilities  support for superfast broadband connections  separate vehicular and pedestrian accesses from Ilfracombe Hil  an opportunity being safeguarded for future vehicular access to the land south of the site  adequate contribution toward addressing deficiency in the capacity or performance of the sewage treatment works to enable the development

Potential sustainability issues to be resolved include:  adjacent to a Listed Buildings

REJECTED SITE OPTIONS

A) Land off Stang Lane

SHLAA reference WDO/355 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land off Stang Lane was rejected because the SHLAA site is currently considered unavailable.

B) Land at Roborough Field, Roborough Bridge

SHLAA reference WDO/546 Core Strategy Issues and Options reference - Draft Core Strategy proposal ~

Land at Roborough Field was rejected because of sustainability issues in terms of:

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 inadequate vehicular access that will require major improvements including the removal of a well established hedgerow  PROW in close proximity to the site although very limited opportunities for pedestrian links to the village centre  poorly related to existing development and separated by a small water course  close proximity to a Listed Buildings  potential over looking issues

72. WOOLFARDISWORTHY (WOOLSERY)

Woolsery is a substantial village south of the A39 approximately 13 kilometres west of Bideford. The surrounding area is largely agricultural with the parish area extending to the coast at Bucks Mills. The village is located on the high plateau, inland from the coast. The settlement has a range of services including a modern village hall, primary school, convenience store and post office, vehicle repairs/petrol station, play area and sports pitch. Hotel and pub facilities in the village have closed. Local employment is primarily in the service sector, related to agriculture or in tourism activities in the area and there is no dedicated employment area in the village.

Bideford is the nearest location for a wider range of employment activities and services and there is a limited regular bus service connection. No specific sites are allocated in Woolsery for general housing development although a number of opportunities for small scale development may be available within the village.

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APPENDIX 1 - NORTH DEVON SA ALTERNATIVE OPTIONS TO THE RSS 2009

1.0 INTRODUCTION

The emerging RSS has been prepared with a mandatory Sustainability Appraisal incorporating a Strategic Environmental Assessment. The Strategic Sustainability Appraisal (SSA) of the RSS identifies positive and negative effects in terms of sustainability indicators and highlights the perceived strengths and weaknesses of alternative options. The SSA for the sub-regional strategy statements and housing distribution focuses on the nine sub-regional studies but does not include any sustainability appraisal for the Barnstaple/Bideford area (Policy HMA10) ‘due to insufficient information’. North Devon Council (NDC) recognises the impracticality of undertaking such an appraisal for all Strategically Significant Towns and Cities (SSCT), but nevertheless considers this to be a significant deficiency in the SSA which restricts alternative options being tested.

The lack of any SSA for Policy HMA10 fails to highlight the positive and negative effects of the proposed strategy for northern Devon and, consequently, opportunities for improvement have not been highlighted. The strategy proposed in the emerging RSS cannot, therefore, necessarily be considered the most sustainable option for northern Devon. NDC has appraised Policy HMA10 on the basis of local knowledge and information as well as the findings of the SSA of the RSS.

The main strategic alternative options being proposed by NDC provide flexibility to allow additional growth in rural areas and enable communities to become more sustainable in terms of self- sufficiency. It is assumed that sustainable levels of housing growth would need a balanced and proportionate increase in employment opportunities as well as associated infrastructure provision.

2.0 ALTERNATIVE SCENARIOS

Three distinct scenarios for the distribution of RSS housing requirements within North Devon have been identified. These were based on distribution strategies identified previously during the evolution of the RSS. The requirement of the emerging RSS for the South West for 10,900 new dwellings within North Devon during the plan period remains consistent for each scenario.

The RSS scenario is based upon the figures in Policy HMA10 of the emerging RSS for the South West incorporating the Secretary of State’s proposed changes for public consultation (July 2008). Whilst HMA10 indicates 4,800 new homes proposed within the existing urban area of Barnstaple plus 2,400 as an urban extension around the town, the Council made objections to this distribution on sustainability and capacity grounds. Whilst the final RSS is awaited, this Sustainability Assessment is being undertaken based on the proposed figure for the town as a whole rather than any particular distribution within and around the town.

Alternative Scenario 1 is based on the proportionate distribution identified in Policy SR42 of the draft RSS for the South West (June 2006), with about 60% of new homes within and around Barnstaple (previously 4,800 out of 8,100), although the current total remains at 10,900. The remaining growth continues to be split proportionately between the main towns (60%) and rural areas (40%).

Alternative Scenario 2 is based on 50% of proposed growth being within and around Barnstaple, which reflects the Council’s response to the draft RSS for the South West (August 2006), extrapolated to meet the increased total of 10,900 homes. This proposed distribution was to reflect Barnstaple’s identified environmental capacity limits that restricted sustainable opportunities for high levels of growth around the town. The residual growth continues to be split proportionately between the main towns (60%) and rural areas (40%).

Emerging RSS Alternative Scenario Alternative Scenario Scenario 1 2 Barnstaple (inc. BA 7,200 66% 6,500 60% 5,500 50% Fremington) Ilfracombe / South Molton ILF/ SM 2,200 20% 2,600 24% 3.300 30% All Rural Areas Rural 1,500 14% 1,800 16% 2,100 20% North Devon Total 10,900 100% 10,900 100% 10,900 100% Torridge 10,700 100% 10,700 100% 10,700 100% Table 1: Alternative scenarios for distribution of housing growth in North Devon

3.0 SCORING OF OPTIONS

The scenarios outlined above have been assessed against the 24 sustainability objectives adopted as the Joint Core Strategy Sustainability Appraisal (SA) Framework for North Devon and Torridge. Each scenario has been assessed in terms of its direct, indirect and cumulative impacts on the 3 distinct settlement levels within the district:

 Barnstaple (inc. Fremington) as a SSCT  Ilfracombe and South Molton as the main market towns  Rural areas (inc. impact upon Torridge and in particular Bideford)

Each settlement level has been individually scored for each of the 3 scenarios using the following scoring scheme. The score and comments shown for each objective relate to the impacts on the specific settlement level in isolation. The impacts of each proposed scenario on Torridge as a whole is assessed without considering any alternative scenarios for distribution of Torridge District Councils housing figures.

Score ++ The option will have a very positive impact on the SA objective + The option will have a positive impact on the SA objective The option will have a neutral or negligible impact on the SA objective. A neutral effect does not imply that 0 the will be no effect at the project level but shows that in balance the option is likely to maintain the current trend - The option will have a negative impact on the SA objective - - The option will have a very negative impact on the SA objective +/- A range of mixed impacts ? The impact of the option cannot be predicted at this stage Table 2: Scoring options for each settlement level within each scenario

The overall, combined rating for all 3 settlement levels for each scenario is then summarised by the following colour scheme. This indicates which scenario is likely to be most sustainable in relation to each of the 24 objectives.

Most preferred option Alternative option Least preferred option Table 3: Overall combined rating for each scenario

The overall rating (colour) for each scenario reflects the combined score of all settlement levels and provides an indicative graduation from the most preferred option to the least preferred. Where the scenario scores differ very little, or appear to be roughly balanced e.g. light and noise pollution, the scenario producing more widespread, minor impacts has been judged less preferential than a scenario resulting in significant, but spatially focused impacts. This places the emphasis on locally specific and concentrated impacts, particularly on Barnstaple and its surrounding environment being preferential over widespread, less significant impacts on market towns and rural areas. Where impacts are positive, widespread benefits are judged preferential over more significant, focused benefits within Barnstaple, e.g. making public transport, walking and cycling more attractive.

Where scenarios contain scores consisting of neutral impacts (0) and mixed impacts (+/-) the neutral or status quo score has been considered to be slightly more preferential. A neutral impact assumes that the proposed level of development will result in little significant change in the current trend of that particular objective. A range of mixed impacts implies that the proposed level of development may have some positive impacts which are likely to be at least partially balanced or outweighed by some separate negative impacts.

4.0 RESULT SUMMARY

The following table provides a summary of the full SA matrices attached as Appendix One, and shows how the three housing distribution scenarios’ combined score was ranked against each objective.

Most Preferred Alternative Option Least Preferred RSS Scenario 18 5,11,13,14,16,17 1,2,3,4,6,7,8,9,10,12,22 Alternative Scenario 1 2,10,11,13,14,16 1,3,4,6,7,8,9,12,18,22 5,17 Alternative Scenario 2 1,3,4,5,6,7,8,9,12,17,22 2,10 11,13,14,16,18 Table 4: Summary of housing distribution scenarios final rating against each objective

The table clearly shows that the RSS Scenario is the ‘least preferred’ option when measured against 11 of the 24 objectives. Alternative Scenario 1 is either the ‘most preferred’ or ‘alternative option’ for 16 of the 24 objectives. This clearly demonstrates that increasing the levels of growth outside of the SSCT from 34% to 40% carries a wide range of sustainability benefits. Increasing the level of growth outside of the SSCT to 50%, although accumulating a significant level of sustainability benefits, is balanced against a proportion scoring poorly on several key objectives.

In terms of the sustainability implications for northern Devon the 4 key aims from the North Devon and Torridge Core Strategy Spatial Vision have been cross-referenced to identify the most significant SA Framework objectives. Table 5 identifies the 8 SA objectives which promote the Visions overarching spatial aim; ‘Barnstaple and the market and coastal towns will expand to provide the full range of new developments, services and community facilities that are needed to harness Northern Devon’s full potential to support sustainable communities’.

Core Strategy Key Aims Joint Core Strategy SA Framework (1) A valued natural and built environment where all (13) Protect and enhance biodiversity and important wildlife habitats assets are safeguarded and enhanced for future (14) Protect and enhance the countryside and natural landscape and generations townscape (2) A vibrant economy where employment and (5) Provide access to learning, training, skills and knowledge for everyone learning opportunities support diverse low carbon (9) Diversity the range of local employment opportunities growth (10) Promote sustainable tourism (3) A balanced housing market where sufficient (1) Promote sustainable housing that meets the needs of the population housing of all types is integral to development and maximise affordable housing schemes (4) Genuine mixed communities where there is an (4) Improve access to key services, employment areas and facilities to all excellent quality of life sectors of the community (7) Improve health of population and reduce health inequalities Table 5: Relationship between the Core Strategy Key Aims and adopted SA objectives

Most Preferred Alternative Option Least Preferred RSS Scenario 5,13,14 1,4,7,9,10 Alternative Scenario 1 10,13,14 1,4,7,9 5 Alternative Scenario 2 1,4,5,7,9 10 13,14 Table 6: Summary of housing distribution scenarios final rating against Core Strategy Key Aims

Table 6 emphasises the conflicting key sustainability issues of delivering substantial levels of housing growth outside of the Barnstaple area. Alternative Scenario 2 provides a number of socio- economic benefits to the main market towns and rural areas, promoting regeneration, growth and self-sufficiency. Subsequently it is the preferred option in terms of housing, access to services and diversifying local employment opportunities. However this is in sharp contrast with the

environmental impacts associated with delivering 50% of the housing requirements outside of the SSCT. This level of growth could be expected to increase vehicle movements from surrounding settlements into Barnstaple, particularly for access to higher order services. The selection of sites around market towns and in rural areas is likely to become more difficult as housing numbers increase, potentially having significant impacts on the natural landscape and existing flood risk potential. This is in contrast to the RSS Scenario which would necessitate overcoming significant environmental constraints specifically around Barnstaple.

RSS SSA Framework Joint Core Strategy SA Framework (1) Improve health (7) Improve health of population and reduce health inequalities (2) Support communities that meet people’s (1) Promote sustainable housing that meets the needs of the population and needs maximise affordable housing (4) Improve access to key services, employment areas and facilities to all sectors of the community (3) Develop the economy in ways that meet (8) Reduce unemployment levels and income equality people’s needs (9) Diversity the range of local employment opportunities (4) Provide access to meet people’s needs with (11) Reduce the overall need to travel by car least damage to communities and the (12) Make public transport, walking and cycling easier and more attractive environment (5) Maintain and improve environmental quality (14) Protect and enhance the countryside and natural landscape and townscape and assets (6) Minimise consumption of natural resources (19) Reduce non-renewable energy consumption and greenhouse gas emissions district wide Table 7: Relationship between the RSS SSA objectives and Core Strategy SA objectives

Most Preferred Alternative Option Least Preferred RSS Scenario 11,14 1,4,7,8,9,12 Alternative Scenario 1 11,14 1,4,7,8,9,12 Alternative Scenario 2 1,4,7,8,9,12 11,14 Table 8: Summary of housing distribution scenarios final rating against RSS SSA objectives

Through selection of the key sustainability objectives which are most closely related to the RSS SSA objectives the trend of Alternative Scenario 1 providing the most evenly balanced set of benefits is further emphasised. Alternative Scenario 2 enables significant socio-economic opportunities however is the most detrimental in terms of the environmental objectives.

5.0 IMPLICATIONS OF GROWTH DISTRIBUTION

This SA has identified significant and far-reaching sustainability benefits associated with permitting additional housing growth in rural areas. The delivery of balanced growth and employment provision under Alternative Scenario 1 promotes a sustainable pattern of development and enables communities to become less reliant on Barnstaple as a service provider. In particular regeneration and growth within the market towns is likely to result in positive impacts on sustainable tourism, reducing reliance on the car and opportunities for the preservation of natural biodiversity and landscapes. However, major strategic services such as education and waste facilities may be more difficult to deliver in the short term under Alternative Scenario 1. This scenario does not provide such focused levels of development in Barnstaple or the rural areas and as such there may be subsequently fewer opportunities for improving the network of service provision across the district.

The Alternative Scenario 1 is not considered the most preferred option under several key objectives. The sustainable benefits of providing housing, vibrant towns and key services is likely to be more widespread under Alternative Scenario 2 due to the further increase in development outside of Barnstaple. However, such levels of growth would require significant mitigation measures to be put in place to protect and enhance the existing natural environment of northern Devon.

In terms of delivering a sustainable development distribution strategy in northern Devon the RSS Scenario clearly provides proportionately less benefit than either of the proposed alternative scenarios. The SA demonstrates an additional level of housing and employment growth is necessary outside of the SSCT in order to provide stability and increase self-sufficiency amongst

rural communities and market towns. However, there is clearly an increasingly widespread environmental impact associated with more distributed patterns of growth and the preferred scenario should reflect this concern.

Following this SA and the above analysis it is concluded that Alternative Scenario 1 provides the most appropriate and sustainable distribution of RSS housing requirements within North Devon. The provision of 60% of housing within the SSCT promotes its economic development and continuing functionality offering high order services. Allowing further development in the market towns and rural communities allow current issues to be addressed including regeneration and rural economic diversification. This distribution provides a balanced approach to the detrimental environmental effects of development and acknowledges the importance of the district’s natural landscape. A more balanced level of development throughout the district’s settlements enables greater flexibility in site selection to enable important landscape, biodiversity and heritage features to be preserved.

Subsequent Core Strategy policies will be subject to individual Sustainability Appraisals to identify areas for improvement and mitigation.

6.0 FURTHER WORK

Following the above conclusions relating to the SA of the original growth scenarios as shown in Table 1, North Devon Council undertook an assessment of an Alternative Scenario 3, shown in Table 9.

Alternative Scenario Alternative Scenario Alternative Scenario 1 2 3 Barnstaple (inc. BA 6,500 60% 5,500 50% 6,000 55% Fremington) Ilfracombe / South Molton ILF/ SM 2,600 24% 3.300 30% 2,950 27% All Rural Areas Rural 1,800 16% 2,100 20% 1,950 18% North Devon Total 10,900 100% 10,900 100% 10,900 100% Torridge 10,700 100% 10,700 100% 10,700 100% Table 9: Second iteration of distribution of housing growth in North Devon

A distribution of growth was selected and assessed for each settlement level thought to represent a ‘sustainability tipping point’ and combine the sustainability benefits of Alternative Scenarios 1 and 2. In order to assess Alternative Scenario 3 a similar methodology as described in Section 3 was employed. The Emerging RSS Scenario was assumed to be the least preferred option during the initial SA and as such is not assessed in the second iteration.

Table 10 provides a summary of the full SA matrices attached as Appendix Two, and shows how the three housing distribution scenarios’ combined score was ranked against each objective.

Most Preferred Alternative Option Least Preferred Alternative Scenario 1 2,11,13,14,16,18 10 1,3,4,5,6,7,8,9,12,17,22 Alternative Scenario 2 3,4,5,6,7,8,9,22 1,2,12,17 10,11,13,14,16,18 Alternative Scenario 3 1,10,12,17 3,4,5,6,7,8,9,11,13,14,16, 2 18,22 Table 10: Second iteration; summary of housing distribution rating against each objective

The results of this second iteration SA clearly show that Alternative Scenario 3 is ranked highly against a broad range of SA objectives while also being ranked Least Preferred most infrequently of the three scenarios. Growth focused mostly on the SSCT is most preferential in terms of the environmental objectives, and least preferred in terms of social and economic objectives. Conversely, increasing the level of growth outside of the SSCT to 50% is most preferential in terms of the social and economic objectives, and least preferred in terms of the environmental objectives.

In terms of delivering a sustainable development distribution strategy in northern Devon Alternative Scenario 3 appears to offer a range of benefits to all levels of the settlement hierarchy and across the social, economic and environmental sectors of the SA. The second iteration SA demonstrates an additional level of housing and employment growth is appropriate and acceptable outside of the SSCT in order to provide stability and increase self-sufficiency amongst rural communities and market towns. However, the increasingly widespread environmental impact associated with more distributed patterns of growth must be reemphasised.

Sustainability Appraisal Matrices of Emerging RSS Scenario and Alternative Options 1 and 2

SA Objective RSS Compliance Alternative Scenario 1 Alternative Scenario 2

1 Provide suitable BA Significant number of urban extensions Development still focused on Barnstaple, Development still focused on Barnstaple, housing that meets the provide range of housing types and with some urban extensions but still however requiring fewer urban extensions needs of the ++ economies of scale for provision of ++ providing a range of housing types + but still providing a range of housing types population and affordable housing in Barnstaple to meet maximise affordable town’s needs housing. ILF / SM Some extensions to market towns providing Some extensions to market towns providing Significant extensions to market towns a range of housing types and affordable a range of housing types and affordable providing a range of housing types housing and maintaining levels of current housing with some increase in potential to allowing growth and regeneration + + ++ investment meet local needs through delivery of affordable housing to meet local needs. Strengthening local housing market character Rural / Limited new housing in rural areas with Some new housing in rural areas, will Significant new housing in rural areas, Torridge growth at less than historic level will not provide some affordable housing to meet will provide affordable housing to meet provide adequate affordable housing to meet local needs and a wider range of housing local needs and a wider range of 0 + ++ local needs types housing for more sustainable rural communities. Strengthening local housing market character 2 Reduce crime and the BA Alignment of homes and jobs in Barnstaple Alignment of majority of homes and jobs in Alignment of some homes and jobs in fear of crime. where urban rates of crime maybe Barnstaple where urban rates of crime with Barnstaple where urban rates of crime - - - +/- exacerbated some economic investment and and not addressing the current socio- regeneration economic issues ILF / SM Some development with limited impact on Some benefits in regeneration of market Significant benefits in regeneration 0 market towns with diminished opportunity for + towns helping to deal with socio-economic +/- maybe outweighed by rapid growth of regeneration issues development Rural / Negligible impact on rural areas with little Minor impacts on rural areas with increased Minor impacts on rural areas with 0 - - Torridge change in social structure size of settlements increased size of settlements 3 Create and sustain BA Massively increased dominance and vitality Increased dominance of Barnstaple as main Increased dominance of Barnstaple as vibrant towns and of Barnstaple as main service provider but service provider but exacerbating the role of main service provider but exacerbating ++ + + villages. exacerbating the role of existing dormitory existing dormitory settlements the role of existing dormitory settlements settlements ILF / SM Some growth as local service centre, with Regeneration and growth of market towns as Significant regeneration, growth and 0 limited investment in jobs and services + local service centre, with some investment in ++ investment in services for local service jobs and services centre Rural / Negative impacts for rural areas, village Some benefits for rural areas with levels of Making rural settlements more Torridge services may continue to decline in long development maintaining current settlement sustainable with greater self-sufficiency - - term, increasing travel to Barnstaple. Town’s 0 structures but continuing travel to ++ of services with reduced need for travel dominance will impact on Bideford Barnstaple. Town’s dominance may impact to Barnstaple on Bideford 4 Improve access to key BA Co-location of homes and employment Co-location of homes and employment Co-location of homes and employment services, employment opportunities will allow significant opportunities will allow some improvements opportunities will allow some areas and facilities to improvements to key services and to key services and infrastructure for improvements to key services and + + + all sectors of the infrastructure for residents although question residents infrastructure community. ability of existing infrastructure to cope with extra development ILF / SM Co-location of homes and employment Co-location of homes and employment Co-location of homes and employment opportunities will allow some benefit to opportunities will allow some regeneration opportunities will provide significant market towns and provision of new facilities and growth of market towns with more benefit to market towns with major +/- + ++ but potential shortfall in long term investment services being provided locally reducing the regeneration and growth enabling with some services locating in Barnstaple need to travel to Barnstaple greater self-sufficiency with reduced need for travel to Barnstaple

Rural / Little change in rural areas, continuing need Improved access to services for rural areas Significant benefit to rural areas making Torridge to travel to Barnstaple increasingly served by market towns rather rural settlements more sustainable with 0 + ++ than Barnstaple reducing the need to travel greater reliance on market towns for strategic service provision 5 Provide access to BA Provision of significant new facilities Provision of significant new facilities Provision of significant new facilities in ++ ++ ++ learning, training, skills concentrated in Barnstaple concentrated in Barnstaple Barnstaple and knowledge for ILF / SM Provision of new facilities in market towns Provision of new facilities in market towns Significant opportunities for new facilities + + ++ everyone. where currently overcapacity where currently overcapacity in market towns Rural / Negligible impact on rural areas Growth within rural areas may help to keep Growth within rural areas may help to Torridge rural primary schools open but increase keep rural primary schools open but 0 +/- +/- need to travel to secondary schools increase need to travel to secondary schools 6 Reduce poverty and BA Alignment of homes and jobs in Barnstaple Alignment of majority of homes and jobs in Alignment of some homes and jobs in deprivation. may help to alleviate socio-economic issues Barnstaple may help to alleviate socio- Barnstaple may help to alleviate socio- + + + in the town, although pockets of deprivation economic issues in the town economic issues in the town may remain ILF / SM Some impact on market towns with Some benefits for market towns helping to Significant benefits of regeneration 0 regeneration through growth limited to + deal with socio-economic issues by ++ current levels regeneration through growth Rural / Negligible impact on rural areas with little Limited impact on rural areas however Negligible impact on rural areas however Torridge change in social structure villages may become more sustainable in villages may become more sustainable 0 + + the long term in the long term by reducing rural isolation 7 Improve health of BA High-density development in urban High-density development in urban Natural setting of Barnstaple more able population and reduce extensions on Greenfield sites around extensions on Greenfield sites around to deal with level of development with health inequalities. Barnstaple will harm accessibility to the Barnstaple will harm accessibility to the provision of new green infrastructure. +/- countryside, offset by provision of new green 0 countryside, offset by provision of new green + Urban expansion may provide infrastructure. Urban expansion may provide infrastructure. Urban expansion may provide opportunities for walking not too remote opportunities for walking but too remote from opportunities for walking from town centre town centre services ILF / SM Opportunities for provision of new health Provision of new health facilities in market Provision of new enhanced health facilities in market towns where currently towns where currently overcapacity. Urban facilities in market towns. Urban + overcapacity. Urban expansion may provide + expansion may provide opportunities for ++ expansion will provide opportunities for opportunities for walking but limited by walking but limited by topography in walking but limited by topography in topography in Ilfracombe Ilfracombe Ilfracombe Rural / Negligible impact on rural areas Negligible impact on rural areas Negligible impact on rural areas 0 0 0 Torridge 8 Reduce BA Concentration of majority of homes and Concentration of homes and jobs in Concentration of some homes and jobs unemployment levels serviced employment land in Barnstaple will Barnstaple may help to alleviate socio- in Barnstaple may help to alleviate and income inequality. ++ help to alleviate socio-economic issues in + economic issues in the town and promoting + socio-economic issues in the town and the town and promoting it as the economic it as the economic heart of North Devon promoting it as the economic heart of heart of North Devon North Devon ILF / SM Some economic growth of market towns with Regeneration of market towns through Significant benefits of regeneration, ripple effect from Barnstaple but balanced growth of homes and jobs, strengthening town’s local influence and exacerbating their dormitory nature complemented by ripple effect from sustainability. South Molton developing +/- + ++ Barnstaple. South Molton as a potential as a focus for agri-business centre and focus for agri-business centre for the wider Ilfracombe becoming more self-sufficient locality

Rural / Only impact on rural areas is through ripple Some benefits to rural areas with villages Benefits for rural areas through ripple Torridge effect from Barnstaple with its increasing becoming more sustainable in the long term effect from prosperity of Barnstaple and dominance as SRC, exacerbating problems through ripple effect from prosperity of market towns, but with new rural - +/- ++ of rural economy and urban/rural income Barnstaple and market towns, but villages business opportunities helping to reduce inequalities. Town’s dominance will impact still as dormitory settlements with some urban/rural income inequalities on Bideford urban/rural income inequalities 9 Diversify the range of BA Concentration of majority of homes and Concentration of homes and jobs in Concentration of some homes and jobs local employment serviced employment land in Barnstaple will Barnstaple will deliver a wide range of job in Barnstaple will deliver a range of job opportunities. ++ deliver a wide range of job opportunities + opportunities promoting it as the economic + opportunities retaining it as the strengthening it as the economic heart of heart of North Devon economic heart of North Devon North Devon ILF / SM Some economic growth of market towns with Regeneration of market towns through Significant benefits of regeneration and ripple effect from Barnstaple but limited balanced growth of homes and jobs, economic diversification, strengthening opportunity for economic diversification as complemented by ripple effect from local influence and sustainability of 0 current trends continue + Barnstaple will provide opportunities for ++ towns. South Molton developing as a economic diversification. South Molton as a focus for agri-business centre and potential focus for agri-business centre for Ilfracombe becoming more self-sufficient the wider locality based around its coastal location Rural / Negligible diversification of rural areas with Some diversification for rural areas with Benefits for rural areas with increased Torridge increasing Barnstaple dominance as SRC. villages through ripple effect from prosperity local business opportunities in more - + ++ Town’s dominance will impact on Bideford’s of Barnstaple and market towns, but villages sustainable rural communities economy still primarily dormitory settlements 10 Promote sustainable BA 0 Negligible impact on Barnstaple 0 Negligible impact on Barnstaple 0 Negligible impact on Barnstaple tourism. ILF / SM Limited impacts on market towns with some Some benefits in regeneration of market Significant benefits of regeneration, services available in market towns towns and enhancement of rural economies services available strengthening and 0 + ++ local influence of market towns. Enhancement of rural economies and potential of the coast Rural / May help to maintain the appeal of rural Maintain the appeal of rural areas but Influence of market towns on rural areas Torridge 0 areas + provide some diversification of rural +/- and increasing rural enterprise may enterprise impact on natural appeal of rural areas 11 Reduce the overall BA Increased traffic movements into town from Increased traffic movements into town from Increased traffic movements into town need to travel by car. significant urban extensions and existing significant urban extensions and existing from significant urban extensions and surrounding towns and villages, including surrounding towns and villages, including existing surrounding towns and villages, Bideford. Exacerbating existing congestion Bideford. Exacerbating existing congestion including Bideford. Exacerbating on main trunk roads into and around on main trunk roads into and around existing congestion on main trunk roads Barnstaple. Alignment of homes and jobs Barnstaple. Alignment of homes and jobs into and around Barnstaple and + + +/- provide opportunities for enhanced public provide opportunities for enhanced public promoting in commuting through transport and infrastructure improvements transport and infrastructure improvements development outside of main settlement. although question the capacity of existing although question the capacity of existing Alignment of homes and jobs provide network to facilitate additional traffic volume network to facilitate additional traffic volume opportunities for enhanced public or growth or growth transport and infrastructure improvements ILF / SM Alignment of homes and jobs provide Some regeneration of market towns with co- Significant regeneration of market towns opportunities but may still exacerbate in- location of homes and jobs increasing self- with co-location of homes and jobs commuting to Barnstaple from market towns sufficiency and reducing daily travel needs increasing self-sufficiency reducing daily +/- potentially leading to increased congestion in + whilst potentially increasing travel to +/- travel needs whilst potentially increasing areas such as Braunton. Potential shortfall in Barnstaple for higher order services travel to Barnstaple for higher order long term infrastructure investment services, but with enhanced opportunities for infrastructure upgrades

Rural / Existing residents of surrounding towns and Existing residents of surrounding towns and Growing rural population is increasing Torridge villages will continue to drive to Barnstaple. villages in rural areas will continue to drive to daily travel needs to market towns rather Dominance as SRC over rural areas, market towns or Barnstaple.Minor impacts than Barnstaple, but greater self- 0 - +/- Torridge and in particular Bideford with on rural areas, particularly those closely sufficiency reduces need to commute present imbalance exacerbated related to market towns. from surrounding settlements apart from higher order services 12 Make public transport, BA Potential for major enhancements to public Potential for major enhancements in public Potential for some enhancements in walking and cycling transport networks and PROWs within the transport networks and PROWs within the public transport networks and PROWs ++ ++ + easier and more town. Opportunities for park and ride town, including new park and ride facilities within the town, including new park and attractive. facilities ride facilities ILF / SM Some opportunities for enhancements to Potential for enhancements and increased Significant potential for enhancements public transport networks and PROWs within network within the towns and between within the towns and increased network + + ++ the towns settlements between settlements

Rural / Negligible impact on rural areas Some potential for limited enhancements Potential for enhancements and 0 + ++ Torridge and increased network between settlements increased network between settlements 13 Protect and enhance BA Large greenfield urban extensions having Large greenfield urban extensions having Fewer greenfield urban extensions biodiversity and potentially major direct and indirect impacts potential direct and indirect impacts on local required enabling selection of sites to important wildlife on local SSSIs and Biosphere Reserve. SSSIs and Biosphere Reserve. Major avoid direct and indirect harm for local habitats. - - Major developments provide opportunities - developments provide opportunities for +/- SSSIs and Biosphere Reserve. Major for mitigation and enhancement to green mitigation and enhancement to green developments provide opportunities for infrastructure network infrastructure network mitigation and enhancement to green infrastructure network ILF / SM No direct impact on SSSIs and Biosphere More potential impacts on Ilfracombe’s More development in market towns with Reserve, but potential impact on designated sites. Scope to assess impacts on Ilfracombe’s designated Ilfracombe’s local designations. Market alternative sites with potential enhancement sites. Reduced scope to assess +/- +/- - towns capable of accommodating proposed to green infrastructure network alternative sites although some growth with potential enhancement to green mitigation by potential enhancement to infrastructure network green infrastructure network Rural / Negligible impact on rural areas Increased levels of development in rural Substantial development in rural areas Torridge 0 0 areas with some scope to assess alternative - with reduced scope to assess alternative sites and enhance existing natural features sites 14 Protect and enhance BA Large greenfield urban extensions would Large greenfield urban extensions would Large greenfield urban extensions may the countryside, have impacts on local character and in have potential impacts on local character have potential impacts on local character - - - - natural landscape and particular undeveloped higher land and in particular undeveloped higher land and in particular undeveloped higher townscape. surrounding the town surrounding the town land surrounding the town ILF / SM Limited impact on market towns, although Some development in market towns, with More development in market towns with accommodating proposed growth will scope to assess alternative sites but some some impacts on surrounding - - - - develop greenfield sites around the towns potential landscape impact landscapes. Reduced scope to assess alternative sites Rural / Negligible impact on rural areas Increased levels of development in rural Increased levels of development in rural Torridge 0 +/- areas with some scope to assess alternative - areas with reduced scope to assess sites alternative sites 15 Maintain and enhance BA Some listed buildings and conservation Some listed buildings and conservation Some listed buildings and conservation heritage assets and areas near potential sites, but no ILF / SM areas near potential sites, but no obvious areas near potential sites, but no obvious their settings. obvious unavoidable impacts, unavoidable impacts, designated sites unavoidable impacts, designated sites Rural / designated sites protected. All historic protected. All historic assets are recognised protected. All historic assets are recognised Torridge assets are recognised

16 Reduce the impact of BA Large greenfield urban extensions having Large greenfield urban extensions having Some greenfield urban extensions flooding and avoid significant impact from surface water runoff, significant impact from surface water runoff, having potential impact from surface additional risk of particularly from elevated sites surrounding particularly from elevated sites surrounding water runoff, particularly from elevated - - - - flooding. the town. RSS also requires development the town. Mitigation measures would be sites surrounding the town. Mitigation within town on land at risk of flooding. required measures would be required Mitigation measures would be required ILF / SM Limited impact on flood patterns within Some development in market towns where More development in market towns market towns, although some surface water flood risk is less substantial although some where flood risk is less substantial. runoff from elevated sites in Ilfracombe with surface water runoff from elevated sites in Capable of accommodating proposed +/- +/- - opportunity to direct growth to areas of Ilfracombe. Capable of accommodating growth but with less scope to assess minimum impact with adequate mitigation proposed growth with scope to assess alternative sites and minimise risk alternative sites and minimise risk Rural / Negligible impact on rural areas, opportunity Limited levels of development in rural areas Increased levels of development in rural Torridge 0 to direct growth to areas of minimum impact +/- with scope to assess alternative sites and - areas but with less scope to assess minimise risk alternative sites and minimise risk 17 Reduce the amount of BA Development supports the requirement for Development supports the requirement for Development supports the requirement landfill waste and + new strategic waste facilities in the town + new strategic waste facilities in the town + for new strategic waste facilities in the promote recycling and town the use or recycled ILF / SM Potential shortfall in long term infrastructure New development would be offered sufficient Significant new development could goods. - investment +/- local service provision in the long term + provide opportunities to align waste facilities Rural / Negligible impact on rural areas Negligible impact on rural areas New development may not be offered Torridge 0 0 - sufficient local service provision in the short term 18 Minimise light and BA Large greenfield urban extensions having Large greenfield urban extensions may have Large greenfield urban extensions noise pollution. significant impact on light pollution, significant impact on light pollution, having some impact on light pollution, - - particularly elevated sites surrounding the - particularly elevated sites surrounding the - although less requirement for elevated town or adjoining the estuary. Mitigation town or adjoining the estuary. Mitigation sites surrounding the town. Mitigation measures would be required measures would be required measures would be required ILF / SM Limited impact on noise and light patterns More development in market towns where More development in market towns within market towns particularly elevated capable of accommodating proposed growth where capable of accommodating - - - - sites, with opportunity to direct growth to with minor impact with scope to assess proposed growth but with less scope to areas of minimum impact alternative sites and mitigate impacts assess alternative sites and mitigate risk Rural / Negligible impact on rural areas, with Increased levels of development in rural Increased levels of development in rural Torridge 0 opportunity to direct growth to areas of - areas with scope to assess alternative sites - - areas with potential impact on tranquillity minimum impact and mitigate impacts 19 Reduce non- BA renewable energy consumption and No obvious impacts, all major ILF / SM No obvious impacts, all major development No obvious impacts, all major development greenhouse gas development subject to sustainable subject to sustainable design requirements subject to sustainable design requirements emissions district design requirements wide. Rural / Torridge

20 Improve energy BA

efficiency and use of No obvious impacts, all major sustainable ILF / SM No obvious impacts, all major development No obvious impacts, all major development development subject to sustainable construction materials. subject to sustainable design requirements subject to sustainable design requirements design requirements Rural /

Torridge 21 Increase energy BA No obvious impacts, all major development No obvious impacts, all major development No obvious impacts, all major generation from should facilitate renewable and distributed should facilitate renewable and distributed development should facilitate renewable ILF / SM renewable resources. energy schemes energy schemes and distributed energy schemes

Rural /

Torridge 22 Maintain and enhance BA Increased traffic movements into town centre Increased traffic movements into town centre Increased traffic movements into town air quality. exacerbating existing congestion on main exacerbating existing congestion on main centre exacerbating existing congestion trunk roads into Barnstaple and within town trunk roads into Barnstaple and within town on main trunk roads into Barnstaple and centre potentially adding to air quality centre potentially adding to air quality within town centre potentially adding to - - - - - problems in the town, although opportunities problems in the town, although opportunities air quality problems in the town, for enhanced public transport and for enhanced public transport and although opportunities for enhanced infrastructure improvements infrastructure improvements public transport and infrastructure improvements ILF / SM May exacerbate in-commuting to Barnstaple Some regeneration of market towns with co- Significant regeneration of market towns from market towns potentially leading to location of homes and jobs increasing self- increasing self-sufficiency, reducing - increased congestion and air pollution +/- sufficiency and lower levels of commuting +/- commuting and air pollution However and air pollution. However increased levels increased levels of local congestion of local congestion Rural / Minor impacts on rural areas with increasing Minor impacts on rural areas, particularly Minor impacts on rural areas, particularly Torridge Barnstaple’s dominance as SRC over rural those closely related to market towns. those closely related to market towns. - - +/- areas, although potential increased Potential shifts in commuting patterns commuting from Bideford towards market towns 23 Protect the quality of BA No obvious impacts, all major local water resources. ILF / SM No obvious impacts, all major development No obvious impacts, all major development development required to protect local Rural / required to protect local water resources required to protect local water resources water resources Torridge 24 Protect high-grade BA No obvious impacts only isolated pockets of No obvious impacts, as few high grade soils No obvious impacts, as few high grade soils. ILF / SM high grade soils around main towns around main towns soils around main towns Rural /

Torridge

Second Iteration Sustainability Appraisal Matrices of Alternative Options 1, 2 and 3

SA Objective Alternative Scenario 1 Alternative Scenario 3 Alternative Scenario 2

1 Provide suitable BA Development still focused on Barnstaple, Development still focused on Barnstaple, Development still focused on Barnstaple, housing that meets the with some urban extensions but still requiring fewer urban extensions but still however requiring fewer urban extensions needs of the ++ providing a range of housing types ++ providing a range of housing types + but still providing a range of housing types population and maximise affordable housing. ILF / SM Some extensions to market towns providing Significant extensions to market towns Significant extensions to market towns a range of housing types and affordable providing a range of housing types allowing providing a range of housing types housing with some increase in potential to growth and regeneration through delivery of allowing growth and regeneration + ++ ++ meet local needs affordable housing to meet local needs. through delivery of affordable housing to Strengthening local housing market meet local needs. Strengthening local character housing market character Rural / Some new housing in rural areas, will Significant new housing in rural areas, will Significant new housing in rural areas, Torridge provide some affordable housing to meet provide affordable housing to meet local will provide affordable housing to meet local needs and a wider range of housing needs and a wider range of housing for more local needs and a wider range of + ++ ++ types sustainable rural communities. housing for more sustainable rural Strengthening local housing market communities. Strengthening local character housing market character 2 Reduce crime and the BA Alignment of majority of homes and jobs in Alignment of majority of homes and jobs in Alignment of some homes and jobs in fear of crime. Barnstaple where urban rates of crime with Barnstaple where urban rates of crime with Barnstaple where urban rates of crime - - +/- some economic investment and some economic investment and and not addressing the current socio- regeneration regeneration economic issues ILF / SM Some benefits in regeneration of market Significant benefits in regeneration maybe Significant benefits in regeneration + towns helping to deal with socio-economic +/- outweighed by rapid growth of development +/- maybe outweighed by rapid growth of issues development Rural / Minor impacts on rural areas with increased Minor impacts on rural areas with increased Minor impacts on rural areas with - - - Torridge size of settlements size of settlements increased size of settlements 3 Create and sustain BA Increased dominance of Barnstaple as main Increased dominance of Barnstaple as main Increased dominance of Barnstaple as vibrant towns and + service provider but exacerbating the role of + service provider but exacerbating the role of + main service provider but exacerbating villages. existing dormitory settlements existing dormitory settlements the role of existing dormitory settlements ILF / SM Regeneration and growth of market towns as Regeneration and growth of market towns as Significant regeneration, growth and + local service centre, with some investment in + local service centre, with some investment in ++ investment in services for local service jobs and services jobs and services centre Rural / Some benefits for rural areas with levels of Some benefits with rural settlements Making rural settlements more Torridge development maintaining current settlement becoming more sustainable with greater self- sustainable with greater self-sufficiency 0 structures but continuing travel to + sufficiency of services and reduced need for ++ of services with reduced need for travel Barnstaple. Town’s dominance may impact travel to Barnstaple to Barnstaple on Bideford 4 Improve access to key BA Co-location of homes and employment Co-location of homes and employment Co-location of homes and employment services, employment opportunities will allow some improvements opportunities will allow some improvements opportunities will allow some + + + areas and facilities to to key services and infrastructure for to key services and infrastructure for improvements to key services and all sectors of the residents residents infrastructure community. ILF / SM Co-location of homes and employment Co-location of homes and employment Co-location of homes and employment opportunities will allow some regeneration opportunities will provide significant benefit opportunities will provide significant and growth of market towns with more to market towns with major regeneration and benefit to market towns with major + ++ ++ services being provided locally reducing the growth enabling greater self-sufficiency with regeneration and growth enabling need to travel to Barnstaple reduced need for travel to Barnstaple greater self-sufficiency with reduced need for travel to Barnstaple Rural / Improved access to services for rural areas Improved access to services for rural areas Significant benefit to rural areas making Torridge increasingly served by market towns rather increasingly served by market towns rather rural settlements more sustainable with + + ++ than Barnstaple reducing the need to travel than Barnstaple reducing the need to travel greater reliance on market towns for strategic service provision 5 Provide access to BA Provision of significant new facilities Provision of significant new facilities Provision of significant new facilities in ++ ++ ++ learning, training, skills concentrated in Barnstaple concentrated in Barnstaple Barnstaple and knowledge for ILF / SM Provision of new facilities in market towns Significant opportunities for new facilities in Significant opportunities for new facilities + ++ ++ everyone. where currently overcapacity market towns in market towns Rural / Growth within rural areas may help to keep Growth within rural areas may help to keep Growth within rural areas may help to Torridge rural primary schools open but increase rural primary schools open but increase keep rural primary schools open but +/- +/- +/- need to travel to secondary schools need to travel to secondary schools increase need to travel to secondary schools 6 Reduce poverty and BA Alignment of majority of homes and jobs in Alignment of majority of homes and jobs in Alignment of some homes and jobs in deprivation. + Barnstaple may help to alleviate socio- + Barnstaple may help to alleviate socio- + Barnstaple may help to alleviate socio- economic issues in the town economic issues in the town economic issues in the town ILF / SM Some benefits for market towns helping to Some benefits for market towns helping to Significant benefits of regeneration + deal with socio-economic issues by + deal with socio-economic issues by ++ regeneration through growth regeneration through growth Rural / Limited impact on rural areas however Negligible impact on rural areas however Negligible impact on rural areas however Torridge villages may become more sustainable in villages may become more sustainable in villages may become more sustainable + + + the long term the long term by reducing rural isolation in the long term by reducing rural isolation 7 Improve health of BA High-density development in urban Natural setting of Barnstaple more able to Natural setting of Barnstaple more able population and reduce extensions on Greenfield sites around deal with level of development with provision to deal with level of development with health inequalities. Barnstaple will harm accessibility to the of new green infrastructure. Urban provision of new green infrastructure. 0 + + countryside, offset by provision of new green expansion may provide opportunities for Urban expansion may provide infrastructure. Urban expansion may provide walking not too remote from town centre opportunities for walking not too remote opportunities for walking from town centre ILF / SM Provision of new health facilities in market Provision of new health facilities in market Provision of new enhanced health towns where currently overcapacity. Urban towns where currently overcapacity. Urban facilities in market towns. Urban + expansion may provide opportunities for + expansion may provide opportunities for ++ expansion will provide opportunities for walking but limited by topography in walking but limited by topography in walking but limited by topography in Ilfracombe Ilfracombe Ilfracombe Rural / Negligible impact on rural areas Negligible impact on rural areas Negligible impact on rural areas 0 0 0 Torridge 8 Reduce BA Concentration of homes and jobs in Concentration of homes and jobs in Concentration of some homes and jobs unemployment levels Barnstaple may help to alleviate socio- Barnstaple may help to alleviate socio- in Barnstaple may help to alleviate and income inequality. + economic issues in the town and promoting + economic issues in the town and promoting + socio-economic issues in the town and it as the economic heart of North Devon it as the economic heart of North Devon promoting it as the economic heart of North Devon ILF / SM Regeneration of market towns through Significant benefits of regeneration, Significant benefits of regeneration, balanced growth of homes and jobs, strengthening town’s local influence and strengthening town’s local influence and complemented by ripple effect from sustainability. South Molton developing as a sustainability. South Molton developing + ++ ++ Barnstaple. South Molton as a potential focus for agri-business centre and as a focus for agri-business centre and focus for agri-business centre for the wider Ilfracombe becoming more self-sufficient Ilfracombe becoming more self-sufficient locality Rural / Some benefits to rural areas with villages Some benefits for rural areas through ripple Benefits for rural areas through ripple Torridge becoming more sustainable in the long term effect from prosperity of Barnstaple and effect from prosperity of Barnstaple and through ripple effect from prosperity of market towns, some new rural business market towns, but with new rural +/- + ++ Barnstaple and market towns, but villages opportunities helping to reduce urban/rural business opportunities helping to reduce still as dormitory settlements with some income inequalities urban/rural income inequalities urban/rural income inequalities 9 Diversify the range of BA Concentration of homes and jobs in Concentration of some homes and jobs in Concentration of some homes and jobs local employment Barnstaple will deliver a wide range of job Barnstaple will deliver a range of job in Barnstaple will deliver a range of job + + + opportunities. opportunities promoting it as the economic opportunities retaining it as the economic opportunities retaining it as the heart of North Devon heart of North Devon economic heart of North Devon

ILF / SM Regeneration of market towns through Significant benefits of regeneration and Significant benefits of regeneration and balanced growth of homes and jobs, economic diversification, strengthening local economic diversification, strengthening complemented by ripple effect from influence and sustainability of towns. South local influence and sustainability of + Barnstaple will provide opportunities for ++ Molton developing as a focus for agri- ++ towns. South Molton developing as a economic diversification. South Molton as a business centre and Ilfracombe becoming focus for agri-business centre and potential focus for agri-business centre for more self-sufficient based around its coastal Ilfracombe becoming more self-sufficient the wider locality location based around its coastal location Rural / Some diversification for rural areas with Some diversification for rural areas with Benefits for rural areas with increased Torridge villages through ripple effect from prosperity villages through ripple effect from prosperity local business opportunities in more + + ++ of Barnstaple and market towns, but villages of Barnstaple and market towns, but villages sustainable rural communities still primarily dormitory settlements still primarily dormitory settlements 10 Promote sustainable BA 0 Negligible impact on Barnstaple 0 Negligible impact on Barnstaple 0 Negligible impact on Barnstaple tourism. ILF / SM Some benefits in regeneration of market Significant benefits of regeneration, services Significant benefits of regeneration, towns and enhancement of rural economies available strengthening and local influence services available strengthening and + ++ of market towns. Enhancement of rural ++ local influence of market towns. economies and potential of the coast Enhancement of rural economies and potential of the coast Rural / Maintain the appeal of rural areas but Maintain the appeal of rural areas but Influence of market towns on rural areas Torridge + provide some diversification of rural + provide some diversification of rural +/- and increasing rural enterprise may enterprise enterprise impact on natural appeal of rural areas 11 Reduce the overall BA Increased traffic movements into town from Increased traffic movements into town from Increased traffic movements into town need to travel by car. significant urban extensions and existing significant urban extensions and existing from significant urban extensions and surrounding towns and villages, including surrounding towns and villages, including existing surrounding towns and villages, Bideford. Exacerbating existing congestion Bideford. Exacerbating existing congestion including Bideford. Exacerbating on main trunk roads into and around on main trunk roads into and around existing congestion on main trunk roads Barnstaple. Alignment of homes and jobs Barnstaple. Alignment of homes and jobs into and around Barnstaple and + + +/- provide opportunities for enhanced public provide opportunities for enhanced public promoting in commuting through transport and infrastructure improvements transport and infrastructure improvements development outside of main settlement. although question the capacity of existing although question the capacity of existing Alignment of homes and jobs provide network to facilitate additional traffic volume network to facilitate additional traffic volume opportunities for enhanced public or growth or growth transport and infrastructure improvements ILF / SM Some regeneration of market towns with co- Significant regeneration of market towns with Significant regeneration of market towns location of homes and jobs increasing self- co-location of homes and jobs increasing with co-location of homes and jobs sufficiency and reducing daily travel needs self-sufficiency reducing daily travel needs increasing self-sufficiency reducing daily + whilst potentially increasing travel to +/- whilst potentially increasing travel to +/- travel needs whilst potentially increasing Barnstaple for higher order services Barnstaple for higher order services, but with travel to Barnstaple for higher order enhanced opportunities for infrastructure services, but with enhanced upgrades opportunities for infrastructure upgrades Rural / Existing residents of surrounding towns and Growing rural population is increasing daily Growing rural population is increasing Torridge villages in rural areas will continue to drive to travel needs to market towns rather than daily travel needs to market towns rather market towns or Barnstaple. Minor impacts Barnstaple, but greater self-sufficiency than Barnstaple, but greater self- - +/- +/- on rural areas, particularly those closely reduces need to commute from surrounding sufficiency reduces need to commute related to market towns. settlements apart from higher order services from surrounding settlements apart from higher order services 12 Make public transport, BA Potential for major enhancements in public Potential for major enhancements in public Potential for some enhancements in walking and cycling transport networks and PROWs within the transport networks and PROWs within the public transport networks and PROWs ++ ++ + easier and more town, including new park and ride facilities town, including new park and ride facilities within the town, including new park and attractive. ride facilities ILF / SM Potential for enhancements and increased Significant potential for enhancements within Significant potential for enhancements network within the towns and between the towns and increased network between within the towns and increased network + ++ ++ settlements settlements between settlements

Rural / Some potential for limited enhancements Some potential for limited enhancements Potential for enhancements and + + ++ Torridge and increased network between settlements and increased network between settlements increased network between settlements 13 Protect and enhance BA Large greenfield urban extensions having Large greenfield urban extensions having Fewer greenfield urban extensions biodiversity and potential direct and indirect impacts on local potential direct and indirect impacts on local required enabling selection of sites to important wildlife SSSIs and Biosphere Reserve. Major SSSIs and Biosphere Reserve. Major avoid direct and indirect harm for local habitats. - developments provide opportunities for - developments provide opportunities for +/- SSSIs and Biosphere Reserve. Major mitigation and enhancement to green mitigation and enhancement to green developments provide opportunities for infrastructure network infrastructure network mitigation and enhancement to green infrastructure network ILF / SM More potential impacts on Ilfracombe’s Large greenfield urban extensions having Large greenfield urban extensions designated sites. Scope to assess potential direct and indirect impacts on local having potential direct and indirect alternative sites with potential enhancement SSSIs and Biosphere Reserve. Major impacts on local SSSIs and Biosphere +/- to green infrastructure network - developments provide opportunities for - Reserve. Major developments provide mitigation and enhancement to green opportunities for mitigation and infrastructure network enhancement to green infrastructure network Rural / Increased levels of development in rural Increased levels of development in rural Substantial development in rural areas Torridge 0 areas with some scope to assess alternative 0 areas with some scope to assess alternative - with reduced scope to assess alternative sites and enhance existing natural features sites and enhance existing natural features sites 14 Protect and enhance BA Large greenfield urban extensions would Large greenfield urban extensions would Large greenfield urban extensions may the countryside, have potential impacts on local character have potential impacts on local character have potential impacts on local character - - - natural landscape and and in particular undeveloped higher land and in particular undeveloped higher land and in particular undeveloped higher townscape. surrounding the town surrounding the town land surrounding the town ILF / SM Some development in market towns, with More development in market towns with More development in market towns with scope to assess alternative sites but some some impacts on surrounding landscapes. some impacts on surrounding - - - - - potential landscape impact Reduced scope to assess alternative sites landscapes. Reduced scope to assess alternative sites Rural / Increased levels of development in rural Increased levels of development in rural Increased levels of development in rural Torridge +/- areas with some scope to assess alternative +/- areas with some scope to assess alternative - areas with reduced scope to assess sites sites alternative sites 15 Maintain and enhance BA Some listed buildings and conservation Some listed buildings and conservation heritage assets and areas near potential sites, but no ILF / SM areas near potential sites, but no obvious their settings. obvious unavoidable impacts, unavoidable impacts, designated sites Rural / designated sites protected. All historic protected. All historic assets are recognised Torridge assets are recognised 16 Reduce the impact of BA Large greenfield urban extensions having Some greenfield urban extensions having Some greenfield urban extensions flooding and avoid significant impact from surface water runoff, potential impact from surface water runoff, having potential impact from surface additional risk of - particularly from elevated sites surrounding - particularly from elevated sites surrounding - water runoff, particularly from elevated flooding. the town. Mitigation measures would be the town. Mitigation measures would be sites surrounding the town. Mitigation required required measures would be required ILF / SM Some development in market towns where More development in market towns where More development in market towns flood risk is less substantial although some flood risk is less substantial. Capable of where flood risk is less substantial. surface water runoff from elevated sites in accommodating proposed growth but with Capable of accommodating proposed +/- - - Ilfracombe. Capable of accommodating less scope to assess alternative sites and growth but with less scope to assess proposed growth with scope to assess minimise risk alternative sites and minimise risk alternative sites and minimise risk Rural / Limited levels of development in rural areas Limited levels of development in rural areas Increased levels of development in rural Torridge +/- with scope to assess alternative sites and +/- with scope to assess alternative sites and - areas but with less scope to assess minimise risk minimise risk alternative sites and minimise risk 17 Reduce the amount of BA Development supports the requirement for Development supports the requirement for Development supports the requirement landfill waste and + new strategic waste facilities in the town + new strategic waste facilities in the town + for new strategic waste facilities in the promote recycling and town

the use or recycled ILF / SM New development would be offered sufficient Significant new development could provide Significant new development could goods. +/- local service provision in the long term + opportunities to align waste facilities + provide opportunities to align waste facilities Rural / Negligible impact on rural areas Negligible impact on rural areas New development may not be offered Torridge 0 0 - sufficient local service provision in the short term 18 Minimise light and BA Large greenfield urban extensions may have Large greenfield urban extensions may have Large greenfield urban extensions noise pollution. significant impact on light pollution, significant impact on light pollution, having some impact on light pollution, - particularly elevated sites surrounding the - particularly elevated sites surrounding the - although less requirement for elevated town or adjoining the estuary. Mitigation town or adjoining the estuary. Mitigation sites surrounding the town. Mitigation measures would be required measures would be required measures would be required ILF / SM More development in market towns where More development in market towns where More development in market towns capable of accommodating proposed growth capable of accommodating proposed growth where capable of accommodating - - - - - with minor impact with scope to assess but with less scope to assess alternative proposed growth but with less scope to alternative sites and mitigate impacts sites and mitigate risk assess alternative sites and mitigate risk Rural / Increased levels of development in rural Increased levels of development in rural Increased levels of development in rural Torridge - areas with scope to assess alternative sites - areas with scope to assess alternative sites - - areas with potential impact on tranquillity and mitigate impacts and mitigate impacts 19 Reduce non- BA renewable energy consumption and No obvious impacts, all major ILF / SM No obvious impacts, all major development greenhouse gas development subject to sustainable subject to sustainable design requirements emissions district design requirements wide. Rural / Torridge

20 Improve energy BA

efficiency and use of No obvious impacts, all major sustainable ILF / SM No obvious impacts, all major development development subject to sustainable construction materials. subject to sustainable design requirements design requirements Rural /

Torridge 21 Increase energy BA generation from No obvious impacts, all major development No obvious impacts, all major ILF / SM renewable resources. should facilitate renewable and distributed development should facilitate renewable Rural / energy schemes and distributed energy schemes

Rural / Minor impacts on rural areas, particularly Minor impacts on rural areas, particularly Minor impacts on rural areas, particularly Torridge those closely related to market towns. those closely related to market towns. those closely related to market towns. - - +/- Potential shifts in commuting patterns towards market towns 23 Protect the quality of BA No obvious impacts, all major local water resources. ILF / SM No obvious impacts, all major development No obvious impacts, all major development development required to protect local Rural / required to protect local water resources required to protect local water resources water resources Torridge 24 Protect high-grade BA No obvious impacts, as few high grade soils No obvious impacts, as few high grade soils No obvious impacts, as few high grade soils. around main towns around main towns soils around main towns

APPENDIX 2 - NORTH DEVON DEVELOPMENT CAPACITY REPORT 2011

Introduction

To deliver sustainable development the Joint Core Strategy will manage growth to meet identified needs, define the scale, type and distribution of future development, identify regeneration opportunities and support the retention and improvement of facilities and services.

The development distribution hierarchy will establish the scale and scope of development in northern Devon. Strategic allocations will be defined at Barnstaple, Bideford/Northam, Ilfracombe, Braunton and South Molton to ensure the early delivery of development that will make a strategically significant contribution to achieving the strategy for northern Devon. The strategic allocations will be managed through master planning or development briefs for each strategic allocation in order to govern the rate of housing development and the delivery timing of associated facilities and infrastructure.

This study will form part of the Core Strategy evidence base and clarify the level and distribution of development considered appropriate across northern Devon. It will seek to identify broad strategic areas and their capacity to accommodate growth while protecting the quality, character and amenity value of the countryside and urban areas as a whole. The study will assist in identifying potential indicative directions of growth and are not intended to be site-specific allocations. Areas identified will signal the upper limit of the environment’s capacity to accommodate development while the Core Strategy will identify and promote specific development sites.

The study should be read alongside the SA of Alternative Options Regional Spatial Strategy (RSS) which identifies alternatives to the levels of housing growth stipulated in the RSS for North Devon. The Development Capacity Report is not intended to extend this work but will help to clarify the site allocations considered at the Issues and Options stage of the Core Strategy. The combined evidence base will inform future Sustainability Assessments of Development Plan Documents.

Limitations of Study

This study will consider the infrastructure and development capacity constraints and thresholds that could limit future potential housing growth in Northern Devon. The study will seek to identify the major spatial constraints and assess how these can be overcome, therefore identifying the opportunities for growth across the region.

However, there are two fundamental issues with Development Capacity estimations which should guide the structure of the assessment, the data used to inform the process and how the results are interpreted.

The assessment of Environmental Capacity can suggest a basic threshold for development (i.e. through judging the inherent sensitivity of assets), it cannot indicate the precise amount of development which an area can accommodate (Entec 2007). Environmental thresholds do not translate automatically into development capacity. The latter will depend on the environmental efficiency of development and the infrastructural, management and behavioural context in which it occurs. Different forms of development and environmental management will have different impacts on environmental thresholds. Absolute capacity indicators can therefore be misleading.

Furthermore, there are three underlying themes that need to be dealt with if Development Capacity is to be more broadly used in spatial planning.

 Judgment is about what society regards as the acceptable form and rate of environmental change. Development Capacity must therefore be determined by the democratic process, in which formally constituted bodies seek the participation and views of the people affected.  Different components of the environment will have different capacities. Hence it is problematic to combine them all under one term ‘Development Capacity’.  Much of the data collected refers to a limited range of types of environmental assets, for example whilst there is data on the condition of designated buildings and sites there is lack of data regarding broader environmental conditions.

Planning Context

The Issues and Options report for the joint Core Strategy was published in November 2007 for public consultation. It set out a range of options for broad locations around each of the main towns to meet the identified levels of housing and employment growth for the period to 2026. A broad comparison of the spatial aspects of potential growth options enabled some relative sustainability strengths and weaknesses to be identified initially.

All potential broad locations and directions of growth were inspected to identify existing uses, site opportunities and constraints, local characteristics and potential infrastructure capacity issues. A checklist was completed for each broad location to record the relevant information in a consistent format including site photographs. These assessment checklists informed the detailed sustainability appraisals undertaken for each site and provided comprehensive information to compare the merits of different sites to accommodate new development.

The Sustainability Appraisal of Alternative Options to the RSS examines three distinct scenarios for the distribution of RSS housing requirements within North Devon. These were based on distribution strategies identified previously during the evolution of the RSS. The requirement of the emerging RSS for the South West for 10,900 new dwellings within North Devon during the plan period remains consistent for each scenario although the assessment provides flexibility to allow additional growth in rural areas and enable communities to become more sustainable in terms of self- sufficiency.

As a result of the proposed abolition of the RSS, strategic housing requirements are now set by Local Planning Authorities based on a range of evidence. Figures for North Devon will be identified in the Joint Core Strategy. The draft Core Strategy and Sustainability Appraisal will be published for public engagement Spring 2012. Further sustainability appraisal of site options will be undertaken as a result of the representations, feedback and comments received.

Identification of Assessment Criteria

In order to identify a theoretical capacity for further development across the region and in and around each major settlement an assessment framework was required consisting of the most relevant constraints. The scope of the study is defined by the constraints used in the assessment and the weighting or significance applied to each of them.

An assessment of development capacity should be identified based on the following approach to the selected constraints:

 An overall policy assumption should be taken that where there are identified fundamental constraints development should be avoided.  Areas of Opportunity will be identified by a process of elimination in respect of fundamental constraints to potential growth.  All Areas of Opportunity are capable of supporting a degree of development without significant impact on these constraints.

 Areas of Opportunity will only be identified within 1.5km of the existing planning boundaries of Barnstaple, Fremington, Ilfracombe, South Molton and Braunton and Wrafton.

Research12 has identified a two-stage approach, whereby strategic spatial constraints are used to identify broad general sensitivity within wide Areas of Opportunity (AoI). The method uses GIS mapping to produce the initial series of AoI for each settlement. An AoI will consist of discrete pockets of the district where development is broadly acceptable in terms of major environmental, landscape and heritage constraints. Each individual AoI is then subsequently assessed to establish potential strategic level development capacity based on more specific local environmental and infrastructure constraints, housing density ranges and designs.

Analysis of Strategic Constraints and Identification of Areas of Opportunity

Stage 1 constraints are readily available datasets defining significant spatial designations. These are national, regional and local designations which have a clearly defined area and boundary.

Table 1 contains a series of Stage 1 constraints weighted in terms of potential sensitivity to general development. The individual significance of each constraint is indicated by the depth of colour. The relevant constraint themes have been plotted using GIS to identify potential AoI. The process is then repeated at a more local level utilizing the Stage 2 constraints identified in 3.2.

Significance Assessment Criteria and Constraints SSSIs SAC/SPA

SAMs, Historic Parks and Gardens

Flood Zones 2 and 3 / sensitivity County Wildlife Sites / Sites of Local Wildlife Importance / Key

Network Features

Conservation Area setting, Listed Buildings National Parks, AONBs, AGLV, CPA Heritage and Archaeological Sites Grade 2 Agricultural Land Landmarks and/or Industrial Heritage Features, Minerals Local Nature Reserves, RSPB Reserves Woodlands, TPOs National Trust Wildlife Corridors / Urban GI Play/Recreation Land/Sports Pitches Public Rights of Way

Surface Water

No constraints present

Table 1: Provisional Stage 1 Assessment Framework

Table 1 Key Sectors where development should not be permitted under any

circumstances (e.g. National Park, SAC/SPAs)

Sectors where development should not be permitted unless there is exceptional over-riding justification and adequate mitigation measures are in place (e.g. Zones 2 and 3 Flood

12 Craven District Council Environmental Capacity Study, East of England Environmental Capacity

Risk, steeply sloping land and ridges, regenerated former quarries) Sectors where development may be permitted in the vicinity of the designation provided adequate mitigation measures are in place to overcome the constraints that have been identified (e.g. cumulative constraints reducing appropriateness for development) Potential Area of Opportunity

Development in and around certain designations, for example Conservation Areas, will be open to mitigation from carefully designed proposals which may reduce any potential impact. However, mitigation may not be appropriate where there are cumulative constraints imposed on a single site, increasing its overall sensitivity to development.

Assessment of Specific Development Capacity Within each Area of Opportunity

Appraisal of the general development potential in each AoI identified in Stage 1 can then be assessed against a full range of sustainability measures. The scope of this assessment has been defined through stakeholder engagement to enable the appropriate selection of available local physical and infrastructure constraints. Stage 2 aims to define more specific suitable urban forms which relate well to existing development through identification of localised elements including;

 Impact on the landscape – strategic and local  Prominence, slopes ridges, views  Impact on reasons for designation of national or local sites  Local tranquility and rural communities and urban GI.  Physical and other constraints/opportunities  Minerals  Topography, gradient, contamination  Development capacity/coherence/coalescence and brownfield opportunities  Impact on local drainage networks (CAMS) and resources (water stress)  Renewables infrastructure potential  Effective links to urban transport networks (car alternatives)  Pedestrian, cycling, bus  Integration / barriers (topographic / existing land use)  Existing congestion / capacity issues  Access to the strategic road and rail network  Existing congestion / capacity issues (including seasonal)  Requirement for additional network capacity  Access / improvements to rail  Access to employment and other facilities  Relation to range of existing higher order town services and employment  Proximity to a higher order centre and a clear capacity for a public transport link to that centre  Integration of planned services  Constraints imposed by existing road network  Economic strategy (access to work/job creation) in place?  Realising the potential for sustainable transport access and modal choice  Potential for non-car access development  Relative proximity to other main towns  Constraints on existing main corridors  Potential for prioritized public transport  Separation (physical/social) with existing development

 Delivering self containment and local facility provision  Achievable critical mass (education/community/social facilities)  Scope for employment development  Area of high housing and affordable housing demand  Community and GI provision for existing communities  Effective implementation and longer term development potential  Implementation precursors  Infrastructure delivery including SSTW  Long term public transport initiatives  Compatibility with planning, development and regeneration objectives (housing need – Growth point)  Community support

Results

Results from the Stage 1 assessment are GIS output maps displaying the district under a wide array of constraints, see Figure 1. Each constraint is portrayed as a shaded area with the depth of shading relating to its weighting or significance as defined in Section 3.1 above. Areas depicted under the heaviest shading, e.g. containing Historic Parks or SACs have been excluded from any Stage 2 assessment. Areas that contain numerous overlapping constraints are shaded according to the sum of the individual constraints and have also been excluded from any further assessment.

Figure 1: District wide development capacity constraints

The resultant AoI at each settlement have been assessed in more detail under the Stage 2 assessment criteria. Any relevant and appropriate sustainability measures will be selected from the list in 3.2. There is clearly some overlap with constraints already used during the Stage 1 assessment, however scales will be localized and relative to features within the assessment area rather than across the entire region.

Barnstaple Areas of Opportunity

B2 B3 B1

B8 B9 B7

B1 – Land West of Bradiford Identified during Issues and Options as site BAR H7/E7 (44ha) Travel This area is severely constrained by existing highway and access issues Development would require significant vehicular access onto the dual carriageway which already experiences major flows Secondary roads in the area already reach peak capacity and have limited provision for pedestrian Several PROW cross the area Potential for improvements to public transport between Bradiford, Chaddiford Lane and Pottington Facilities Poorly related to majority of services in town centre although potential employment opportunities at Pottington Physically separated from existing development by Bradiford Water Expansion of existing schools constrained by flood risk South facing with potential for solar Divorced from potential heat anchor loads on Pottington / Chaddiford Lane Environment Prominent in the estuarine landscape and contributes to rural gap between Ashford and Barnstaple The area contains a significant KNF following a prominent ridgeline, a TPO, several

footpaths and consists of a large number of discrete parcels of land Several Grade II Listed Buildings in the area Flood Zone 3 at southern boundary and substantial surface water issues Grade 2 agricultural land Development Capacity – Large area of potentially developable land to the north west of the town. Development capacity is severely constrained by Bradiford Water which physically separates the area from existing development. The site contains a prominent green ridgeline which contributes to the setting of the town and maintains the rural gap between Ashford and Barnstaple. Any level of development would have significant implications for traffic flow on the busy A361 between Braunton and Barnstaple. Unlikely to provide a sustainable option for any strategic development. .

B2 – Land North of Pilton and North Devon Hospital Identified during Issues and Options as site BAR H8 (16.7ha) and BAR H9 (10ha) Travel The area has numerous access options but severely constrained by existing highway capacity Hospital junction likely to require significant upgrading Secondary roads in the area already very busy Good existing provision for pedestrians Important local footpaths in the area Potential for improvements to public transport through Pilton Facilities Well related to existing residential development Poorly related to majority of services in town centre, although minor services exist in Pilton North facing although potential heat anchor load at the hospital Expansion of existing schools constrained by flood risk Environment Land south of Westaway Plain is elevated and forms important green hilltop when viewed from town Flood zone 3 and SSSI at northern boundary Significant surface water issues on Westaway Plain and within existing development Several Grade II Listed Buildings in the area Consists of a large number of discrete parcels of land, CWS, KNF, TPO Development Capacity – Area of potentially developable land to the north of Pilton. Development capacity is constrained by the form of existing development, local highways issues and distance from town centre services. Any development is likely to require substantial improvements at the hospital junction and lead to increased congestion in the north of the town. However any development would be close to minor services in Pilton, schools and hospital. Would provide sustainable option for some strategic development providing designations to the north can be protected and local access to community facilities can be provided.

B3 – Land East of North Devon Hospital Identified during Issues and Options as site BAR H9/E9 (10ha) Travel Access is limited to that currently serving the hospital and capacity is severely restricted, particularly at the hospital junction Hospital junction likely to require significant upgrading Solitary footpath and very limited pedestrian access Area well served by public transport Facilities Poorly related to all existing services apart from hospital and would result in significant pressure on routes into town centre Poorly related to existing residential development South facing and potential heat anchor load at the hospital Significant impact on character of existing low-density properties Environment Area is very prominent in the wider landscape and forms important green hilltops around town

Grade II Listed Buildings, SAMs, SSSI, KNF and TPOs in the area Consists of large open fields with scattered woodland Development Capacity – Area of potentially developable land to the east of North Devon Hospital. Development capacity is heavily constrained by the hospital and by significant access issues and connectivity to North Road. The area is poorly related to any existing residential development and contains important hilltops which contribute to the setting of the town. Numerous historic and environmental designations would further restrict area wide development. Unlikely to provide a sustainable option for any strategic development.

B4 – Land East of Frankmarsh Identified during Issues and Options as site BAR H10 (6.5ha) Travel Area has several access points but routes heavily constrained by existing capacity through residential areas Good existing provision for pedestrians and PROW Potential for improvements to public transport through Gorwell Facilities Poorly related to existing services and would result in significant pressure on routes into town centre Would be seen as an extension to existing residential estates Generally west facing although no anchor loads for renewable infrastructure Environment Steeply sloping and prominent, although less elevated than other sites CSW, KNF and TPOs in the area Consists of large open fields with some dense woodland Flood Zone 3 to the north of area Surface water issues to the west in existing development Development Capacity – Small area of potentially developable land which would form an extension to existing residential estates to the east of Barnstaple. The area is heavily constrained by highway issues and poor access to any existing services. The area is particularly prominent and steeply sloping to the east, and bordered by numerous environmental designations. The area provides only limited capacity and would not provide a strategic option for development.

B5 – Land at Goodleigh Road Identified during Issues and Options as site BAR H10 (20.5ha) and H11 (57ha) Travel No vehicular access to Westacott Road and junction deficiencies at Goodleigh Road PROW running through centre of site Access to community and social facilities needs improving Public transport needs improving Facilities Concern regarding amenity of existing properties Well served by existing facilities although existing connectivity is poor Development could facilitate improved connectivity through eastern Barnstaple Some south facing slopes but no anchor loads for renewable infrastructure Environment Steeply sloping, visually prominent and an important part of the green hills setting around the town Eastern extremities lie in Flood Zone 3 and KNF runs along Coney Gut Area contains TPO, telecommunications mast and covered reservoir Maidenford Hill very prominent hilltop in the setting of the town Development Capacity – Large area of potentially developable land to the north and south of Goodleigh Road. Development capacity is constrained primarily by the prominence of Maidenford Hill and its importance to the setting of the town. The area offers significant opportunities to improve connectivity and alleviate wider traffic issues around the eastern part of the town although this would require major junction improvements to Goodleigh Road and the A361. Would provide a sustainable strategic option for development providing Maidenford Hill and existing properties on Goodleigh Road are protected.

B6 – Land East of Whiddon Valley and Landkey Road Identified during Issues and Options as site BAR E1/H1 (63ha) and BAR E2/H2 (13.5ha) Travel Good access via A39 and A361 although route is prone to heavy congestion Development would necessitate significant junction improvements and potential new roundabout on the A361 Numerous footpaths and PROWs through area Pedestrian access to existing services constrained by A39 and A361 Significant potential for improvements to public transport around Landkey, Newport and Whiddon Valley Facilities Well served by existing facilities, although current connectivity is poor Development could facilitate improved connectivity through Whiddon Valley and Fairacre A39 provides physical barrier to town Substantial area occupied by existing golf course Some south facing land and adjacent to heat anchor loads at Westacott Road Environment Narrow section along the north of A361 is a County Wildlife Site and Flood Zone 3, containing multiple TPOs Significant surface water issues along A39 and A361 Listed Buildings at Acland Barton to the north Eastern extent not well defined by existing boundaries and potential for linear development along A361 Grade 2 agricultural land south of A361 Development Capacity – Large area of potentially developable land to the east of the town, north and south of the A361. The area to the south of the A361 is severely constrained by existing uses and is separated from the town by the A39. North of the A361 is less constrained although development to the east of Westacott would be visually prominent when approaching the town from the east. May facilitate wider highway improvements and connectivity through Whiddon Valley and any new development at Goodleigh Road. North of the A361 would provide a sustainable strategic option particularly in conjunction with B5.

B7 – Land North of Bishops Tawton Identified during Issues and Options – No Travel Access via A39 and A377 although difficult to provide safe junction particularly with Bishops Tawton Road Pedestrian access to existing services constrained by A39 Several PROW cross the area Potential for improvements to public transport between Bishops Tawton and Barnstaple Facilities Poorly served except for existing village facilities Physically separated from existing development by A39 East facing and no anchor loads for renewable infrastructure Environment Steeply sloping, prominent and would be very imposing on existing development Development would represent undesirable spread of Bishops Tawton and loss of rural gap Flood zone 3 and surface water issues along the A39 Development Capacity – Small area of potentially developable land to the north of Bishops Tawton. Development capacity is severely constrained by access, potential amenity impact on existing residential development in Bishops Tawton and distance from major services in Barnstaple. Unlikely to provide a sustainable strategic development option.

B8 – Land at Larkbear Plantation Identified during Issues and Options as site BAR E3/H3 (63ha) Travel Access onto A361 although difficulty in providing connectivity to residential development to the north and crossing the River Taw to the town centre

Both existing routes into town centre suffer from congestion Potential impact on Lake/Tawstock local routes Poor PROW connections across River Taw, although well related to train station Public transport links need improving Facilities Poorly related to existing facilities to the east and west, with additional pressure on existing highway connections Potential for pedestrian connections to Roundswell and across River Taw will improve residents’ options Existing employment at Roundswell and Seven Brethren although current access is limited Would require substantial improvement in local community facilities Potential to improve connectivity through Petroc Mostly south facing and potential anchor heat loads at Roundswell and Petroc Environment Eastern slopes form part of a very prominent river valley and approach to the town, although well related to existing built form Flood Zone 3 running east to west across site Significant surface water issues around Lake and Larkbear Plantation Large extent of Grade 2 agricultural land Setting of Lake Conservation Area will need protection Significant KNF woodland and TPOs Preservation of open space to north and south of site is required Development Capacity – Large area of potentially developable land to the south of the town. The area is heavily constrained by historic and environmental designations and separated from the main body of the town by the River Taw, Seven Brethren and the railway. Development would severely impact on existing traffic routes into the town, however may provide significant opportunities to improve public transport and pedestrian connectivity. Area is well related to existing settlement form and could facilitate improved access to community services at Roundswell. Would provide a sustainable strategic development option but requires a careful layout providing protection for the Conservation Area, woodland and open space.

B9 – Land South of Roundswell Identified during Issues and Options – BAR E4 (21ha) Travel Access onto the A39 at Roundswell roundabout but limited capacity Single PROW crosses the area Potential for improvements to public transport between Roundswell and Barnstaple Facilities Poor access to facilities and potentially disconnected from the town Mostly north facing and potential anchor heat loads at Roundswell Environment Level land, adjacent to Link Road and existing commercial units TPOs and Key Network Feature Development Capacity – Small area of potentially developable land to the south of Roundswell. Development capacity is severely constrained by access onto the A39 and distance from all Barnstaple services. Unlikely to provide a sustainable strategic development option unless connectivity to existing development at Roundswell can be established.

Fremington Areas of Opportunity

F4 F3

F1 – Land West of Bickington Identified during Issues and Options – No Travel Access onto the B3233 will add significant volumes of traffic to Bickington, Sticklepath and the Long Bridge Good access to Tarka Trail Several PROW cross the area Good existing public transport between Bideford and Barnstaple Facilities Poor access to town services and would add significant pressure to local services in Fremington and Bickington Would require substantial improvement in local community facilities Limited potential for renewables due to sensitivity of landscape and no anchor heat loads Environment Land to the east is prominent, but wider area is generally low lying and level forming a strategic rural gap between Bickington and Fremington and open, estuarine setting Penhill House is a Grade II Listed Building Entire area is Grade 2 Agricultural Land Adjacent to SSSI and Flood Zone 3 Some low lying surface water issues Extensive grazing marsh habitats

Development Capacity – Large area of low-lying developable land to the west of Bickington. Development capacity is constrained by the distance from Barnstaple services, capacity of the B3233 and impact of eroding the rural gap on the estuarine setting. The area forms part of an important habitat and open space containing extensive PROWs. Any development in this area is likely to place additional pressure on local community services. Unlikely to provide a sustainable strategic development option.

F2 – Land Southeast of Fremington Identified during Issues and Options – No Travel Access onto the B3233 will add significant volumes of traffic to Bickington, Sticklepath, and the Long Bridge Single PROW crosses the area Good existing public transport between Bideford and Barnstaple Facilities Poor access to town services and would add significant pressure to local services in Fremington and Bickington Would require substantial improvement in local community facilities Mostly north facing with no potential anchor heat loads Environment Prominent land rising to the south of existing residential development Large areas of Flood Zone 2 and 3 adjacent to southeast Fremington Development Capacity – Large area of developable land to the southeast of Fremington. Development capacity is constrained by the distance from Barnstaple services, capacity of the B3233 and impact of eroding the rural gap between Fremington and Bickington. Any development in this area is likely to place additional pressure on local community services. Potential for significant impact on existing residential amenity and local roads. Would only provide a sustainable strategic development option if accompanied by significant investment in community facilities through large-scale growth of Fremington.

F3 – Land South of Yelland Identified during Issues and Options – No Travel Access onto the B3233 will be through existing residential development and add significant volumes of traffic to Fremington, Bickington, Sticklepath, the Long Bridge and Westleigh Junction Several PROW cross the area Good existing public transport between Bideford and Barnstaple Facilities Poor access to town services and would add significant pressure to local services Development may rely on Bideford for major services and facilities No existing local community facilities Mostly north facing with no potential anchor heat loads Environment Prominent, steeply sloping land rising to the south of existing residential development Allenstyle Wood and County Wildlife Site to the east Substantial surface water issues running through Yelland Development Capacity – Large area of developable land to the south of Yelland. Development capacity is constrained by the distance from Barnstaple and Bideford services, capacity of the B3233 and impact on existing residential amenity. Potential for significant impact on landscape and local roads in order to connect to the B3233. Would only provide a sustainable strategic development option if accompanied by significant investment in community facilities through large- scale growth of Yelland.

F4 – Land West of Yelland Identified during Issues and Options – No Travel Access onto the B3233 will add significant volumes of traffic to Fremington, Bickington, Sticklepath, the Long Bridge and Westleigh Junction Single PROW crosses the area

Good access to Tarka Trail Good existing public transport between Bideford and Barnstaple Facilities Poor access to town services and would add significant pressure to local services Development may rely on Bideford for major services and facilities No existing local community facilities Residential development would help facilitate economic regeneration and employment opportunities around the power station site Significant potential for renewables infrastructure and business development if associated with redevelopment of Yelland Power Station Mostly north facing with no potential anchor heat loads Environment Prominent, steeply sloping land rising to the south of B3233 that would erode rural gap between Yelland and Instow and accentuate ribbon development Cidermill Grade II Listed Building at West Yelland TPOs and KNF west of Yelland at Long Grove Grade 2 agricultural land Development Capacity – Large area of developable land to the west of Yelland. Development capacity is constrained by the distance from Barnstaple and Bideford services and capacity of the B3233. Potential for significant impact on existing residential amenity and local roads in order to connect to the B3233. Would only provide a sustainable strategic development option if accompanied by significant investment in community facilities through large-scale growth of Yelland.

F5 – Land North of Yelland Identified during Issues and Options as site BAR H13/E13 (68ha) Travel Access onto the B3233 will add significant volumes of traffic to Fremington, Bickington, Sticklepath and the Long Bridge Good access to Tarka Trail Westleigh junction on A39 would need improving Good existing public transport between Bideford and Barnstaple Facilities Poor access to town services and would add significant pressure to local services Development may rely on Bideford for major services and facilities No existing local community facilities Residential development would help facilitate economic regeneration and employment opportunities around the power station site Significant potential for renewables infrastructure and business development if associated with redevelopment of Yelland Power Station Environment Low lying, mostly level land to the north of Yelland including some Flood Zone 2 and 3 at the northern extremities Mostly grade 2 agricultural land Adjacent to RSPB reserve and CWS Potentially significant impact on Lower Yelland Farm Extensive grazing marsh habitats Substantial surface water issues through North Yelland Farm and along the Tarka Trail Development Capacity – Large area of developable land to the north of Yelland. Development capacity is constrained by the distance from Barnstaple and Bideford services and capacity of the B3233. Potential for significant impact on environmental designations and the estuarine setting. Would only provide a sustainable strategic development option if accompanied by significant investment in community facilities through large-scale growth of Yelland.

Ilfracombe Areas of Opportunity

I3 I4

I1 – Land East of Worth Road and Killacleave Farm Identified during Issues and Options – H6 (8ha) and H4/E4 (12ha) Travel Development would require significant improvements on Worth Road and New Barnstaple Road Existing minor roads are narrow, serve residential areas and suffer heavy congestion at peak times Single PROW crosses the site Pedestrian links need improvement Good public transport links with potential to expand services Facilities Well related to existing settlement form and good access to existing services Potential for major mixed use development including employment growth Mostly north facing although potential anchor heat loads at the college and Tesco Environment Very steep hillside with important prominent ridgeline running east to west Undeveloped area forms part of coastal landscape setting to the town Amenity impacts on existing residential properties Some surface water issues Adjacent to potentially contaminated land at Recycling centre Within Coastal Preservation Area and adjacent to Heritage Coast and AONB Numerous Key Network Features and Open Space designations Development Capacity – Large area with good development capacity sitting within the existing settlement form. Numerous environmental constraints including Key Network Features and the importance of the area in providing part of the green setting to the town. Significant potential to provide a coherent and mixed use development in conjunction with I2 while improving wider road network and public transport options to the south of the town. Would provide a sustainable strategic option particularly when combined with I2.

I2 – Land at Bowden Farm and South of Tesco Identified during Issues and Options – H3/E3 (18ha) and H5/E5 (15ha) Travel Development would require significant improvements on Marlborough Road, Worth Road and New Barnstaple Road Existing minor roads are narrow, serve residential areas and suffer heavy congestion at peak times Pedestrian links need improvement Limited public transport links although potential to expand services beyond Tesco Opportunity to link fragmented PROW in the area Area east of Old Barnstaple Road would increase traffic movements into the town Facilities Southern area is not considered well related to existing built form Considerable distance from town centre services particularly south of Tesco, although easy access to Tesco, schools and health care facilities Some development would complement new facilities at Killacleave Mostly west facing although potential anchor heat loads at the school and Tescos Environment Shield Tor is visually prominent Steeply sloping and visually dominant over the southern part of the town Southern boundary defined by Winsham Farm County Wildlife Site Key Network Feature running north from CWS Within Coastal Preservation Area and adjacent to AONB Adjacent to town cemetery Amenity impacts on residential properties and isolated farmhouses Encroachment into the open countryside Development Capacity – Large area with extensive capacity for development adjacent to existing commercial development at Tescos. Although very visually prominent the area is largely unconstrained and offers significant potential for a coherent and mixed use development in conjunction with I1 while improving wider road network and public transport options to the south of the town. Would provide a sustainable strategic option particularly when combined with I1.

I3 – Land East of Score Valley Identified during Issues and Options – No Travel Very poor access onto A361 and separated by route of river and Cleave Wood Numerous PROW cross the site No existing pedestrian capacity Would increase traffic flow into town centre Facilities Area is poorly related to existing built form Considerable distance from town centre and disconnected from existing residential development Mostly west facing with no potential anchor heat loads Environment Very steeply sloping and prominent on the approaches to the town Flood Zone 3 through Score Valley Within Coastal Preservation Area Cleave Woods cover lower slopes of the valley Development Capacity – Small area with severely constrained development capacity. The area is separated from existing settlement form by County Wildlife Site and Flood zones to the north and west. The significant distance from the town centre and access problems are likely to preclude any strategic development potential in this area.

I4 – Land adjacent to The Cairn Identified during Issues and Options – H2 (32ha) Travel The area is severely constrained by existing highway and access issues Very poor access onto A361 possibly through Cairn Road and Kingsley Avenue Existing minor roads are narrow, serve residential areas and are in a poor state of

repair Would increase traffic flow into town centre No existing pedestrian capacity Numerous PROW in the north of the area and a cycleway to the west Facilities Area is poorly related to existing built form Considerable distance from town centre and disconnected from existing residential development No local services, although employment at Pall Mostly north facing with potential anchor heat load at Pall Environment The site is steep, except to the south which is very elevated and prominent from the AONB Within Coastal Preservation Area The Cairn is CWS, LNR, Open Space, KNF and Ancient Woodland TPOs are present to the north of the site Flood Zone 3 in Slade Valley to the west Development Capacity – Large area with very limited development capacity due primarily to the separation from existing development by the Cairn which is heavily designated. The significant distance from the town centre and access problems are likely to preclude any strategic development potential in this area.

South Molton Areas of Opportunity

SM1 SM6

SM5 SM2

SM4

SM3

SM1 – Land at Gunswell Lane Identified during Issues and Options – H1 (13ha) and H2 (6ha) Travel Surrounding highway network is generally good. Significant junction improvements required on Nadder Lane, North Road and Gunswell Lane

Potential to improve road network and provide alternative to traffic flow through the town centre Numerous PROW to the north of Gunswell Lane Good existing public transport links Facilities Well related to existing settlement form, particularly to the north of Gunswell Lane Good access to town centre facilities, primary school and employment at Pathfields Mostly south facing with potential anchor heat load at the adjacent school Environment Site is elevated and contains a prominent ridgeline at entrance to the town Potential amenity impacts on residential properties, particularly to the south of Gunswell Lane Some isolated properties would be subsumed into new development Grade II Listed Quince Honey Farm immediately to the south east Community Woodland and Open Space to the east Some surface water issues to the south of Gunswell Lane Development Capacity – Large area with extensive capacity for development and few significant constraints. Development to the west of the town provides substantial scope for improving the road network and connectivity between Nadder Lane and North Road. A large area to the north west adjacent to North Road contains an elevated and prominent ridgeline which once developed would detract from the landscape at this entrance to the town. Would provide a sustainable strategic option particularly in combination with SM2

SM2 – Land at South of Nadder Lane Identified during Issues and Options – H3 (12ha) Travel Surrounding highway network is generally good. Significant junction improvements already undertaken on Nadder Lane Potential to improve road network but may add to town centre traffic heading towards Pathfields/A361 PROW connects to existing development to the east Good existing public transport links Facilities Well related to existing settlement form Good access to town centre facilities, and community college Mostly west facing with no potential anchor heat loads Environment Several small linhays on the southern edge of Nadder Lane should be retained Several small Key Network Features Extensive surface water issues across the site Potential amenity impacts on residential properties to the east Development Capacity – Large area with extensive capacity for development and few significant constraints. Development to the west of the town provides substantial scope for improving the road network and connectivity between B3226 and any further development north of Nadder Lane. Surface water issues around minor waterways would require design mitigation. Would provide a sustainable strategic option particularly in combination with SM1

SM3 – Land West of Exeter Gate Identified during Issues and Options – H4 (10ha) Travel Surrounding highway network is generally good. Significant junction improvements required on B3226 Potential for enhanced pedestrian access on George Nympton Road connecting to the college Potential to improve road network but may add to town centre traffic heading towards Pathfields/A361 Good existing public transport links Facilities Less well related to existing settlement form than other areas Good access to town centre facilities, and community college Mostly north facing with no potential anchor heat loads

Environment Site is visually prominent from the B3226 Key Network Features and surface water issues around Furzebray Farm Majority of site is Grade 2 agricultural land Potential amenity impacts on residential properties to the east Development Capacity – Small area with some capacity for development, although most of developable area is Grade 2 agricultural land around Furzebray Farm. Development in this area is likely to increase pressure on the existing road network through the town centre with few opportunities for alternative routes. Unlikely to provide a sustainable strategic option in isolation but a potential for future development following SM1 and SM2.

SM4 – Land South of Alswear New Road Identified during Issues and Options – H5 (9.5ha) Travel Surrounding highway network is good although Alswear Old Road is congested Significant junction improvements and pedestrian crossing required on Alswear New Road Limited pedestrian access on Alswear New Road into town centre Potential to improve road network and providing alternative access to the college Good existing public transport links May add to town centre traffic heading towards Pathfields/A361 PROW along western boundary of playing fields and to the north of the area Facilities Well related to existing settlement form Good access to town centre facilities, and community college Mostly south facing with potential anchor heat load at college Requirement for future cemetery extension Environment Site is elevated and contains a visually prominent hilltop to the south of the town Very steep valley to the south and east Surface water issues to the south Key Network Features around college playing field Majority of site is Grade 2 agricultural land Development Capacity – Large area with some capacity for development, although most of developable area is Grade 2 agricultural land and divorced from existing residential development by the college and cemetery. Development could significantly improve access to the college but would require substantial junction/pedestrian improvements. Residential development to the south of the town is likely to increase traffic movements through the town centre towards Pathfields and A361. Unlikely to provide a sustainable option in isolation but a potential for future development following SM1, SM2 and SM3.

SM5 – Land South of Poltimore Road Identified during Issues and Options – H6 (5.5ha) Travel Poltimore Road lacks capacity for increased traffic and junctions have poor visibility Good links to A361 via B3227 Good existing public transport links May add to town centre traffic heading towards Pathfields PROW along Tucking Mill Lane to the south Facilities Well related to existing settlement form Good access to town centre facilities Mostly east facing with no potential anchor heat loads Environment Site visually prominent to the south and east Very Steeply sloping from west to east Surface water issues to the south Flood zone 3 to the east Potential amenity impacts on large detached residential properties to the west Sewage works to the north east of the site Key Network Features to the east and south

Very prominent tree in the middle of the area should be retained Development Capacity – The smallest developable area which is heavily constrained by gradient, access issues, proximity to sewage works and potential impact on town centre traffic flow. Unlikely to provide a sustainable strategic option for any residential development.

SM6 – Land North of East Street Identified during Issues and Options – H7 (7ha) and H8 (10ha) Travel Access on to East Street may require loss of Key Network Feature East Street lacks capacity for increased traffic due to on street parking Junction improvements on Station Road as part of SMO2d allocation to the west Good links to A361 via B3227 Good existing public transport links Poor pedestrian links towards the town centre Potential to improve road network and provide alternative to traffic flow through the town centre Facilities Well related to existing settlement form Good access to town centre facilities Mostly east facing with no potential anchor heat loads Environment Site visually prominent to the east Very Steeply sloping from west to east Surface water issues across centre of the area Flood zone 3 to the east Potential amenity impacts on properties to the west Numerous significant Key Network Features Numerous mature trees and hedgerows throughout the site Part of the area contains a scrap metal site Sewage works to the south of East Street Development Capacity – Large area with some capacity for development, although contains substantial areas of very steep land, biodiversity importance and Key Network Features particularly in the south and west. Areas adjacent to existing residential development and avoiding steeply sloping areas to the west are likely to provide a suitable alternative to development to the west of the town. The area provides further opportunities to improve access options to Pathfields and the A361 without increasing town centre congestion. Would provide a sustainable development option but is unlikely to offer sufficient capacity for any strategic growth. .

Braunton Areas of Opportunity

Br1

Br2 Br3

Br4

Br5

Br6

Br1 – Land East of Knowle Identified during Issues and Options – No Travel The area is severely constrained by existing highway and access issues Development would require significant junction improvements onto A361 Existing minor roads are very narrow and serve residential areas Numerous PROW cross the site Likely to increase traffic flow through Braunton Potential for improvements in public transport Facilities Knowle is dependent on Braunton and Barnstaple for all major services, although some local facilities Limited potential for employment growth Mostly north facing with no potential anchor heat loads Environment Very steep hillside which dominates the river valley and existing village Amenity impacts on existing residential properties Flood zone 3 and surface water issues running east to west through village Development Capacity – A large area of potentially developable land to the east of the village. Development capacity is severely constrained by access issues and the surrounding road network connecting to the A361. Knowle offers few services and development would be dependent on Braunton and/or Barnstaple. The separation from Braunton, significant impact on the valley landscape and amenity of neighbouring properties is likely to preclude option from further strategic consideration.

Br2 – Land at Chapel Hill Identified during Issues and Options – No Travel The area is severely constrained by existing highway and access issues Development would significantly increase traffic on North Down Road and East Street Existing minor roads are very narrow and serve residential areas No potential for public transport

Facilities Development would be a significant distance from village centre services May facilitate further employment growth in village Mostly south facing with no potential anchor heat loads Environment Very steep hillside which dominates the eastern side of village Amenity impacts on existing residential properties Flood zone 3 and surface water issues to the south of the site Grade II Listed remains in the centre of area SSSI, CWS, KNF and TPOs in the area Development Capacity – A large area of potentially developable land to the east of the village. Development capacity is severely constrained by existing development, extreme topography and the surrounding road network. The area contains numerous environmental and historic constraints and is a considerable distance from village services. Unlikely to provide any strategic development capacity.

Br3 – Land at Boode Road Identified during Issues and Options – No Travel The area is severely constrained by existing highway and access issues Development would significantly increase traffic on North Down Road and East Street Existing minor roads are very narrow and serve residential areas No potential for public transport Facilities Development would be a significant distance from village centre services May facilitate further employment growth in village Mostly north facing with no potential anchor heat loads Environment Very steep hillside which dominates the eastern side of village Amenity impacts on existing residential properties Flood zone 3 and surface water issues running east to west through area Development Capacity – A large area of potentially developable land to the east of the village. Development capacity is severely constrained by the surrounding road network through the old part of the village. The entire area is extremely prominent, steeply sloping and is a considerable distance from village services. Unlikely to provide any strategic development capacity.

Br4 – Land at Braunton Down Identified during Issues and Options – No Travel The area is severely constrained by existing highway and access issues Development would significantly increase traffic through residential areas Existing minor roads are very narrow and serve residential areas Numerous PROW cross the area No potential for public transport Facilities May facilitate further employment growth in village Mostly west facing with no potential anchor heat loads Environment Very steep hillside which dominates the eastern side of village Amenity impacts on existing residential properties Several County Wildlife Sites and Key Network Features. Development Capacity – A large area of potentially developable land on one of the village’s most prominent and steep hilltops. Development capacity is severely constrained by the surrounding road network through the old part of the village and is likely to produce an unacceptable amenity impact on properties along Higher Park Road and Down Lane. Development to the south is further constrained by significant wildlife designations. Unlikely to provide any strategic development capacity.

Br5 – Land East of Wrafton Identified during Issues and Options – No Travel The area is constrained by existing highway and access issues

Development would require significant junction improvements onto A361 Existing minor roads are very narrow and serve residential areas Numerous PROW cross the site Likely to increase traffic flow to Braunton Good existing public transport Facilities Dependent on Braunton and Barnstaple for all major services, although some local facilities Good access to schools Some potential for employment growth at Chivenor Mostly south facing with no potential anchor heat loads Environment Very steep hillside which dominates the main approach to the village Amenity impacts on existing residential properties Key Network Feature at Parson’s Copse Flood Zone 3 along Knowl Water to the north of area Development Capacity –Area of potentially developable land adjoining the eastern edge of Wrafton. A substantial new junction on the A361 and the distance from Braunton is likely to result in a significant impact on traffic movements between Braunton and Barnstaple. Any development would visually dominate the approach to the village but would be seen in context with potentially future employment growth between Chivenor and Perrigo. Some potential for well designed strategic development in conjunction with Br5.

Br6 – Land South of A361 Identified during Issues and Options – BAR E12 (25ha) Travel Likely shared access with Perrigo site or from Chivenor roundabout Development would require significant junction improvements onto A361 Good access to Tarka Trail Likely to increase traffic flow to Braunton Good existing public transport Facilities Dependent on Braunton and Barnstaple for all major services Good access to schools Some potential for employment growth at Chivenor Low lying with significant potential anchor heat loads at Perrigo and Chivenor Adjacent to existing housing allocation (BRA4) and employment allocation Environment Entire site is Grade 2 agricultural land Surface water issues throughout the site Development Capacity –Area of potentially developable land adjacent to Perrigo and the Tarka Trail. A substantial new junction on the A361 and the distance from Braunton is likely to result in a significant impact on traffic movements between Braunton and Barnstaple. Development would be more discreet than Br4 but contains large areas of Grade 2 agricultural land and surface water issues. Some potential for well designed strategic development in conjunction with Br4.

Conclusions and Next Steps

The Area of Opportunity development capacity summaries for each settlement provides an indication of the appropriateness of residential development only and should be read along side the existing evidence base outlined in section 3. The summaries identify the environmental, economic and infrastructure implications of new development and indicates the most sustainable options for each settlement. The summaries do not provide a qualitative assessment of development capacity but contributes towards the wider evidence base and indicates the extent of development that maybe delivered without unacceptably compromising the existing natural and built environment.

Craven District Council. Environmental Capacity Study. November 2007. http://www.cravendc.gov.uk/NR/rdonlyres/8F1A67A3-44A6-4D39-A622- 2B50244B0D8C/2907/EnvCapfinaldraftwithfrontcover1225.pdf

East of England Environmental Capacity Study. January 2008. http://www.eera.gov.uk/publications- and-resources/studies/topic-based-studies/environment-studies/environmental-capacity/

Torridge District Council North Devon Council Riverbank House Lynton House Bideford Barnstaple EX39 2QG EX31 1DG [email protected] [email protected]

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