east devon village development plan documenteast devon villages plan – draft for consultation...

East Devon Villages Plan – Draft for Consultation Friday 17th January 2014 to 12 Noon Monday 10th March 2014

East Devon Village Development Plan Document Draft Document for Consultation – Friday 17 January 2014 to 12.00 Noon Monday 10 March 2014


Background Information This draft plan seeks the views of the public, community groups and organisations, businesses and any other interested bodies or individuals on proposed sites and policies for development at East Devon villages and at Greendale and Hill Barton business parks. An Online version of this document can be found by visiting the Village DPD webpage at: http://www.eastdevon.gov.uk/villagedpd Please note that there will be a charge for paper copies of this Plan and any supporting documents requested. Hard copies of the Villages Plan and Sustainability Appraisal can be viewed at the East Devon District Council offices and at the following libraries:

Axminster Library Budleigh Salterton Library Clyst Vale Library Colyton Library Exeter Central Library Exmouth Library Honiton Library Lyme Regis Library Ottery St Mary Library Seaton Library Sidmouth Library

The feedback we receive on this draft plan will be used to inform a revised plan and the intention is that the revised plan will then form the formal published plan which will be made available for public comment. We currently plan for a second consultation to take place in the Summer of 2014. The revised plan and comments received at that second stage of consultation (alongside a feedback report from this consultation) will be submitted for plan examination. To make submitting comments easier we have placed RefPoints (Reference Points) in both the printed and electronic versions of the plan. They look like this: ®12.16 - with the ® symbol and then a number. The first part of the number identifies the document, the second part the specific place in the document. Please use RefPoints when making comments. When making representations on paper or by e-mail, please quote the RefPoint closest to the place in the text to which you wish to refer. If you want to make a general point about the whole document, please use the first RefPoint in the document.

http://www.eastdevon.gov.uk/villagedpd


Representations can be made in the following ways: All comments made should use the RefPoints (Reference Points) in the document to pinpoint the place in the document to which the comment refers.

ONLINE - by clicking on a RefPoint (Reference Points) in the document at the point in the text on which you wish to comment;

Via email - By sending a completed representation form to [email protected]; or

Via post - By sending a completed representation form to Planning Policy, East Devon District Council, Knowle, Sidmouth EX10 8HL.

All comments must be received by the Council by 12.00 Noon on Monday 10th March 2014. If any comments you make refer to a specific site or area of land please include a map that clearly and explicitly shows the area of land that your comment relates to. We request that you use site reference numbers that we explicitly set out in this Plan. We will use these site numbers (and additional new ones generated if required for land areas not already recorded) in recording comments on our planning policy database. A few settlements that have been assigned new homes in the New Local Plan through Strategy 27 – Development at the Small Towns and Larger Villages do not have Proposed Allocations at this stage. This is because additional site assessment work is needed or existing sites choices are not currently considered suitable/would require further supporting evidence to justify allocation. Additional sites are sought through this consultation process and/or more information is required to justify options highlighted in the document. In producing this plan we have given consideration to a number of possible site choices. Further information on sites and other background evidence and reports can be viewed in our Villages Development Plan Document Library. See: http://www.eastdevon.gov.uk/lpvillagedocumentlibrary.pdf

mailto:[email protected]

http://www.eastdevon.gov.uk/lpvillagedocumentlibrary.pdf


Contents 1. Setting the Context ® 12.1 .................................................................................................... 9

2. Introduction ® 12.3 ............................................................................................................. 11

3. Taking Account of Recent Planning Permissions Granted ® 12.14 ..................................... 17

4. Villages and other Locations in East Devon with Inset Plans ® 12.16 ................................. 19

5. Built-up Area Boundaries ® 12.18 ....................................................................................... 21

6. Settlement Allocations ® 12.20 ........................................................................................... 23

7. Alfington ® 12.22................................................................................................................. 25

Policy 1- Residential Land Development in Alfington ® 12.23 ................................................. 25

8. Awliscombe ® 12.26 ........................................................................................................... 29

Policy 2- Residential Land Development in Awliscombe ® 12.27 ............................................ 29

9. Axmouth ® 12.30 ................................................................................................................ 33

Policy 3 - Residential Land Development in Axmouth ® 12.31 ................................................ 34

10. Aylesbeare ® 12.33 ......................................................................................................... 37

Policy 4 - Residential Land Development in Aylesbeare ® 12.34 ............................................ 37

11. Beer ® 12.37 ................................................................................................................... 41

Policy 5 - Village centre vitality ® 12.38 .................................................................................. 42

Policy 6 – Residential Land Allocation at Beer ® 12.39 ........................................................... 43

12. Brampford Speke ® 12.42 ............................................................................................... 47

Policy 7 – Residential Land Development at Brampford Speke ® 12.43 ................................. 47

13. Branscombe ® 12.46 ....................................................................................................... 51

Policy 8 - Residential Land Development in Branscombe ® 12.47 .......................................... 52

14. Broadclyst ® 12.50 .......................................................................................................... 57

Policy 9 - Residential Land Development in Broadclyst ® 12.51 ............................................. 57

15. Broadhembury ® 12.54 .................................................................................................... 61

Policy 10 - Residential Land Development in Broadhembury ® 12.55 .................................... 62

16. Chardstock ® 12.58 ......................................................................................................... 67

Policy 11 - Residential Land Development in Chardstock ® 12.59 .......................................... 69

17. Clyst Hydon ® 12.62 ........................................................................................................ 71

Policy 12 – Residential Land Development at Clyst Hydon ® 12.63 ........................................ 73

18. Clyst St George ® 12.66 .................................................................................................. 75

Policy 13 - Residential Land Development in Clyst St George ® 12.67 ................................... 75

19. Clyst St Mary ® 12.70 ..................................................................................................... 79

Policy 14 - Residential Land Development in Clyst St. Mary ® 12.71 ...................................... 79

20. Colaton Raleigh ® 12.74 .................................................................................................. 83

Policy 15 - Residential Land Development in Colaton Raleigh ® 12.75................................... 83


21. Colyford ® 12.78 .............................................................................................................. 87

Policy 16 - Residential Land Development in Colyford ® 12.79 .............................................. 87

22. Colyton ® 12.82 ............................................................................................................... 91

Policy 17 – Residential land Development in Colyton ® 12.83 ................................................ 91

Policy 18 – Primary Shopping Frontage at Colyton ® 12.84 .................................................... 93

23. Dunkeswell ® 12.87 ......................................................................................................... 95

Policy 19 - Residential Land Development in Dunkeswell ® 12.88 .......................................... 96

24. East Budleigh ® 12.91 ..................................................................................................... 99

Policy 20 - Residential Land Development in East Budleigh ® 12.92 .................................... 101

25. Ebford ® 12.95 .............................................................................................................. 103

Policy 21 - Residential Land Development in Ebford ® 12.96 .............................................. 103

26. Feniton ® 12.99 ............................................................................................................. 107

Policy 22 - Residential Land Development in Feniton ® 12.100 ............................................ 107

27. Greendale Business Park ® 12.103 ............................................................................... 111

28. Hawkchurch ® 12.105 .................................................................................................... 113

Policy 23 - Residential Land Development in Hawkchurch ® 12.106 ..................................... 114

Policy 24 - Employment Provision in Hawkchurch ® 12.107.................................................. 114

29. Hill Barton Business Park ® 12.110 ............................................................................... 117

30. Kilmington ® 12.112 ....................................................................................................... 119

Policy 25 - Residential Land Development in Kilmington ® 12.113 ........................................ 121

31. Lympstone ® 12.116 ...................................................................................................... 123

Policy 26- Residential Land Development in Lympstone ® 12.117 ........................................ 125

32. Membury ® 12.120 ........................................................................................................ 129

Policy 27 – Residential Land Development at Membury ® 12.121 ........................................ 131

33. Musbury ® 12.124 ......................................................................................................... 133

Policy 28 - Residential Land Development in Musbury ® 12.125 .......................................... 135

34. Newton Poppleford ® 12.128 ......................................................................................... 137

Policy 29 - Residential Land Development in Newton Poppleford ® 12.129 .......................... 137

35. Offwell ® 12.132 ............................................................................................................ 141

Policy 30 - Residential Land Development in Offwell ® 12.133 ............................................. 141

36. Otterton ® 12.136 ......................................................................................................... 145

Policy 31 - Residential Land Development in Otterton ® 12.137 ........................................... 146

37. Payhembury ® 12.140 ................................................................................................... 149

Policy 32 - Residential Land Development in Payhembury ® 12.141 .................................... 149

38. Plymtree ® 12.144 ......................................................................................................... 153

Policy 33 - Residential Land Development in Plymtree ® 12.145 .......................................... 153


39. Rockbeare ® 12.148 ...................................................................................................... 157

Policy 34 - Residential Land Development in Rockbeare ® 12.149 ....................................... 158

40. Sidbury ® 12.152 ........................................................................................................... 163

Policy 35 - Residential Land Development in Sidbury ® 12.153 ............................................ 165

41. Smallridge ® 12.156 ...................................................................................................... 167

Policy 36 - Residential Land Development in Smallridge ® 12.157 ....................................... 168

42. Stockland ® 12.160 ........................................................................................................ 173

Policy 37 - Residential Land Development in Stockland ® 12.161......................................... 175

43. Talaton ® 12.164 ........................................................................................................... 177

Policy 38 - Residential Land Development in Talaton ® 12.165 ............................................ 177

44. Tipton St John ® 12.168 ................................................................................................ 181

Policy 39 - Residential Land Development in Tipton St John ® 12.169 ................................. 181

45. Uplyme ® 12.172 ........................................................................................................... 185

Policy 40 – Residential Land Development at Uplyme ® 12.173 ........................................... 186

46. Upottery ® 12.176 ......................................................................................................... 191

Policy 41 - Residential Land Development in Upottery ® 12.177 ........................................... 191

47. West Hill ® 12.180 ......................................................................................................... 195

Policy 42 - Residential Land Development in West Hill ® 12.181 .......................................... 196

48. Whimple ® 12.184 ......................................................................................................... 199

Policy 43 - Residential Land Development in Whimple ® 12.185 .......................................... 201

49. Woodbury ® 12.188 ....................................................................................................... 203

Policy 44 - Residential Land Development in Woodbury ® 12.189 ........................................ 203

50. Woodbury Salterton ® 12.192 ........................................................................................ 207

Policy 45 - Residential Land Development in Woodbury Salterton ® 12.193 ......................... 207

51. Development at Smaller Villages and Hamlets of East Devon ® 12.196 ........................ 211


1. Setting the Context ® 12.1

1.1 The East Devon Villages Development Plan Document (DPD) or the Villages Plan will set out where development in the settlements identified in Strategy 27 of the New East Devon Local Plan 2006-26 is proposed to occur.

1.2 The New East Devon Local Plan was submitted to the Secretary of State for Examination on 2nd August 2013 with the hearing sessions scheduled to start on 11th February 2014. This document complements the main Local Plan and sets out policies and boundaries for developments at those settlements proposed for housing growth. It also includes some local village policies.

1.3 The plan provides information on each settlement in alphabetical order on a chapter by chapter basis. For each settlement, including Greendale Business Park and Hill Barton Business Park the following information will be provided:

Written Text – approximately one side in length the text will set the scene for the

village and some of the local aspirations for development including for social and community facilities and any local areas worthy of specific conservation and enhancement. This plan includes some local policies, informed by earlier community feedback, but if local communities, Parishes or ‘villages’ have further aspirations then production of a Neighbourhood plan may be more appropriate.

Proposals Map - for each settlement a map will be produced showing the proposed Built-up Area Boundary and proposed allocated sites.

Summary of Site Evaluation – This table provides an overview of site choices and justification for proposed allocations based on Parish Council feedback and site appraisals.

1.4 The policies in this document have been written to accord with national legislation, the

National Planning Policy Framework and apply at the village/local level the policies of the emerging East Devon Local Plan.

Other Observations on this Chapter ® 12.2 If you consider this chapter should cover any other issues or there are more general points you wish to raise about this chapter please use this Ref Point.

http://ldpweb.eastdevon.gov.uk/viewreps.php?LDPDocNo=12&LDPRefPointNo=1





2. Introduction ® 12.3

Consultation on the Villages Plan ® 12.4 2.1 We have produced this consultation draft of the villages plan in order to seek views

before producing an amended version that will also be subject to consultation and then considered by a Planning Inspector through formal Examination. Assuming the Plan is adopted following Examination, it will be subject to regular monitoring and assessment. It is anticipated that the Plan will be reviewed after 5 years.

The Role of the Villages ® 12.5 2.2 This draft plan sets out how local plan policies will be implemented at the village level.

There are maps for each village showing the Built-up Area Boundary and land allocated or identified for housing development. The maps also show land for other uses and locations where plan policies will apply.

Summary of Consultation Undertaken to Date With Parish Councils ® 12.6 2.3 This villages plan has been informed by past consultation. In May 2012 a letter was

sent to all Parish Councils covering areas containing villages proposed to have Built-up Area Boundaries (including Sidmouth and Ottery St Mary Town Councils) in the then emerging New East Devon Local Plan. The letter explained that we would be producing a Villages Plan and would like to invite the Parish Councils to be an intrinsic part of the site selection process.

2.4 The process involved Parish Council’s, at the outset, consulting with their communities

in the way most suited to them. Through the New Local Plan 2006-2026 villages had already been allocated a number of dwellings (based on a 5% increase in existing housing numbers) and had been invited to increase that number if local circumstances warranted it or local communities aspired to see more development. Several Parish Councils took up this offer and increased their numbers.

2.5 This process reflects the Governments ‘localism’ approach and allows local Parish

Councils to identify their preferred locations for future development. 2.6 All 36 Parish Councils that we contacted wanted to be part of this process. As a result

of the initial letter a number of sites were put forward by landowners to be considered as possible future allocations. These were assessed as part of our Strategic Housing Land Availability Assessment (SHLAA)1 which looked at whether they were technically developable. The level of interest was so high that the deadline for submission of sites was extended and a good range of sites were submitted for most villages.

2.7 Following the initial letter to Parish Councils, an email was sent to all the Local Plan

consultation bodies as well as anyone who had previously expressed an interest in the local plan process and could be contacted electronically. This email advised them that

1 http://www.eastdevon.gov.uk/shlaa









http://www.eastdevon.gov.uk/shlaa


we would be producing a Villages Plan and invited their observations on possible content for the plan. Around 100 responses were received, (although some of these did not relate to the villages but were comments on the Local Plan). The responses are available to view on the District Councils website.

2.8 As a result of the comments received, the process which the Parish Councils were to

undertake during the autumn 2012 and stretching into 2013 was amended to ensure that areas of particular local importance were recognised and protected. A sustainability checklist (based on the overarching sustainability appraisal of the Local Plan) was incorporated into the consultation which asked Parish Councils to assess every site against a set of technical criteria and make this available for public information/comment. This checklist ensured that, in addition to the constraints identified on the maps, local knowledge could inform site selection and help to prioritise conflicting considerations.

2.9 During September 2012, Parish Councils were offered guidance by Officers at workshop

events across the District. The key purpose of the workshops was to explain how the District Council wanted to encourage Parish Councils to help determine preferred sites for residential development in the Villages plan. There were, however, also some communities that were keen to explore potential for inclusion of other policies for their villages.

2.10 The workshops consisted of an introduction to the process, an explanation of SHLAA

and site submission, an explanation of the Community Infrastructure Levy and Section 106 monies and then worked examples using a fictional village so that Parish Councillors could see the types of issues which should be taken into account. Following lively discussion about consultation, each Parish Council was provided with A1 maps to use as the basis of their own public consultation, including sites put forward by landowners and assessed by the SHLAA Panel and constraints to development.

2.11 Parish Councils were also asked to return a form to the District Council which confirmed

that they had undertaken, as a minimum, a public exhibition, advertised on the notice board and website and summarised the responses which had then informed their recommendation. They were also asked to complete a sustainability checklist for each site and indicate their preferred allocation(s) on a map and submit parish and strategic infrastructure aspirations/requirements.

2.12 The Parish feedback can be viewed in the ‘Village Consultation and Engagement

Reports’ available in the Village Development Plan Document Library at: http://www.eastdevon.gov.uk/lpvillagedocumentlibrary.pdf 2.13 We had anticipated that some Parish Councils would not wish to be involved but would

leave the process to the District Council, others would help to identify sites but not want to make the final choice between them, whilst others would want to be heavily involved in the whole selection process. Actually, all Parish Councils were keen to be involved from the outset and almost all have recommended site/sites for inclusion. Throughout the process the intention has been to encourage Parish Councils to undertake local consultation with their communities to determine the site or sites that they would like to



see developed in order to provide for the housing numbers detailed in the new Local Plan.

Neighbourhood Plans ® 12.7 2.14 Some communities may want to go further than just informing the Council of their

favoured site choices and may want to produce a Neighbourhood Plan. More information on Neighbourhood Plan production can be found on the Council web site at: http://www.eastdevon.gov.uk/planning-neighbourhood_plans

2.15 Neighbourhood Plans allow local communities to produce their own plans for their own

area setting out how they would like to see their communities change and develop over the years ahead. They can establish local priorities and highlight the assets they value and the facilities they would like to see for the future. There is no compulsion on local communities to produce a Neighbourhood Plan but if and where they do they can complement and expand on planning policy set out by the District Council in its plans.

Supporting Documents and Evidence ® 12.8 2.16 To inform this document East Devon District Council have produced a number of

supporting documents, these are cross referenced throughout this report and are logged in a Village Development Plan Document library. The library

http://www.eastdevon.gov.uk/lpvillagedocumentlibrary.pdf will be updated and refined over time. It contains web links to all supporting documents. 2.17 Included in the library document and of key importance in informing and underpinning

this consultation report is: a) The Village Boundaries DPD Consultation statement; b) The Sustainability Appraisal Report; c) Village Landscape Appraisal Report; and d) Village consultation and engagement report.

The Villages Plan Sustainability Appraisal ® 12.9 2.18 Sustainability Appraisal (SA) is a statutory requirement of the Planning and Compulsory

Purchase Act 2004. It is designed to ensure that Development Plan Document (DPD) preparation maximises the contribution that a plan makes to sustainable development and minimises any potential adverse impacts. The SA process appraises the likely social, environmental and economic effects of the strategies and policies within a Plan.

2.19 The Sustainability Appraisal incorporates Strategic Environmental Assessment (SEA).

SEA and SA are separate processes but have similar aims and objectives. SEA focuses on the likely environmental effects of a plan whilst SA includes a wider range of considerations, extending to social and economic impacts. The Government’s Plan Making Manual shows how it is possible to undertake a joint SA/SEA and to present an SA report that incorporates the requirements of the SEA Regulations. This document has been prepared in the spirit of this integrated approach and throughout the report the abbreviation ‘SA’ should therefore be taken to refer to both SA and SEA.



http://www.eastdevon.gov.uk/planning-neighbourhood_plans







2.20 East Devon District Council commissioned Land Use Consultants (LUC) to prepare a SA

for the East Devon Local Plan. The objectives used in the Local Plan SA have been used to appraise sites in the Village Boundaries DPD as this will provide a robust and consistent approach.

2.21 The Villages Plan Sustainability Appraisal has been used to inform sites choices and

can be viewed in the Village Development Plan Document Library at: http://www.eastdevon.gov.uk/lpvillagedocumentlibrary.pdf. Habitats Regulations Assessment ® 12.10 2.22 The emerging East Devon Local Plan has been subject to Habitat Regulations

Assessment. As the Villages Plan will implement emerging Local Plan Policy, it is not considered, at this stage, that explicit further Habitat Regulation Assessment is required. Need for assessment will however will be kept under review.

Village Landscape Appraisal ® 12.11 2.23 The landscape of East Devon District is of extremely high quality, recognised in the

national designation of approximately 66% of the district as part of the East Devon Area of Outstanding Natural Beauty (AONB) and Blackdown Hills AONB. The landscape encompasses a diverse array of features including coastline, scarp slopes and dramatic and varied landforms, intimate combes and valleys, heathlands and ancient woodlands, plus a wide variety of historic settlements.

2.24 The importance of landscape is recognised by the European Landscape Convention,

which recognises landscape as the setting for every aspect of peoples’ lives, and that all landscapes are of value. It seeks to ensure the consideration of landscape in every aspect of spatial planning and design decisions. This includes an approach based on protect, manage and plan – protecting the best and most characteristic landscape features, planning for change and managing it in ways which respond to landscape character and sense of place.

2.25 The National Planning Policy Framework also includes a number of references to

landscape and the requirement for local authorities to understand the landscape in relation to spatial and development proposals.

2.26 Given the often constrained nature of the landscape outside of the settlement

boundaries, it is useful to understand the sensitivity (that is, the vulnerability to change) of the landscape and its component attributes to small scale residential and mixed use development. The other key stage is applying the information interpreted in the sensitivity analysis, to develop recommendations or guidance to positively focus change. This can inform landscape and visual design advice as future schemes and planning applications come forward, to aid landscape protection and to help positively plan for change so it responds to landscape character.







2.27 The Landscape Appraisal has been used to inform site choices in the Village Boundaries DPD. The Landscape Appraisal can be viewed in the Village DPD Library at: http://www.eastdevon.gov.uk/lpvillagedocumentlibrary.pdf

Village consultation and engagement reports ® 12.12 2.28 The Village Consultation and Engagement Report will provide feedback information from

Parish Councils based on the engagement process to date. This document will provide an overview of key issues and objectives, the context of the document and public engagement. It will also provide Parish Council Feedback for each of the settlements identified in Strategy 27 of the New Local Plan. The feedback from Parish Councils has informed this Village Plan and preferred site allocations will be noted in this document. The village consultation and engagement reports are available in the Village DPD Library at: http://www.eastdevon.gov.uk/lpvillagedocumentlibrary.pdf.









3. Taking Account of Recent Planning Permissions

Granted ® 12.14

3.1 In a number of cases planning permissions were granted (or there are resolutions to grant permission) for residential development in 2013. Where sites have been granted permission for five (or approximately five) or more dwellings and the sites are clearly well related to a village we have included these as the whole or part of the allocation for the village.

3.2 In the cases where qualifying permissions have been granted they are shown as

proposed allocations on the inset maps for the villages. In a number of cases this has meant that to meet local plan housing numbers we have not needed to identify and allocate additional sites. In feedback local communities and other interested parties may, however, wish to set out a case for why they may feel that additional site allocations would or might be desirable.







4. Villages and other Locations in East Devon with Inset

Plans ® 12.16

4.1 This Villages Plan implements the policies of the emerging East Devon Local Plan. The

Local Plan sets out that key villages will have Built-up Area Boundaries and that where there are boundaries we will also allocate land to accommodate residential development.

4.2 Strategy 27 of the New Local Plan sets out the number of new homes assigned to each

of the small towns and villages. This is set out below:

Allo

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2 –

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Alfington 5 Awliscombe 20 Aylesbeare 5 Axmouth 10 Beer 40 7 Brampford Speke 5 Branscombe 5 10 Broadclyst 30 12 Broadhembury 5 Chardstock 10 10* Clyst Hydon 5 Clyst St George 25 Clyst St Mary 90 93* Colaton Raleigh 5 Colyford 10 Colyton 35 12 16 Dunkeswell 35 14 East Budleigh 15 Ebford 25 Feniton 35 50 Hawkchurch 5 9 Kilmington 15 Lympstone 40 15 Membury 5 Musbury 10 Newton Poppleford 40 40 Offwell 5 Otterton 15 15 Payhembury 5 Plymtree 15 Rockbeare 10 Sidbury 15 Smallridge 5 5 Stockland 5 Talaton 5 6 Tipton St John 10 15 Uplyme 20 Upottery 5 West Hill 35 25 Whimple 20 11 Woodbury 35 69 Woodbury Salterton 5 5 *Land between Trelawney House and The Linhay, Chardstock and Bridge House, Frog Lane, Clyst St Mary gained permission prior to 1 March 2012 but have been considered as appropriate to count towards allocation.




4.3 Included with the villages are the industrial estates of: Greendale Business Park; and Hill Barton Business Park.

4.4 These two Business Parks have Maps that show the extent of existing business activity

and therefore the boundary of where policies in the emerging local plan that seeks to resists the loss of employment land to other uses and more general employment policies will apply.





5. Built-up Area Boundaries ® 12.18

5.1 Built-up Area Boundaries are a fundamental policy tool for determining areas and locations that are appropriate, suitable and acceptable for development. The boundaries serve three primary functions: They set limits for outward expansion of settlements and in so doing control the

overall scale and location of development that occurs in order to ensure implementation of the plan strategy

They prevent unregulated development across the countryside and open areas They define (within the boundary) locations where many development types, in

principle, will be acceptable because they will complement objectives of promoting sustainable development.

5.2 The proposed Built-up Area Boundaries for settlements identified for growth in this draft

plan are shown on the Villages Proposals Maps in this document. 5.3 It should be noted that where a local community prepare a Neighbourhood Plan that

plan may choose to show development sites beyond the Built-up Area Boundaries in order to accommodate development. Alternatively the Neighbourhood Plan may specifically allocate sites and/or include criteria based or other policies for promoting development/land uses beyond the boundary. Where a settlement does not have a Built-up Area Boundary a Neighbourhood Plan can specifically allocate sites or set out criteria or other polices for development. Such ‘outside of boundaries’ policy provision would supersede relevant constraint considerations set out in ‘Strategy 7 - Development in the Countryside’ and also other relevant constraint policies.







6. Settlement Allocations ® 12.20

6.1 The following sections will provide a one page overview of each settlement illustrating its location, infrastructure and its historic and community assets. It will also provide a Proposal Map for each of the settlements in Strategy 27. The map will identify: Strategic Housing Land Availability Assessment sites for 2011, 2012 and 2013; The proposed Built-up Area Boundary; and The Proposed Allocation Sites.

6.2 A justification for each proposed allocation site will made commenting on Parish Council

feedback and preferred site choice, the Village Boundaries Landscape Appraisal, the Village Boundaries Sustainability Appraisal and existing site permissions. The table will first set out what the preferred site choice of the Parish Council is with subsequent sections providing comments on their site choice(s). Where alternative sites are seen as more appropriate for allocation than the Parish Council preferred site then these sites will also be commented on. In the ‘Summary of Site Evaluation’ section, reasons will be given for justifying site choices. More detailed appraisals of sites considered can be viewed in the background reports.

6.3 The sites that have been appraised and assessed to inform this document are physically

and visually well related to the existing built form of the settlements. Those that are not well related have not been assessed. It is not considered that sites that are not well related to the built form of existing settlements, as proposed for development in this draft plan, will be appropriate under plan policy for residential development.







7. Alfington ® 12.22

7.1 Alfington is a small village that straddles the B3177 around 3 kms (1.75 miles) north of Ottery St Mary and 1 km (1.5 miles) south of the A30. The village has a number of older properties as well as more recent developments. An elevated section of the village lies to the north and a lower lying area to the south. There has been a recent ‘cottage style’ development of nine properties to the east of the B3177 in a central point in the village.

7.2 Alfington does not have a Conservation Area though there are a number of interesting

older properties in core parts of the village with more loosely grouped clusters of buildings around/at the village outskirts.

7.3 The B3177 is a dominant feature bisecting the village and it forms the main easterly

access route from the A30 to Ottery St Mary (and Otter Nursery). The village has one notable pinch point (northern part of the village) and the heavy traffic using this road causes congestion and safety concerns at this point and elsewhere in the village. The road, northwards and southwards from the village varies in quality and width and is inadequate and very far from ideal for the volume of traffic it sometimes carries.

7.4 Alfington has poor public footpaths, only limited parts of the B3177 have paths, and a

terrace of houses in the north of the village front directly on to this road. Travelling both north and southward out of the village there are no footpaths along the side of the B3177 which makes for an uncomfortable pedestrian access. However quiet village roads away from the main road and paths elsewhere (including over fields that can get muddy) do provide for some safe pedestrian access. The key field footpath for travel between upper and lower parts of the village is permissive only and it is not a defined footpath.

7.5 There are limited community facilities in Alfington. These do include a shop/petrol filling

station on the southern edge, church and a village hall in the northern part of Alfington. The pub previously located at the village centre was converted to residential use some years ago.

Policy 1- Residential Land Development in Alfington ® 12.23

Land is allocated in Alfington, at Site C014, to accommodate 5 new dwellings. Local community aspirations for development of this site also seek the provision of a play area for the local community and footpaths links through to other parts of the village.






Summary of Site Evaluation for Alfington ® 12.24

Parish feedback and preferred choice

The Parish Council support the allocation of site: C014 for residential development. This site was the majority favoured choice in the feedback received. This site can accommodate the whole of the five dwelling requirement for Alfington.

Landscape Appraisal

The Landscape appraisal work shows that site C014 would result in lesser adverse impacts than other site choices. Although C014 is an elevated site its development would result in removal of un-used/underused old farm buildings that are derelict in nature. Other site choices are on land that is more peripheral to the village and/or has a visually open character and which could be adversely affected by development.

Sustainability Appraisal

Site C014, being central to the village, is close to facilities and services.

Recent Planning History

No recent planning history is noted.

Feedback from other bodies

No specific feedback is noted.

Proposed allocation justification

The central location of Site C014 and the fact that it is favoured in community feedback and it contains existing poor quality buildings and development would be expected to have lesser adverse landscape impacts support its allocation.

To see more on technical assessment undertaken visit the Village Plan library at: http://www.eastdevon.gov.uk/lpvillagedocumentlibrary.pdf








8. Awliscombe ® 12.26

8.1 Awliscombe is a small linear village located approximately 5 kilometres (8 miles) North West of Honiton just west of the East Devon AONB boundary. It is a relatively small settlement between Honiton and Cullompton. The settlement is split in two with the main part focused around the Church and Pub to the north.

8.2 Awliscombe does not have a Conservation Area though there are a number of

interesting older buildings, in particular St Michael and All Angels’ Church located at the north eastern end of the village.

8.3 The village stretches along the A373 for over a kilometre with Greenway Lane

connecting from the east and Weston Lane connecting from the south west. These lanes are generally quiet and offer a wide network of routes into the countryside. Opposite Greenway Lane footpath 1 heads west across the River Wolf before rising up towards Bushy Knapp and the distinctive rolling hills to the west.

8.4 The village does not have footpaths along the entire length of the A373 which can be

busy at times and makes for an uncomfortable pedestrian access. Part of the village centre fronts directly on to the road at the junction with Greenway Lane.

8.5 The village has a number of facilities including a Public House, St Michael & The Angels’

Church, a Community Hall and a Primary School. 8.6 The Parish have identified the need for 6 two bedroom and 2 three bedroom affordable

houses to meet the needs of the village and have aspirations to deliver a football pitch.

Policy 2- Residential Land Development in Awliscombe ® 12.27

Land is allocated in Awliscombe, at site C004, Land adjacent to Hillcrest, to accommodate 20 new dwellings. The development should take into consideration the sensitive landscape of the area and contribute towards the delivery of the football pitch and appropriate car parking, in line with community aspirations.






Summary of Site Evaluation ® 12.28


The Parish Council support the allocation of sites: C004 (south of A373, opposite Wessington Cottage and west of Hillcrest) (21 dwellings have been proposed as a development scheme on this site and this is considered a realistic development). The parish have an aspiration to deliver a football pitch and car park and this development site could contribute towards its delivery. This site can accommodate the whole of Awliscombe allocation of 20 houses.

Landscape Appraisal

Site C004 is outside of the Built-up Area Boundary but helps connect the village and retain the linear form of settlement. Development of this site ‘conserves long views from within the settlement to the skylines’ both east and west. Sites east of the village centre are on higher ground and would impact on the AONB skylines.


An adopted footpath already exists alongside the A373 and the site is located within easy walking distance of village facilities.


Representations have been made for site C095 which is closer to the village centre but is located on a relative high point which will widen the settlement form.


Sites C031 and C337 on Greenway Lane initially received concerns for the junction from the Highway Authority. It is understood that concerns could be resolved technically but that both sites cause significant landscape impacts on the skyline due to their location on higher ground to the east of the village.


That site at Hillcrest and C004 is allocated for a total of 20 dwellings. While the impacts are considered to be moderate to high in terms of sensitivity for a number of sites this site is considered to retain the settlement form with slightly less impact on the sensitive skylines. The site could also help deliver the parishes aspiration of a football pitch and car park to benefit the wider community.









9. Axmouth ® 12.30

9.1 Axmouth is an attractive village located between the banks of the River Axe Estuary (to the East) and extending inland to the west along a small combe. The source of the brook that flows along the combe is a Site of Special Scientific Interest just to the west of the village.

9.2 The extensive floodplain for the River Axe includes the caravan site and some houses to

the East of Axmouth and there is also a floodplain running east west through the village associated with the Brook. The whole of the village lies within the East Devon Area of Outstanding Natural Beauty. The B3172 route from Seaton towards Axminster and Lyme Regis runs north to south through the village. The majority of land to the East of the B3172 is designated as a County Wildlife Site. There is potential for archaeological interest in Axmouth as it is on or close to a putative (supposed) Roman route and there was prehistoric activity in the wider landscape. The village is also in the Coastal Preservation Area defined in the adopted and emerging local plans.

9.3 In the 2011 Census the population of Axmouth Parish was 496 and there are around

266 dwellings. There are approximately 170 houses in the village, two pubs, a church, a playground and a village hall in Axmouth. Seaton, about 2.5 kilometres (1.5 miles) distant, is the nearest town. There are limited bus services through the village. It is possible to walk to Axmouth’s harbour and to Seaton (and many local people and tourists do) but the footway is narrow so that, despite the extensive view across the Estuary, the experience is unpleasant because of traffic volume and noise.

9.4 The Parish Plan was produced and adopted in 2011 and identifies the following

objectives for the community: A safer footpath and a cycle path along the whole of the B3172, including the section

through the village; An outdoor space for older children and teenagers; More public green spaces and footpaths; 6-8 affordable homes for local people.

9.5 Views from local people collected as part of the parish planning exercise included:

High cost of housing in relation to local wages so affordable housing needed to retain young families in the village, or if local employment tie;

New buildings should be modest in scale and sympathetic to physical character and historic heritage and building materials;

Built-up Area Boundaries should remain tightly drawn and new building should not sprawl outside existing boundaries;

New building should meet high energy-efficiency standards.




Policy 3 - Residential Land Development in Axmouth ® 12.31

Whilst Local Plan policy provision is sought for 10 new homes in Axmouth, on the basis of evidence currently available and assessment undertaken, there are not considered to be any sites suitable for residential allocation in Axmouth at the current time. Landscape and environmental sensitivity considerations are especially important in the village. The local community may wish to allocate housing through a Neighbourhood Plan. (As part of this consultation exercise views and especially evidence are sought on potential sites for allocation).





The Parish Council preferred site is E319, land behind Axe Farm above the floodzone, for 10 new dwellings. A questionnaire was submitted by 46 residents and a clear majority supported 10 homes on this site. Dwellings with 2/3 bedrooms were identified as being most needed by local people. The highest priority for local amenities are listed as: improvements to footway to Seaton; safe cycling route to Seaton; footpath/cycle link through new development to link Coronation Corner to Village Gateway/Boshill; open space for community on/adjacent development site; small car park for public use on/adjacent development site; retention of small touring caravan; and bus service to Axminster and station. This site could accommodate the whole of Axmouths allocation.

Landscape Appraisal

Two sites were assessed, both outside but adjacent to the existing Built-up Area Boundary. Site E318 is sited on a very steep valley side and it is considered that residential development here would undermine the qualities of the East Devon AONB. Site E319 is highly visible along the Axe Valley and has a strong visual relationship with the coastal landscape of the estuary, which would be highly sensitive to landscape change.


In terms of sustainability considerations the sites are broadly similar, with the exception of flooding on part of site E319.


There is no recent planning history on either site.


E319 SHLAA Panel found site to be potentially developable for 10 – 15 dwellings outside of the floodplain. Devon County Council Archaeology comments were: this site lies in an area of archaeological potential with regard to its proximity to the putative route of the Roman road as well as prehistoric activity in the wider landscape and any planning application for the development of this area should include an appropriate level of information on the heritage asset of the site. (CDV19284). Site E318 SHLAA Panel found site to be under threshold (of 5) due to steepness of highway access.


On the strength of the assessment to date neither of the two sites available in Axmouth are seen as suitable for housing. Both sites are within the East Devon AONB and would be highly sensitive to landscape change. In addition, parts of site E319 are subject to various designations including floodzones, a Tree Preservation Order and County Wildlife site (there are also Listed Buildings on adjoining land). The majority of the site is within the Coastal Preservation Area.

To see more on technical assessment undertaken visit the Village Plan library at: http://www.eastdevon.gov.uk/lpvillagedocumentlibrary.pdf Other Observations on this Chapter ® 12.32 If you consider this chapter should cover any other issues or there are more general points you wish to raise about this chapter please use this Ref Point.





10. Aylesbeare ® 12.33

10.1 Situated approximately 2.5 km South West of West Hill and 3.5 km North West of Newton Poppleford, Aylesbeare is in close proximity to the East Devon Pebblebed Heaths which are located to the South and East of the settlement.

10.2 There are a number of Grade II and II* listed buildings throughout the settlement

including the oldest building in the parish. The church dedicated to the Blessed Virgin Mary dates to the 13th century and has been rebuilt and restored many times including in the 14th century, a major refurbishment in 1899 and a new roof in 2004.

10.3 Village Way is the main route through the village and development in Aylesbeare is

focused on this road. The main access points into the village are from the North off Marwood Lane and from the South along Village Way. The settlement has a number of Rights of Way that radiate out from Village Way into the open countryside.

10.4 Aylesbeare Parish has a resident population of 583 and has 245 dwellings (Census

2011). Aylesbeare village had 107 council tax banded (A to H) properties within its Built-up Area Boundary in March 2012. The village has a number of facilities and services including St Marys Church, a community hall, Scotchmead play and recreation area. The village also has a pub and whilst currently closed residents understand that this is temporary while works are going on and there are community aspirations to see the pub reopen.

Policy 4 - Residential Land Development in Aylesbeare ® 12.34

Land is allocated in Aylesbeare, at land behind the Aylesbeare Inn (part of site W087), to accommodate 5 new dwellings.








The Parish Council support the allocation of site: W087 – Site behind the Aylesbeare Inn for 5 dwellings. It should be noted that the Parish Councils original preferred site was W338 (Bendarroch School) which is no longer available. Site W087 can accommodate the whole of Aylesbeares allocation of 5 dwellings.

Landscape Appraisal

Site W087 is outside the village boundary and is in the District landscape character type (LCT) 3B ‘Lower rolling farmed and settled slopes’. The site is also in the ‘Pebblebed Heaths and Farmland’ County Character Area. The site adjoins the existing Built up Area Boundary of Aylesbeare. There are distant views from the site to the North and West and any development of the site should consider the setting of the Church. The site reflects the character type of the area by being in a gently rolling landform, sloping up from valley floor and is a pastoral land use that is in a tranquil location. From a landscape perspective this site is acceptable for the number of dwellings identified. Other sites appraised will have a moderate sensitivity to residential development and impacts will vary on the setting of St Marys Church, site tranquillity and views from the site.


In sustainability terms this site has the same effect on the sustainability objectives as other sites appraised, apart from on Objective 11 ‘To conserve and enhance the biodiversity of East Devon’. This site performed slightly better as it is more than 1 km from any designated biodiversity or geodiversity sites and is likely to have a negligible effect on the objective. Other sites appraised were in close proximity to the existing built form of Aylesbeare and therefore existing services and facilities. Site W087 is in close proximity to village facilities and public transport nodes and is a suitable location for the amount of development required for Aylesbeare.


No recent planning applications are noted

Feedback from other

Devon County Councils comments from 2011 SHLAA were: The previous highway related concern was the width of the section of road




bodies between the site and the main village road, adjacent to the public house. Withen Lane could otherwise be widened using land from the site. This may still give cause for concern, depending on the number of units proposed. Having reassessed the situation, on balance, it is considered that the site is suitable to be included as achievable, subject to detailed assessment.


That part of site W087 is allocated for a total of 5 dwellings in line with community aspirations.







11. Beer ® 12.37

11.1 Beer is located on the Jurassic Coast two kilometres to the west of Seaton. The village developed in a steep sided valley over two millennium, mainly on the basis of fishing and quarrying and still has an active fishing fleet working off the beach. Currently it thrives on its main economic activity of tourism and the setting is a major factor in the success of this industry. Much of the village falls in the East Devon Area of Outstanding Natural Beauty, whilst the land outside the village is in the Local Plan Coastal Preservation Area. The cliffs and foreshore form part of the UNESCO World Heritage Coast as well as being designated a Site of Special Scientific Interest.

11.2 Local community plans in Beer include:

Beer Village Design Statement Beer Parish Plan A Neighbourhood Plan is being produced.

11.3 There is a large Conservation Area which mainly comprises the historic village core

centred on Fore Street, the coastal fringe and large houses on the slopes to the north and east of the village. It also includes the Rolle Estate houses in Sea View Terrace, Long Hill, Berry Hill, Causeway and the eastern part of Townsend. This Conservation Area contains around 40 listed buildings.

11.4 The village has a population of approximately 1,600 with some 750 houses of which

about 20% are second or holiday rental homes. It has a vibrant village centre offering a range of shops, art galleries, pubs/hotels, restaurants, a Post Office, guesthouses, two churches, a village hall, clubs (sailing, social and football), a Heritage Centre, doctor's surgery, pharmacy and primary school. Older children are bussed to local secondary schools.

11.5 Tourism is the main economic activity and the high number of homes rented as short-

term visitor accommodation (as opposed to second homes) is one of the main reasons the village centre has such a good range of facilities. Visitor attractions include the beach- its cafes and hire boats, the South West Coast Path, The Beer Quarry Caves and the Pecorama gardens and model railway factory. Most visitors arrive by car although there is a bus service, the X53, linking Beer with Exeter and Poole. This is very important service for the local population but also works with the Coast Path.

11.6 Loss of retail and other village services which contribute to the vitality of the village

centre will be resisted in accordance with the following policy:




Policy 5 - Village centre vitality ® 12.38

Beer village centre offers an unusually wide range of services and facilities which meet the everyday needs of residents and contribute to a healthy tourist economy. The village centre is defined on the Beer map and includes a range of retail, services, community uses, short-term visitor accommodation, restaurants and takeaways. To ensure that this mix of uses in the village centre is retained, and improved, applications for the change to other uses, particularly residential, which would not contribute to village centre vitality, will be refused unless it can be demonstrated that the use is no longer viable and there is no market for it as a going concern. Evidence will need to be presented to show that the site has been actively market for at least 12 months (ideally to cover two summers) at a sound, realistic and viable price for the existing or similar uses. A vigorous economic assessment will be undertaken to establish the potential and viability of any specific concern and marketing of any property or business will need to include offering to the local community for their acquisition/operation. Permission to change the use of a shop will be subject to the retention of the shopfront. 11.7 There are several main routes into Beer, from Branscombe to the east, Seaton to the

west and several roads to the north which eventually join the main A3052. As the roads follow the deep valley combes, all are fairly narrow, especially where they wind up the valley sides and (with the exception of the road to Seaton which is two-way for most of its length) are generally narrow and rely on passing places for wider vehicles. Within the village, most roads are urban in character with street lighting and, although there are some narrow lanes around the village centre, the more peripheral ‘estate’ roads are double width, albeit with considerable on road-parking. Pavements are generally limited to the village centre, with limited stretches on newer housing estates. There are no dedicated cycle routes but the Sustrans route at Seaton is easily accessed using existing roads. An extensive public footpath network links to the coast path, and walkers are unlikely to choose on-road routes (particularly leading north) due to their narrowness and heavy car use.

11.8 The local community support pedestrian priority being given in Fore Street and the

provision of a park and walk facility to the east of the village. Provision of new infrastructure, such as the upgrading of the beach sewer pipe, and facilities, such as toilets on the beach and in the square, which will enhance the tourism experience will be encouraged.

11.9 Recognising the need for affordable housing, the local community would support the

provision of 40 dwellings in the Plan period and the provision of around ten small business units. There is also a strong community desire to see new homes being used for full time short-term holiday lets or permanent homes to eliminate predominantly empty second homes within housing estates.




11.10 New development in the village/parish should comply with the Village Design Statement, adopted in 2006. It should respect the local character and vernacular, and the high quality landscape setting of the village, with the use of dressed Beer stone, chert, random flint rubble, slate and painted timber being preferred. New infrastructure, such as wires, should be located underground to avoid their proliferation spoiling the skyline.

11.11 Seven houses already have permission at the Quarry sheds and it is proposed that

these are allocated in the Plan, leaving a site or sites for 33 houses to be identified. At the present time and on the basis of available evidence and through site assessment it has not been possible to identify a suitable site for this development due to the need to protect the high quality AONB landscape and historic assets and constraints imposed by the local topography. However the Parish has been approved as a Neighbourhood Area and the Parish Council may wish to consider potential sites through the Neighbourhood Plan. The situation will be reassessed at Plan review.

Policy 6 – Residential Land Allocation at Beer ® 12.39

Land is allocated in Beer at the old quarry caves (Site X001) to accommodate 7 new dwellings. Due to the need to protect the high quality landscape and historic assets and due to constraints imposed by topography it has not been possible at this stage of work to identify a site or sites to accommodate the remaining 33 dwellings allocated for Beer, further evidence is sought. The local community may wish to allocate this housing through a Neighbourhood Plan and situation will be reassessed at Local Plan review. (As part of this consultation exercise views and especially evidence are sought on potential sites for allocation). Design and choice of material consideration will be critical for any new development in Beer and they should complement the outstanding character of the town’s built heritage.






The Parish Council support the allocation of both the sites which were put forward- sites E320 (south west of Short Furlong) and E311 (south of Park Road). Between them, these two sites could theoretically accommodate the whole of Beer’s allocation of 40 houses. The Parish would also like to see the provision of at least 40% affordable within this allocation of 40, and the provision of around 10 small business units. A further site (deemed unsuitable by the Parish Council was withdrawn).

Landscape Appraisal

The two sites are both outside but adjacent to the existing Built-up Area Boundary. The topography and high quality landscape of Beer precludes almost any new development on visual impact grounds. The existing village is nestled in a steeply sided combe and new development would either extend up the valley sides (where it would be very visually intrusive and prominent in the landscape) or outwards along the valley in a ribbon pattern (no sites of this type have been submitted but in any case this would extend built form much further into the countryside and away from facilities). E320 is particularly elevated and would be visible from a considerable distance across the valley, extending development upwards into open countryside. E311 would extend development up the valley side opposite Park Road, which currently forms a strong and clear building line, into open countryside and would necessitate removal of a considerable section of hedgerow/trees. From a landscape perspective there are serious concerns about the sites that have been identified. At this current point it is considered that and development is likely to be best limited to redevelopment/intensification of existing sites and infill.


Both E320 and E311 are located within easy walking distance of an excellent range of village facilities in the centre and to public transport and therefore perform very well in sustainability terms. It should be noted that the topography is likely to considerably increase development costs. This could have viability implications and impact on affordable housing delivery.


Neither of the sites have recent planning history, although ‘Short Furlong’ adjacent but below site E320 was granted as an exception for a small affordable housing scheme several years ago.


Site E311 Devon County Council’s archaeologist advised “This site lies in a landscape where thousands of prehistoric flint tools have been recovered indicating intensive prehistoric activity in the vicinity. Any planning application for the development of this area should include an appropriate level of information on the heritage asset of the site. This may include the results of a programme of intrusive archaeological evaluative trenches to be submitted in support of




any planning application. (CDV19277) Devon County Council as Highway Authority advised “It may well be possible to design a suitable access to serve the development of this site, but the site has gradient issues. Note- this would reduce the yield to seven houses” Site E320 Devon County Council’s archaeologist advised “This site lies in an area of archaeological potential with regard to known prehistoric activity in the immediate vicinity and wider landscape and any planning application for the development of this area must include an appropriate level of information on the heritage asset of the site. (CDV19285)” From a Highway perspective there has been concern expressed that the site is landlocked but it is understood that the landowner considers that access is achievable through land they own. Natural England also raised concerns that this site is within close proximity to the World Heritage Site


A site with recent planning permission for 7 dwellings at Beer Quarry Sheds is allocated and the Built-up Area Boundary is amended to reflect this. Sites for a further 33 dwellings are not identified at the present time and the Built-up Area Boundary is otherwise retained in its present position. The Parish has been approved as a Neighbourhood Area and the Parish Council may wish to consider potential sites through the Neighbourhood Plan. Sites E320 and E311 are both close to facilities and the village centre but both are located in exceptionally high quality landscapes which could be damaged by their development. Site E311 contains archaeological remains so is considered to be a heritage asset and its yield is reduced to 7 houses due to the steep gradient. Development for 33 houses would mean extending the site much further along Park Road which would increase its visual impact significantly. Site E320 is also very visible and, whilst the highways concerns about its inaccessibility may be overcome, the topography is likely to considerably increase development costs and viability and therefore provision of affordable housing could be reduced.







12. Brampford Speke ® 12.42

12.1 Brampford Speke lies above the river in the Exe valley, surrounded by agricultural fields and woods. It is linear in shape with the church and pub roughly occupying the midpoint. It has a strong sense of rural remoteness, in spite of the proximity to Exeter.

12.2 Local community plans in Brampford Speke include:

Village Design Statement Parish Plan

12.3 The village has an extensive Conservation Area which covers a, roughly rectangular,

large part of the village. It contains around 30 listed buildings, some medieval in origin. The village retains many thatched buildings, cob walls, cottages and some grander classical houses.

12.4 There is a mix of smaller homes along the two side roads and in the thatched heart of

the village, as well as squeezed into gaps between larger houses. St Peter’s Church, largely a Victorian rebuild, is a key landmark and defines the characteristic village skyline.

12.5 The village has grown around a road running north-south with a few minor lanes

leading off of it. Despite the proximity of Exeter, the roads are narrow lanes which rely on passing places on some stretches. There is an extensive public footpath network locally but no dedicated cyclepaths.

12.6 The parish of Brampford Speke contains around 347 residents and about 150

dwellings. The village contains a pub, school, Church and Village Hall. 12.7 The Parish Council have sought to identify a site for an affordable housing scheme

for a number of years and this has repeatedly been identified as a high priority for the village. New development would be expected to incorporate traditional materials and be of a size and form to meet the local demand for affordable housing. At the present time however, and based on assessment of available information, no sites are proposed for allocation for development.

Policy 7 – Residential Land Development at Brampford Speke ® 12.43

At the present time and based on available information and current assessment it has not been possible to identify a suitable site for development due to the need to protect the high quality landscape and constraints imposed by the local highway network. (As part of this consultation exercise, views and especially evidence are sought on potential sites for allocation).






Summary of Site Evaluation ® 12.44 Parish feedback and preferred choice

The Parish Council do not support the allocation of either of the two sites put forward- sites W047 (Templars Field, south of Sandy Lane) or W126 (land at Sowdens Farm) for 5 dwellings. Extensive community consultation concluded that a small affordable housing scheme (5 affordable + 2 market was suggested) under the exceptions policy would be appropriate for the village The Parish Council decided that its strategy remains the right one for the village, that is:

(1) Continue to look for exception-site opportunities in the village, using either EDDC’s current ‘Interim Mixed ....’ policy or Strategy 35 in the latest draft of the Local Plan, to provide a small development of (mainly) affordable housing to meet identified local needs.

(2) Not to support the formal allocation of any site in the village for ‘mainstream’ housing development. This applies to the only two sites that we understand are currently available, namely Templars Field (known to you as WO47) and also note that this is not appropriate for development because (i) the access route, Sandy Lane, is far too narrow to accommodate the additional traffic generated by a housing development and (ii) development of this site would have a major ‘loss of amenity’ impact on a large number of existing homes); and Sowdens Farm (W126), as well as to any others that might be put forward.

(3) It follows from the above two stances that the Parish Council does not support any change to the village’s development boundaries.

Landscape Appraisal

Both sites are outside but adjacent to the existing Built-up Area Boundary. The landscape around the potential sites is not subject to protective policies although it is attractive, largely undeveloped and pastoral. Site W047 comprises an open, undeveloped field and its development would have considerable impact on the immediate area and would be visible (albeit against a backdrop of existing, well-spaced ribbon development) from a considerable distance. The site as submitted could accommodate far more than 5 dwellings. Site W126 would be less visually intrusive as it would comprise the redevelopment of existing farm buildings and is currently partially screened by buildings and trees. If it were to be developed, building should be restricted to the very front (eastern) section of the site, close to existing development to minimise its impact.


Both W047 and W126 are located within walking distance of the small range of facilities in the village. Access is via unpavemented narrow lanes and there is limited public transport provision.


Neither of the sites have recent planning history.





Site W047 Devon County Council as Highway Authority advised “The junction of Sandy Lane /Upton Pyne Hill Road is good with excellent sight lines in both directions. The site is close to the local school and has a long frontage onto Sandy Lane with ample opportunity for access onto the highway network.” Devon County Council’s archaeologist advised “This site lies within an area of archaeological potential, demonstrated by the presence of cropmarks indicative of prehistoric activity in the area. Archaeological deposits, features and artefacts associated with the known prehistoric activity in the area may be present within this proposed development site.” They “recommend that any application for development in this area must be supported by the results of a programme of archaeological work to allow the nature and significance of any surviving archaeology to be determined and allow an informed and reasonable planning decision to be made.” Site W126 Devon County Council as Highway Authority advised “This site is situated within the village confines but is served by a private access which also serves New Sowden’s Farm. This access onto the highway is substandard with poor visibility in both directions and there are two further private drives which converge at the same point. The Highway Authority would not wish to see any further intensification of traffic movements at this junction and therefore would not recommend this site for development.”


That no sites are allocated at the present time and the existing Built-up Area Boundary is retained in its present position, in line with community aspirations. Development of site W047 would cause harm to the high quality landscape whilst W126 is not supported by DCC Highways. Allocation of either site would not meet the high level of affordable housing need identified by the local community.







13. Branscombe ® 12.46

13.1 Branscombe is located on the Jurassic Coast 4 kilometres to the west of Seaton. The village has developed in a loose ribbon form along the bottom of several steep sided wooded valleys so that it covers around 3 km from end to end. The whole village falls in the East Devon Area of Outstanding Natural Beauty, and the extensive Coastal Preservation Area. There are several county wildlife sites in and around the village. The cliffs and foreshore form part of the UNESCO World Heritage Coast as well as being designated a Site of Special Scientific Interest.

13.2 There is no Conservation Area in the village but it does have numerous historic

buildings, including several which are owned by the National Trust and are open to the public. Thatch, slate, chert, flint and dressed Beer stone are characteristic of the older buildings in the village and have been used in most recent developments and conversion schemes, ensuring that they respect the local vernacular and complement the historic character to a much greater degree than the inter and post war houses (which tend to be red brick or render).

13.3 The parish has a population of approximately 500 with some 340 houses of which

over 25% are second homes (and a further 10% or so are short term holiday lets). Due to the ribbon pattern of development, there is no village centre as such, instead facilities are interspersed among housing along narrow lanes. Among the facilities are two pubs, a school, village hall, post office, National Trust shop, Church and bus service.

13.4 Tourism is the main economic activity but an increasing number of houses are being

used as second homes, reducing the housing stock for permanent residents. There is concern that second homes contribute little to the community or local economy. Visitor attractions include the beach, cafes and pubs, the National Trust properties, the South West Coast Path and, in nearby Beer, The Quarry Caves and the Pecorama gardens and model railway factory. Most visitors arrive by car although there is a bus service so the wider range of facilities in Seaton are accessible.

13.5 There are several routes into Branscombe, from the north and west. As the lanes

follow the deep valley combes, all are narrow and rely on passing places for wider vehicles. There are very few pavements and high hedges severely restrict visibility in places. There are no dedicated cycle routes but the Sustrans route at Seaton is accessible using existing roads. An extensive public footpath network links to the coast path, and walkers tend to avoid on-road routes (particularly leading north) due to their narrowness and heavy car use.

13.6 In order to deliver housing for permanent residents, the local community would

support a scheme of 10 dwellings provided at least half are affordable. The topography and high quality landscape mean that any extension of the village outwards to accommodate this could be visually intrusive. The linear form of the village also means that distance from facilities, particularly given the lack of pavements, results in many sites being far from ideal. Given the environmental and




historic sensitivity of the area and the existing form of development, a scheme for terraced dwellings, close to the roadside and incorporating local stone as a dominant feature in their design, would be preferred.

Policy 8 - Residential Land Development in Branscombe ® 12.47

Land is allocated in Branscombe at E327 Land behind the Fountain Head, to accommodate 10 new dwellings. The landscape of Branscombe is highly sensitive to change and development will need to be carefully integrated to minimise harm. A terrace of houses, with traditional proportions and massing, continuing the strong building line along the street and incorporating local stone, would be preferred. There is a community aspiration to provide additional car parking in this area, for residents and visitors, to ease congestion and improve road safety. Development of this site provides an opportunity to meet this aspiration. All car parking, for residents of new development and to meet existing demand, should be discretely sited and screened to minimise its impact.




Summary of Site Evaluation: ® 12.48 Parish feedback and preferred choice

The Parish Council support the allocation and in their response advise,: “1. Site area 1 to the east of Higher House north side of the road ( E035 - Land adjacent Cotte Mead). As you will see from the attached survey results this was one of the preferred sites by the general public (32%) as it is able to provide easy access into the Village, on the main bus route, within walking distance to school, Church, Village Hall and Post Office, on-site parking and the potential to build between 8 -12 homes, 50% of which would be affordable homes. This site has already been identified as developable as shown on the map.” “2. Site area 7 on the corner with Castle Hill, behind the Mason's Arms in the part of the Village known as Square (referred to by EDDC as E333 Land west of the Masons Arms). Again another site which was also very popular by the general public (34%) as it too is able to provide easy access into the Village, on the main bus route, within walking distance to school, Church, Village Hall and Post Office, on-site parking and the potential to build between 8- 12 homes, 50% of which would be affordable homes.” The indication from the Parish Council is that they would support more than the 5 dwellings allocated in the Local Plan if this would deliver more affordable housing. This could be 5 market and 5 affordable houses, so a total of 10.

Landscape Appraisal

The whole of Branscombe is nestled in a steeply sided, narrow, valley combe. The numerous designations reflect the importance of this landscape- wholly AONB and Coastal Preservation Area, with part of the Jurassic Coast World Heritage Site, County Wildlife Sites and Sites of Special Scientific Interest. New development on any of the submitted sites would extend up the valley sides, where it would be visually intrusive and prominent in the landscape, and outwards along the valley in a ribbon pattern, extending built form further into the countryside and away from facilities. None of the potential sites put forward perform well in terms of their visual impact and intrusiveness, however E327 (Land behind the Fountain Head) and E035 would be seen in the context of existing development and could be partially screened, meaning that they are the least harmful of the options available. In the case of E035, the existing ribbon of post/inter war development is set back and above the road, increasing its impact considerably. Tightly knit, roadside development in traditional materials would be less intrusive as it would lie closer to the valley bottom and would reflect the historic character rather than the more modern development. Site E333 is elevated and there is a County Wildlife Site to the north. This is a prominent site (albeit screened by a dense hedge from immediately




outside the site) with extensive intervisibility with surrounding AONB on all sides. Development would be highly visible, against a backdrop of hillside, from opposite side of valley and against the sky seen from the north and west. From a landscape perspective none of the sites perform well, it is a case that some perform slightly better rather than well.


The ribbon form of the village (which extends to around 3 km), combined with high roadside hedges and narrow winding lanes with few passing places considerably reduces the ability for any of the sites to the west of the existing Built-up Area Boundaries to score highly in sustainability terms. In any case, the variety of facilities in the village is quite limited and spreads out over a considerable distance. Of the two sites preferred by the Parish Council/residents, E035 is around 1.5 km from the school and 1 km from the nearest BUAB whilst E333 lies immediately opposite to the BUAB (but the pub is the only nearby facility) . Site E327 is not a site preferred by the Parish but it is identified in the landscape assessment and already benefits from a current planning application for 10 dwellings, and it lies around 1.1 km from the school. It should be noted that the topography is likely to considerably increase development costs and could impact on viability.


The only site with recent planning history is E327, behind the Fountain Head, which has a current resolution to grant planning permission for 9 affordable and one market dwelling. But a legal agreement has not yet been agreed and the current affordable/market split makes development viability a real concern.


Site E035 Devon County Council’s archaeologist advised “This site lies within a landscape where prehistoric activity is demonstrated by findspots of flint tools and the site of a possible funerary monument to the west. The HES would therefore recommend that any consent for development in this area should be subject to a programme of archaeological works implemented under a PPG16 Condition.” Devon County Council as Highway Authority advised “Although it may be technically possible to access this site for development it is very remote from services and facilities and the site has quite a steep gradient.” Site E327 - Devon County Council as Highway Authority advised “This site has a valid planning permission for residential development”. Site E333 - Devon County Council as Highway Authority advised “This site would appear to be acceptable for possible frontage development, but the carriageway would probably require localised widening to accommodate the additional vehicle / pedestrian movements”.



That site E327 is proposed to be allocated for 10 dwellings. The landscape in Branscombe is such high quality that any new development is likely to be harmful. Because of this, both sites which the Parish preferred (E035 and E333) perform badly against the landscape criteria (as do all of the sites). E035 in particular would impact significantly and would require the removal of a significant hedgerow and overcoming a steep gradient to safely access the site. E333 would require widening of the highway which would impact upon the hedgerow, although development would be seen in the context of other houses. The spread out nature of the village (around 3 km of mostly single track lanes) means that most sites also perform badly in sustainability terms due to the need to walk considerable distances along unlit roads without safe footways to access any facilities. Sites which are closer to the centre of the ‘ribbon’ perform slightly better as the distances are shorter. Understandably, despite the constraints, some housing, particularly affordable, is wanted by the local community. Site E327 already has a resolution to grant planning permission for an affordable housing scheme. It is understood that this is not proceeding due to viability issues. If it is allocated it would mean that the site can be developed in accordance with emerging Local Plan Policy (e.g. 50% affordable provision) rather than as an exceptions site (currently proposed to be 90% affordable) to address the viability concern. As with the alternative sites, development would impact upon the local landscape but this would be seen in the context of adjoining development to the front and side and has already been agreed in principle through the existing application. This site is also closer to the (limited) facilities in the village so performs better in sustainability terms. Given the sensitivity of the site a scheme of terraced dwellings, set close to the roadside and incorporating local stone would be appropriate and would reflect the pattern of development locally.






14. Broadclyst ® 12.50

14.1 Broadclyst is located around 3 Km (1.5 miles) to the north east of Exeter City and Pinhoe, and north west of the new town of Cranbrook. The Parish had a population of 2,962 at the time of the 2011 Census. It is not located within an AONB, but has an attractive rural setting with the majority of land surrounding the settlement being owned by the National Trust.

14.2 Broadclyst is one of the best preserved of the large Devon estate villages. The broad

floodplain of the River Clyst sweeps around the village to the north and west. There is a Conservation Area in the northern part of Broadclyst and a number of listed and other historic buildings in the village.

14.3 The B3181 between Exeter and Cullompton runs to the west of the village and

provides the principal road access to Broadclyst. Unclassified roads to the south and east form part of a network of lanes extending to the wider countryside and other villages. There are public footpaths within the village and also leading into the countryside, particularly to the west and north.

14.4 Broadclyst is one of East Devon’s more sustainable villages with a wide range of

services and facilities.

Policy 9 - Residential Land Development in Broadclyst ® 12.51

Land is allocated for housing in Broadclyst at W060 Heathfield Site, Dog Village, Broadclyst. This site is located on rising ground on the edge of the village adjacent to existing housing and some of the boundary trees are protected by Tree Preservation Orders. Development proposals should seek to maximise the number of dwellings on the site in a way that is compatible with the impact of development on the setting of the village, protected trees, neighbouring houses and other development constraints.








There is only 1 site available that is well related to Broadclyst (W060). The Parish Council and members of the public (bar 1) do not feel that they can support the site and do not believe the development boundary should be altered to accommodate its development. A high proportion of the undeveloped land around is National Trust farmland and so is unalienable. Broadclyst Parish Council fiercely contests the need to provide 30 additional houses in the boundary. There are planning permissions for 27 new builds since the local plan began in 2006.

Landscape Appraisal

Overall landscape sensitivity (of site W060) is moderate. The site forms a small field at the edge of the main approach to the village from the east. It is situated on rising land that forms part of the sweeping agricultural setting for the settlement and adjacent to a relatively well contained boundary.


Broadclyst is one of East Devon’s larger and most sustainable villages with a wide range of services and facilities. The site is located on the southern edge of the village with good access to services and facilities, although there is no footway in front of or adjacent to the site.


There is no recent planning history on the site.


SHLAA Panel found the site to be potentially developable for 26 homes (based on standard density assumptions). Devon County Council comments on the SHLAA site were: “this is an ideal site for the proposed development as it is situated on the edge of the existing built environment with established highway links to the town centre and the B3181. It would require frontage footway and a pedestrian crossing link to Woodland Road to enhance the existing road links.”


The local plan allocation for Broadclyst is 30, but planning permissions already granted reduce this requirement to 18. There is only one current SHLAA site available for consideration, site W060, and given the extent of National Trust land ownership around the village it is unlikely that other suitable sites will emerge during the first part of the plan period. Although the site is not supported by Broadclyst Parish Council and it is in a visually prominent site on the edge of the village, it is well related to the settlement pattern and is considered suitable for allocation. Whilst site W060 could theoretically deliver 26 homes at a density of 40 per hectare, this is unlikely to be acceptable in visual/landscape terms due to the prominent edge of settlement location. There are also boundary trees that are protected by Tree Preservation Orders. Appropriate design and density should be considered at the time of any planning application and the highest density




compatible with the impact on the setting of the village, protected trees and neighbouring houses should be sought in order to make best use of the only site currently known to be available for development in Broadclyst. Should it not be possible to build 18 homes on the site in a satisfactory manner, further site options should be explored in a future plan review.







15. Broadhembury ® 12.54

15.1 Broadhembury is located approximately 7.5 km North-West of Honiton, approximately halfway between Honiton and Cullompton, within the Blackdown Hills AONB, and in a hollow at the foot of the Blackdown Hills escarpment. Broadhembury itself is a small, nucleated village centred around a historic core, however more modern developments stretching to the West over the River Tale and at Causeway End have created a linear element to the village.

15.2 Local community plans in Broadhembury include:

Parish Plan Village Design Statement Blackdown Hills Design Guide

15.3 Broadhembury is in close proximity to Hembury Fort Scheduled Ancient Monument,

Pen Point Wood Ancient Woodland, and Knowles Wood Ancient Woodland. The Broadhembury Conservation Area covers the majority of the village, with only the more modern developments on the West side of the river and at Causeway End being outside of it. There are a number of Listed Buildings in the village including the Grade I Church of St Andrew and numerous Grade II and II* Listed Buildings including most of those around the village central square/cross. The village is well known for its unspoilt terrace of cob and thatch cottages on the North side of the central square best appreciated when entering the village from the West.

15.4 The special character of the village led to the Conservation Area being designated

prior to 1974. Within the existing Conservation Area are 36 individually listed buildings giving 29 separate list entries.

15.5 The village lies just off the A373, a main road linking Honiton and Cullompton used

by many travelling to and from the M5 motorway. A reasonably sized country road links the village to the A373 at Colliton Cross to the South-West. Other smaller country roads link to the A373 at Came Cross to the West and Hembury Fort to the South and head up into the Blackdown Hills to the East. The 368 bus service links Broadhembury with Honiton regularly and the 863 service links Broadhembury with Exeter although the service is less than daily.

15.6 Three rights of way link Broadhembury to the open countryside. Two of which head

into the Blackdown Hills, whilst one heads towards Kerswell. 15.7 Broadhembury Parish (covering Broadhembury, Kerswell, Dulford, Luton and

Colliton) has a resident population of 708 and 306 dwellings (Census 2011). Broadhembury village had 53 Council Tax banded (A-H) properties within its Built-up Area Boundary in April 2012.

15.8 The village has a range of community services/facilities including one pub, a

community hall, church, primary school, and a community shop/post office. The village also contains a playing field and children’s play area.




15.9 The Parish Council suggest that “careful design would be needed to ensure that the

impact of developing this site on the historic core centre of the village is kept to a minimum” and that “all buildings will need to be of rendered brick constructions similar to the buildings within the village centre”.

Policy 10 - Residential Land Development in Broadhembury ® 12.55

Land is allocated in Broadhembury, at Land S.E. (opposite) Broadhembury Village Hall (C319), to accommodate five new dwellings. Site development should provide safe pedestrian access to community facilities in the village, have regard to the settings of the various heritage assets nearby and built development should be focused in the part of the site closest to the road. Appropriate planting around the Southern and Eastern borders of the site could help to define the settlement edge. Local community aspirations are for an extended village hall car park on site C320.





The Parish Council support the allocation of site: C319 – Land S.E. (opposite) Broadhembury Village Hall for 5 dwellings This site can accommodate the whole of Broadhembury’s allocation of 5 houses.

Landscape Appraisal

Despite the open nature of the field within which the site is located, site C319 feels fairly enclosed by landforms and vegetation with obscured views in and out. Relationship with settlement boundary is important and has the potential for enhancement. It seems a natural direction for the village to grow through the landscape. Planting around the Eastern and Southern sides of the site would be necessary to ensure retention of the contained nature of the settlement. Grouping of the buildings along the roadside and Northern end of the site would help to ensure minimal landscape impact in terms of long views in. Use of vernacular materials (such as slate roofs and softly rendered façades) would help to compliment the conservation area and ensure the setting of the church is not detracted from in the long views from the North East. The landscape impact of site C319 was considered to be less harmful than any of the other proposed sites at Broadhembury.


In sustainability terms, the site performs equally to all other sites at Broadhembury village, with the sites at Causeway End scoring slightly better in terms of impact on built and historical assets and maintaining and enhancing water, air and soil quality. This was due to their location away from Broadhembury village itself and being in an area of lower grade agricultural land, however worse in relation to access to community services, the primary school and open spaces. Site C319 performs reasonably overall although less well in relation to the impact on built and historical assets as it is in close proximity to Listed Buildings and the Conservation Area; promoting the wise use of land and protecting the landscape character as it is a Greenfield site in close proximity to the Blackdown Hills AONB; maintaining the local amenity, quality and character of the local environment as it is a Greenfield site with the potential to have a minor negative effect on the character of the area; conserving and enhancing the biodiversity of East Devon as it is in close proximity to the Blackdown Hills AONB; maintaining and enhancing air, soil and water quality because the site is located within an area of grade 2 agricultural land; ensuring there is no increase in flood risk as it is a Greenfield site and so the area of impermeable surfaces will be increased; promoting wise use of waste resources and reducing waste production and disposal as it is a Greenfield site and does not re-use buildings and opportunity to re-use materials is unlikely; and maintaining and enhancing the vitality




and viability of the towns of East Devon as the site is not located in or near a town. All village sites perform poorly on this objective.


There is no Planning History for site C319.


“No minerals implications”. Devon County Council Archaeology comments from 2012 SHLAA report advise – “This site lies on the edge of the historic core of the village and in proximity to the parish church. Any consent for development here should be conditional upon an appropriate programme of archaeological work to be undertaken in mitigation for the impact of the development upon the heritage asset of the site (CDV19252)”. Devon County Council Highways comments from 2012 SHLAA report – “It is doubtful whether an access to serve this site could be provided with suitable sight lines due to the location on the inside of a bend”. SHLAA report states site could potentially be developable for approximately 16 dwellings although it would rely on C131 for access as the site is unlikely to get access due to sight lines.


Site C319 is preferred for the development of 5 houses at Broadhembury as it is the site that would have the least landscape impact out of all of the sites at Broadhembury village itself; is considered a natural direction of growth for the village; is close to local services including the village hall, shop, school, pub and church; and is the favoured site of the Parish Council.







16. Chardstock ® 12.58

16.1 Chardstock lies 6 kms (10 miles) north west of Axminster in a predominantly rural area to the west of the main A358 trunk road. Most of the parish lies within the Blackdown Hills Area of Outstanding Natural Beauty (AONB).

16.2 Local community plans include:

Chardstock Village Design Statement Chardstock Parish Plan Blackdown Hills Design Guide A Neighbourhood Plan is being produced.

16.3 Chardstock is one of the most unaltered historic villages in East Devon (most new

development has taken place to the east of the village in the form of an estate). 16.4 The centre of the old village (roughly the area to the west of Green Lane to the River

Kit) is a designated Conservation Area. There are 23 listed buildings (including some of medieval origin) and several listed Churchyard monuments in this area and an unusual, and largely unspoilt Victorian street scene centred on the old School, Church and Rectory.

16.5 The Parish contains around 840 residents and about 400 dwellings. The main centre

of population is Chardstock village which lies 1 mile west of the A358 junction at Tytherleigh with about half of the housing stock. This area contains many of the parish’s main facilities, including the Church, the Community Hall, the children’s play area, the Primary School, the George Inn and the Post Office and stores. Tytherleigh provides a second, smaller centre with a mix of houses, an antiques centre and a pub.

16.6 There is one main access road into Chardstock from the A358 to the east, at

Tytherleigh. This road is narrow for much of its length, without room to pass in places. A number of smaller lanes lead from the village to the more rural parts of the Parish. Post war development to the east of the village centre benefits from pavements and street lighting but the remainder of the village is accessed by traditional rural lanes. There is an extensive network of bridle and footpaths but no dedicated cyclepaths. Public transport is lacking in the Parish- although some buses stop on the A358 at Tytherleigh no service extends into Chardstock and the walk of over 1 kilometre along narrow, unlit and unpavemented roads to reach a bus stop is a real deterrent to users.

16.7 A need for affordable and older person’s homes has been identified, and any future

scheme should incorporate these as a priority. At the present time, planning permission has been granted for two small housing schemes in the village and these,together, would fulfil the identified housing requirements for the village.




Policy 11 - Residential Land Development in Chardstock ® 12.59

Land is allocated in Chardstock at E305 South west of Henley Close and E307 Sopers Field, to accommodate 10 new dwellings. Planning permission has been granted for both schemes and, together, they will meet the housing requirements for the village. Summary of Site Evaluation ® 12.60


The Parish Council support the allocation of sites E305 (south west of Henley Close) and E307 (land at Sopers). Between them, these two sites can accommodate the whole of Chardstock’s allocation of 10 houses.

Landscape Appraisal

These two sites are both within the existing Built-up Area Boundary and site E305 in particular is surrounded by built development on all sides. Whilst both sites impact upon the historic streetscene, this is not detrimental unlike some of the alternative sites, and both have minimal impact on the wider landscape, unlike all of the other sites assessed.


Both preferred sites are located within easy walking distance of village facilities, close to the centre. Alternative sites are all further away from the village centre and its facilities. Whilst the distances involved aren’t great, lack of pavements and sporadic street lighting reduces the accessibility of the peripheral sites.


Both preferred sites have been granted planning permission for residential development since April 2012. E305 has permission for 4 dwellings ref 11/1897/FUL E307 has permission for 6 dwellings ref 11/2389/FUL Both schemes are substantially completed and, together, these would meet the requirement for 10 dwellings. It is acknowledged that sites should usually accommodate at least 5 dwellings in order to be considered, however the proximity to each other and the village centre, and the much greater impact on historic assets and/or the landscape are considered to justify the combined consideration of both schemes.


Both sites are acceptable in development management terms and the statutory consultees, e.g. DCC Highways and the Environment Agency, did not object to the applications.


That sites E305 and E307 are allocated for a total of 10 dwellings in line with community aspiration.








17. Clyst Hydon ® 12.62

17.1 Clyst Hydon is located in lowland farmland approximately 12 km West of Honiton, 5 km South of Cullompton and 7 km North-East of Broadclyst. Clyst Hydon itself is a small, nucleated village centred around a crossing of the River Clyst. It has a small historic core, however more modern developments are evident throughout the village. A small cluster of post-war pre-fabricated Council built homes (Park Close) exist to the East of the historic village on the other side of the river.

17.2 Clyst Hydon is not within or near to an AONB, although it is in close proximity to

Paradise / Hoop Copses Ancient Woodland. Clyst Hydon does not contain a Conservation Area, however there are a number of Listed Buildings including the Grade I Listed Church of St Andrew, and Grade II Listed Chelveshayes, Primary School and Capehams amongst others.

17.3 Clyst Hydon is located on a small country road linking Ottery St Mary and Cullompton

via the villages of Talaton and Clyst Hydon. A network of small country lanes also link to Bradninch, Clyst St Lawrence, Payhembury, Plymtree and Whimple. The number 863 bus links the village to Exeter on Fridays only. The closest railway station is at Whimple.

17.4 A number of rights of way start at Clyst Hydon linking the village with the open

countryside. Footpaths lead to Langford Green, Plymtree, Aunk and Clyst St Lawrence.

17.5 Clyst Hydon Parish has a resident population of 365 and 158 dwellings (Census

2011). Clyst Hydon village had 39 Council Tax banded (A-H) properties within its Built-up Area Boundary in April 2012.

17.6 The village has limited community services/facilities including a church and a primary

school. There is a community shop/post office in nearby Plymtree where there is also a pub. Clyst Hydon also contains a cricket field and children’s play area.

17.7 The Parish Council consider that “in view of the existing small-scale and

environmentally friendly character of the village that two smaller sites – one for three and one for two dwellings – would be in keeping with, and best conserve, the character and environment of the village, whilst allowing a degree of modest growth”.




Policy 12 – Residential Land Development at Clyst Hydon ® 12.63

At the present time and on the basis of available information and assessment undertaken it has not been possible to identify a suitable site for development due to the potential impact on heritage assets at site W064, the wider landscape context at site W166 and because there is no evidence to suggest that site X002 is developable. (As part of this consultation exercise views and especially evidence are sought on potential sites for allocation). Summary of Site Evaluation ® 12.64


The Parish Council support the allocation of sites: W064 – Land East of Chelveshayes for 3 dwellings X002 – Town Tenement Farm site for 2 dwellings Between them, these two sites can accommodate the whole of Clyst Hydon’s allocation of 5 houses.

Landscape Appraisal

Site W064 – The site itself is enclosed and well wooded in keeping with the rest of the village centre. Views obscured to and from the surrounding open undulating landscape by tree lines and the Church in the most part except for some visibility to the West/South West. Development could have a clear boundary formed by tree lines and high hedge. Key view of St Andrew’s Church potentially could be impacted on. Proximity to listed buildings of St Andrew’s Church (grade I), Chelveshayes (grade II), and Capehams (grade II) means that any development would need to be complimentary and not detract from their traditional village centre locations. A full assessment of the potential impact on heritage assets would be necessary prior to any development being considered. Development of this site could continue the tradition of growing around St Andrew’s Church. Potential to enhance village centre. Retaining as many trees as possible and the high hedge may help to keep enclosed character and restrict views in. Key view of St Andrew’s Church from footbridge should be retained / enhanced by development. Appropriate modern development may not detract from the setting of St Andrew’s Church or any of the Listed Buildings close by but an appropriate heritage assessment should be carried out. Site W064 is likely to have less impact on the wider landscape than site W166. Site X002 – This site was not submitted as a SHLAA site and so was not assessed.


In sustainability terms, site W064 performs reasonably and on a par with site W166. It performs less well in relation to the impact on built and historical assets as it is in such close proximity to Listed Buildings






and a Scheduled Ancient Monument; maintaining the local amenity, quality and character of the local environment as it is a Greenfield site with the potential to have a minor negative effect on the character of the area; maintaining and enhancing air, soil and water quality because the site is located within an area of grade 1 agricultural land; ensuring there is no increase in flood risk as it is a Greenfield site and so the area of impermeable surfaces will be increased; promoting wise use of waste resources and reducing waste production as it is a Greenfield site and does not re-use buildings and opportunity to re-use materials is unlikely; and maintaining and enhancing the vitality and viability of the towns of East Devon as the site is not located in or near a town. All village sites perform poorly on this objective. Site X002 was not assessed by the Sustainability Appraisal as it was not submitted as a SHLAA site.


Planning application 13/2347/OUT for 3 dwellings on site W064 was received in October 2013 and is pending consideration..


DCC Highways comments from 2011 SHLAA Report – “This site is an extension to a remote settlement and there are no footways and limited public transport. In addition, it may be difficult to provide the access with suitable sight lines”. SHLAA Report states the site could potentially take 8 dwellings.


No sites are allocated at Clyst Hydon at this stage. On the basis of assessment to date Site W166 is considered to be inappropriate to develop as it would extend the village into the open countryside and impact on the wider landscape. In the absence of evidence to suggest otherwise, development of site W064 is currently considered to be inappropriate for development due to the relationship with and potential detrimental impact upon the numerous heritage assets including St Andrew’s Church (Grade I) amongst others. This will be revisited when the Plan is reviewed.







18. Clyst St George ® 12.66

18.1 Situated approximately 0.6 km north of Ebford and 1.5 km South of Clyst St Mary, Clyst St George is in close proximity to the B3179 to its south and A376 to its West. The Parish of Clyst St George is a semi rural area on the periphery of Exeter. The Parish consists of farmed areas and contains some light industry, retail outlets office accommodation and domestic accommodation.

18.2 Clyst St George has three Grade II listed buildings within its Built-up Area Boundary.

These are the Parish Church of St George, the Old Rectory and Lady Seaward Church of England Primary School.

18.3 The main access point into Clyst St George is off the B3179 along its southern

boundary. The roads and lanes through the village are suitable for two way traffic and congestion is not an issue in the settlement. Rights of Way in the village are limited to a single path leading from the village to the A376/B3179 roundabout. There are also pathways from Clyst St George along the B3179 to the roundabout. These paths continue towards Ebford.

18.4 Clyst St George Parish has a resident population of 782 and has 323 dwellings

(Census 2011). Clyst St George village had 38 council tax banded (A to H) properties within its Built-up Area Boundary in March 2012. The village facilities and services include the Parish Church, a community hall, village primary school and cricket ground.

18.5 The Parish Council have identified a preference that the development for the

settlement is not all developed on one site but is developed between two. The Parish Council also noted in their feedback that new development should be close to the existing developed area of the village.

Policy 13 - Residential Land Development in Clyst St George ® 12.67

Land is allocated in Clyst St George at Land West of Woodbury Road (part of site W037), to accommodate 25 new dwellings. There is a community aspiration for new development to provide for an opens space with a children’s play area and this could be incorporated into a development scheme.







The Parish Council support the allocation of sites: W037 – Site to the West of Woodbury Road for 13 dwellings W028 – Site between 13A and 14 Woodbury Road for 12 dwellings Between them, these two sites can accommodate the whole of Clyst St George’s allocation of 25 houses.

Landscape Appraisal

Sites W037 and W328 are outside the village boundary and is in the District landscape character type (LCT) 4D ‘Lowland Plains’. The site is also in ‘Clyst Lowland Farmlands’ County Character Area Site W328 is an open flat landform on the periphery of the existing built up area. Its development will have an impact on the open, expansive and long views from the site. The area is an active and busy area due to the B3179 but mitigation through the design stage can address this. The site is also in close proximity a Scheduled Ancient Monument and the church tower is visible from the site. Site W037 adjoins the existing built form of Clyst St George. It is a relatively flat parcel of land that has predominantly short distant views from the site. Existing vegetation and its enhancement will help mitigate landscape impacts. This site reflects the character type for the area by being a level to gently sloping landform in regular medium to large field pattern. Although views are predominantly short distance there are more distant views to the north. From a landscape perspective this site is acceptable for the number of dwellings allocated Other sites appraised do not adjoin the built form of Clyst St George and some are more closely related to the Exe Estuary than the sites proposed and are in open countryside with more distant and expansive views.


In sustainability terms sites W328 and W037 have the same effect on a number of the sustainability objectives as other sites appraised for the Settlement. However for Objective 11 ‘To conserve and enhance the biodiversity of East Devon’ and Objective 14 ‘To contribute towards a reduction in local emissions of greenhouse gases’ the impacts are different. As the two sites are further from designated biodiversity and geodiversity they are more sustainable than some other sites in relation to conserving and enhancing the biodiveristy of East Devon, but are less sustainable in relation to contibuting to a reduction in local emissions of greenhouse gases as they are further from employment sites such as Darts Business Park. Sites W137 and




W159 have a significant negative effect on conserving and enhancing biodiversity as they are in close proximity to the Exe Estuary designations. The proposed allocation sites are in close proximity to village facilities and public transport nodes and are a suitable location for the amount of development required in Clyst St George.


No recent planning applications


Devon County Councils comments from the 2011 SHLAA for site W037 were: This site would be acceptable in principle from a highway point of view subject to a suitable designed access and no vehicular access to A376. Devon County Councils comments from the 2012 SHLAA for site W328 were: Site poorly located from a sustainability point of view but access technically achievable.


That part of site W037 is allocated for a total of 25 dwellings. The Parish Councils preferred part of site W037 does not adjoin the existing BUAB and therefore a position on the site adjoining the BUAB is more acceptable. Site W328 is adjacent to a Scheduled Ancient Monument and on a prominent site into the village and there is some concern about the visual impact.







19. Clyst St Mary ® 12.70

19.1 Clyst St Mary is located east of Exeter, and within one kilometre (0.5 miles) of Junction 30 of the M5. The village is sited to the north and east of the large roundabout junction of the A376 and A3052. The older part of the village is located to the north of the A3052 with a late 20th Century housing estate to the south. To the south of this is a large office complex (Winslade Park) set in attractive parkland. Just to the east of the village is the County Showground and Westpoint Arena.

19.2 There is a County Wildlife site to the south west of Clyst St Mary along the river and

its floodplain. Floodplains sweep around the western and northern margins of the settlement and there are several areas of trees protected by Tree Preservation Orders. A traditional orchard makes up some of the parkland at Winslade Park. There are several Listed Buildings in the village, but no Conservation Area.

19.3 Away from the main road network road communications are limited with a small lane

leading out of the village to the north. There are public footpaths leading to the Clyst Valley to the north and across Winslade Park and into open fields to the south east.

19.4 Clyst St Mary ranks towards the middle of East Devon Villages in terms of

sustainability appraisal. There is good public transport, access to employment opportunities and a range of services and facilities, but some of the village is at flood risk. However, Clyst St Mary is very close to the city of Exeter and its facilities.

19.5 Clyst St Mary and Sowton Parishes are merged to form Bishop Clyst Parish Council.

In September 2011, as part of the development of the East Devon Local Plan, Bishop Clyst Parish Council suggested allocating site W309 for housing development and anticipated that this would provide space for about 90 dwellings. Planning permission has been granted in outline for around 80 dwellings on site W309 (13/0365/MOUT). There is also a planning permission for 13 dwellings at ‘Bridge House’ (within the existing Built-up Area Boundary) that will meet the remaining requirement (10/1242/MFUL).

Policy 14 - Residential Land Development in Clyst St. Mary ® 12.71

Land is allocated in Clyst St. Mary at

a) W309 (Land to the east of the village hall) to accommodate 80 new dwellings (this site already has planning permission).

b) Site X003 (Bridge House, Frog Lane) to accommodate 13 new dwellings (this site already has a planning permission).







The Parish Council supports the allocation of site W309. This site can accommodate at least 80 of the whole of Clyst St Mary’s allocation of 90 houses. There is a planning permission for 13 dwellings that will accommodate the remaining requirement (X003). This site is within the BUAB and was not submitted as a SHLAA site.

Landscape Appraisal

The overall sensitivity to landscape change of site W309 is low moderate, due to the edge of settlement location in a simple landscape adjacent to a busy A road. The northern part of the site is slightly more sensitive to change due to its rising landform and skyline features. Other sites assessed were found to have a higher sensitivity to landscape change.


All of the sites assessed in Clyst St Mary were found to be reasonably sustainable.


Site X003 - 10/1242/MFUL has planning permission. Site W309 - 13/0365/MOUT has planning permission.


None noted


Because there are already two sites that have permissions in place it is proposed that these are allocated to meet housing needs and therefore no further allocations are required.








20. Colaton Raleigh ® 12.74

20.1 Colaton Raleigh is linear settlement that is situated between the settlements of Budleigh Salterton, approximately 5 km to the South and Newton Poppleford approximately 1.5 km to the North. The River Otter is located to the East of the settlement and a tributary flows along the settlements southern boundary. The B3178 runs through the settlement linking Budleigh Salterton and Newton Poppleford. Colaton Raleigh is completely within the East Devon AONB and is in close proximity to the Pebblebed Heaths located to the West.

20.2 Colaton Raleigh has a number of Grade II listed buildings within its Built-up Area

Boundary and two Grade II* listed buildings. The Grade II* listed buildings are Place Court and the Church of St John the Baptist. The listed buildings are concentrated along Church Road to the East of the B3178.

20.3 The B3178 runs through the village in a North-South direction with the main access

points into the village to the East and West off this road. The main route to the West off the B3178 into the village is along Hawkerland Road. The main access route into the Eastern part of the village off the B3178 is along Church Road. Rights of Way from the village into the countryside are concentrated in the East and are towards and along the River Otter.

20.4 Colaton Raleigh Parish has a resident population of 731 and has 294 dwellings

(Census 2011). Colaton Raleigh village had 139 council tax banded (A to H) properties within its Built-up Area Boundary in March 2012). The settlement has a number of community facilities including a community hall, pub, shop and Church. The settlement is also in close proximity to The Old Sawmills employment site located to the west of the village on Hawkerland Road.

20.5 The Parish Council would prefer development to focus on Exmouth Road in the

centre of the village as they are closer to services, and where development could have a more direct impact on infrastructure needs such as improved pedestrian access and highway improvements.

Policy 15 - Residential Land Development in Colaton Raleigh ® 12.75

Land is allocated in Colaton Raleigh at Hardy’s Paddock (part of site C302) to accommodate 5 new dwellings. Development should provide a robust landscape approach as the site is particularly sensitive due to its location within the East Devon AONB. Flood constraints preclude development on the southern part of site C302 so development should be concentrated to the north of the site.







The Parish Council support the allocation of site: C302 – Hardy’s Paddock Site for 5 Dwellings It should be noted that the Parish consultation feedback was that the great majority of respondents favoured neither site and felt that there were better alternatives. Site C302 can accommodate the whole of Colaton Raleigh’s allocation of 5 houses.

Landscape Appraisal

Site C302 is outside the current village boundary and is in the District landscape character type (LCT) 3B ‘Lower rolling farmed and settled slopes’. The site is also in the ‘Pebblebed Heaths and Farmland' County Character Area. The Southern part of site C302 is within the Floodzone so any development of the site should consider this in proposals. The site is an open flat landform on the periphery of the existing built-up area and although it’s in the AONB the site does not have expansive views. The site reflects the character type for this area due to its proximity to a stream along its southern boundary and its resultant landform and vegetation. The site appears to be pastoral use and has an irregular field pattern. From a landscape perspective this site is acceptable for the number of dwellings to be allocated subject to scale, siting and design.


In sustainability terms site C302 performs better than the alternative site in relation to Sustainability Objective 18 as it is in closer proximity to the Old Sawmills employment site. However it is further from community facilities such as the Church and community hall than site C314. Site C302 is in close proximity to a public transport node and is a suitable location for amount of development required under Strategy 27 of the Local Plan.


No recent planning applications


Devon County Council comments from the 2012 SHLAA for C302 were: “Site acceptable from a highway point of view - subject to suitable access design.”


That part of site C302 is allocated for a total of 5 dwellings in line with Parish Council aspirations.






21. Colyford ® 12.78

21.1 Colyford is located between Colyton and Seaton and about 0.5 miles from each. The majority of the village lies just outside of the East Devon AONB (the boundary of which follows the tramline and then the river to the east of the village). However, the village is highly visible when viewed across the Axe Valley from the AONB to the south east.

21.2 Colyford has a conservation area and there are a number of listed and other historic

buildings in the village (around 20 Listed Buildings). A County Wildlife Site associated with the Axe Estuary borders the south and west of the village and there is a local nature reserve on part of this site. There are several Tree Preservation Orders in Colyford and an extensive floodplain associated with the River Coly.

21.3 The main ‘coast’ road between Sidmouth and Lyme Regis runs through the main part

of the village (A3052). The B3161 north to Colyford joins the A3052 at Colyford and there are several unclassified lanes that also radiate from Colyford into the surrounding countryside.

21.4 Colyford has a Grammar School, a post office, public houses, village store and place

of worship.

Policy 16 - Residential Land Development in Colyford ® 12.79

On the basis of currently available information and assessment undertaken, there are not considered to be any sites suitable at this stage of assessment for residential allocation in Colyford at the current time. The local community may wish to allocate housing through a Neighbourhood Plan. (As part of this consultation exercise views and especially evidence are sought on potential sites for allocation).






Summary of Site Evaluation: ® 12.80


The Parish Council support the allocation of E210 (part of) to north of Thomas Bassett Drive (10 dwellings) This site could accommodate the whole of Colyford’s allocation of ten houses.

Landscape Appraisal

Colyford enjoys a significant landscape on rising ground to the west of the River Axe. All of the sites assessed have some prominence and importance in the wider landscape and also through more intimate local views. The landscape assessment undertaken to date does not readily support allocation of any of the potential sites as an obvious or favoured site for development.


In terms of sustainability appraisal there is little to distinguish the sites from each other, with the exception of E310 which is relatively remote from local services and facilities (although it is also further away from heritage assets).


There are no recent planning applications relating to the sites under consideration.


The SHLAA Panel found sites E087, E310, E004 and E021 to be potentially developable. E301 was found to be below the threshold for consideration (5 dwellings). E210 was not found to be potentially developable due to highway capacity issues for the large number of houses involved, although it was noted that small parts of the site for a few houses may be acceptable in highway terms.


None of the sites available for development in Colyford are considered to be suitable for an allocation of ten dwellings on the basis of currently available information and assessment. Sites E310 and E021 do not relate well to the settlement pattern. Site E301 is too small to be considered for an allocation of five and would be unacceptable in visual and landscape terms. E004 is unacceptable in visual and landscape terms. E087 is poorly related to the settlement pattern and is sensitive to landscape change. E210 (west) lies beyond a well defined settlement edge and is sensitive to landscape change. The preferred Parish Council site is a combination of two parts of site E210 (which were assessed separately for landscape impact). E210 (east – main site) is on rising ground and forms part of a complex landscape that would be sensitive to landscape change. E210 (field north of Thomas Bassett Drive) is also part of a complex landscape that would be sensitive to change. In addition if developed in isolation this site would require an access from Thomas Bassett Drive that would break through a distinctive group of protected trees




that forms an attractive boundary to this part of Colyford and is widely visible in the landscape. Sites E310, E210 and E004 are within the Green Wedge between Colyford and Colyton. Site E021 is within the Green Wedge between Colyford and Seaton, the Coastal Preservation Area and a County Wildlife site.







22. Colyton ® 12.82

22.1 Colyton is located north of Seaton and the East Devon AONB wraps around the town to the North and East. Colyton is an historic settlement with a large conservation area and numerous listed buildings (around 60 Listed Buildings in the Conservation Area). The historic core of the town is situated on the south bank of the River Coly. There are no ‘A’ roads to Colyton, but the B3161 links to the A3052 at Colyford, just to the south. A number of minor roads radiate out from the town and into the surrounding countryside. There are a couple of footpaths within the town and some linking to the extensive network of riverside paths.

22.2 Colyton is a long established, independent settlement that serves a wide rural area. It

has a wide range of services and facilities and is one of East Devon’s most sustainable small towns/villages. A Parish Plan was published in 2008, which identifies a need for small scale development to meet the needs of residents and opposes significant development outside of the existing Built-Up Area Boundaries. Most support was for smaller homes (2 bed) and more sheltered housing. The strong vernacular character of Colyton was considered to stem from its close knit street pattern, historic buildings and use of local building materials surrounded by green hills on all sides. New development should be close knit, better public access to green spaces and retention of compatible economic uses.

22.3 Infrastructure priorities are listed as a new primary school on Site E142 and

continuous development of the playing fields. Policy 17 – Residential land Development in Colyton ® 12.83

Land is allocated in Colyton at:

a) Part of site E056 (Land North of Yaffles, Coly Road) to accommodate 13 new dwellings.

b) E032 (Land off Mount View) to accommodate 12 new dwellings.

c) Part of site E142 (Land adjacent to Peace Memorial Playing Fields) to accommodate 10 new dwellings, subject to satisfactory provision for highway access.

Site E142 is visually prominent in the landscape as it set at the edge of the wide river valley with extensive views along and across the valley, towards the East Devon AONB. Development proposals will need to take account of this relationship and secure landscape improvements to integrate the settlement edge. Development proposals will also need to consider the proximity of the site to the River Axe in relation to potential impacts on protected species. The allocation is subject to the submission of details to demonstrate how a satisfactory highways access can be achieved.






22.4 A primary shopping frontage for Colyton is defined in the Colyton inset plan. This frontage boundary seeks to resist the loss of retail uses in the town centre.

Policy 18 – Primary Shopping Frontage at Colyton ® 12.84

Within the Primary Shopping Frontages, as defined on the Proposals Map, permission will only be granted for the conversion or change of use of the ground floor of existing shops to non retail uses where the proposed use would not undermine the retail function, character, vitality and viability availability of the Primary Shopping Area. Proposals will be required not to adversely affect the amenity of the surrounding area through noise, smell, litter, traffic or disturbance arising from late opening hours. Summary of Site Evaluation ® 12.85


The Parish Council support the allocation of site: E089 Land South of River Mews (5 dwellings) The Parish Council support the partial allocation of sites: E142 Land adjacent to Peace Memorial Playing Fields for 10 houses and a new primary school ; E056 Land off Coly Road for 10 houses; and E209 Land off Courtenay Drive and Coly Vale for 10 houses Between them, these 4 sites (or parts of sites) can accommodate the whole of the Colyton allocation of 35 houses.

Landscape Appraisal

Site E089, although located close to the AONB, visually forms part of the urban fabric of the town with little sensitivity to change. Site E142, whilst prominent in the landscape due to its location on the edge of the river valley, there are opportunities to improve the integration of the settlement edge. Site E056 - the location of the site right on the side of the river with the AONB on the opposite banks makes the site highly sensitive to change. The rating of moderate high rather than high reflects the location of the site, which is also next to a busy road and existing settlement. Site E209 - the site forms part of a rich and complex landscape on rising ground to the south of Colyford, which would be sensitive to landscape change.


The sustainability appraisal notes that sites E056, E075, E089 and E142 could have a negative impact on biodiversity due to their proximity to the River Axe and county wildlife sites.


There is a resolution to grant outline planning permission on part of site E056 (13/1401/OUT). There is a resolution to grant planning permission for 12 affordable dwellings on an ‘original’ SHLAA site not included in this assessment (E032) off Mount View (13/1430/MFUL).







E089 – SHLAA Panel found site to be below threshold for consideration (5 homes). Devon Council commented that site may be suitable for a car free development. E142 – SHLAA Panel considered highway and flooding constraints took site below threshold for consideration (5 homes). Devon County Council Highway comments were that; although the site is sustainably located, Ham Lane is very narrow and access from Coly Road would be difficult. There may also be flooding issues associated with the development of this site. E056 – resolution to grant planning permission for part of site. E209 – SHLAA Panel did not find the site to be potentially developable because of Devon County Council highway comments which were: the highway infrastructure is not sufficiently adequate to serve the whole site, but there is a possibility of small areas of the site being suitable for a few dwellings.


There are two sites with resolutions to grant planning permission (13/1430/MFUL and 13/1401/MOUT). These sites have the potential to accommodate at least 25 dwellings so an additional allocation is required for 10 homes to meet the local plan requirement for 35 dwellings. Site E089 (one of the preferred Parish Council sites) lies within the floodplain and so would not be suitable for allocation as there are sequentially better options. The part of site E209 preferred by the Parish Council forms part of an attractive landscape on the edge of the town that would be sensitive to change and is also within the Green Wedge between Colyton and Colyford. The other Parish Council preferred site, E142 is closer to the village centre and (if highway difficulties can be overcome) is considered to be a more suitable location for housing than any of the alternatives.






23. Dunkeswell ® 12.87

23.1 Dunkeswell parish is situated in the rural countryside north of Honiton, immediately south of the Somerset border, and fully within the Blackdown Hills AONB.


Parish Plan Blackdown Hills Design Guide A Neighbourhood Plan is currently being produced

23.3 The modern Dunkeswell estate does not contain any historic buildings and has a

fairly uniform appearance, but the original village character is defined by the dense historic village centre and its topographical situation within a tight wooded valley surrounded by the plateau of the Blackdown Hills. The village is quite cohesive in its vernacular architecture and forms a tight-knit urban grain with a Conservation Area covering much of the centre and containing 15 listed buildings. The prominence of the thatched, corrugated iron and slated roofscape when viewed from the west is a particular character feature.

23.4 The parish has a population of about 2000 people and around 800 houses. A new

estate of 550 dwellings (known as Highfield) was constructed in the 1980’s on land originally used to accommodate the personnel for the wartime airfield. This airfield was used between 1943 and 1945 by the American Navy (Fleet Air Wing 7) for anti-submarine warfare. The new estate, which includes a small shopping centre, post office and a doctors’ surgery, is separated from the old village by about a kilometre of narrow and mainly unpavemented road. The old village contains the church and village hall. There is no village school so that at least 100 children are bussed out of the village every day.

23.5 At the time the outline planning permission was granted for the housing development,

a large area of land on the airfield was also granted planning permission for industrial use and, subsequently, this was enlarged when the maintenance area of the airfield was sold off by the government as a further industrial area.

23.6 Access to Dunkeswell is via narrow, rural lanes with limited passing spaces. This is

an ongoing problem as heavy traffic associated with the industrial estate has no alternative route and congestion and highway damage are frequent. Access to services is difficult for pedestrians who use these unpavemented lanes. There are no dedicated cyclepaths.

23.7 Given the high quality landscape and access issues around the old village, new

development should be concentrated in Highfield. A need for affordable housing has been identified and can be addressed through the housing allocation. This housing should incorporate playspace, safe footpaths and, ideally, school provision.




Policy 19 - Residential Land Development in Dunkeswell ® 12.88

Land is allocated in Dunkeswell at:

a) E304 Land south of Louis Way, to accommodate 21 new dwellings; and b) E162 to accommodate 14 new dwellings.

A play area should be provided within E304 to meet the needs of new residents. The modern character of this part of the village provides an opportunity for contemporary design, but this should draw on the qualities of landscape, local materials and native planting in recognition of the sensitive location in the AONB. There is a Community aspiration is for a School to serve the village.





The Parish Council agreed that E304 should be the area for the 35 dwellings in the local plan and should be included in the village limit, E162 should remain as agricultural land outside the village limit. E207 should be kept as a site for a primary school. Areas for special protection should include New Century playground, Churchill playground, tennis courts, bowling green and the sports field.

Landscape Appraisal

All three sites are located in close proximity to each other on a plateau with a dense woodland belt to the east. Site E304 is surrounded by built form and would result in minimal impact on the surrounding landscape but is not sufficiently large to take 35 dwellings. The southern section of E162 falls away and is exposed with considerable intervisibility with the surrounding countryside, however the north eastern section of the site is screened from longer views by a dense row of trees and could be developed with minimal visual harm.


All three sites are in close proximity to local facilities, all of which could be accessed on foot along street-lit pavements.


Site E304 has an unimplemented planning permission for use as a play area - 06/0201/FUL. Site E207 has historic permission for its current use as a sports field. Site E162 has planning permission for 14 affordable dwellings- 13/0594/MFUL


Feedback received has indicated suitability of the sites for development with no highway or archaeological constraints noted.


That sites E304 and E162 (part) are allocated for a total of 35 dwellings. (E304) – (21) dwellings (E162) – (14) dwellings This partially meets community aspirations for the area. Site E304 is supported by the Parish Council, has minimal landscape or sustainability impacts and is largely surrounded by built form. It is not large enough to accommodate all 35 allocated dwellings. Site E162 has planning permission for 14 affordable dwellings. The impact of development increases south and eastwards across the site but the 14 would be screened from the wider AONB by an existing treebelt.








24. East Budleigh ® 12.91

24.1 Situated approximately 1.5 km north of Budleigh Salterton on the B3178, East Budleigh is a large and attractive village containing many cob and thatched cottages. The River Otter is located to the East of the settlement and the Budleigh Brooks runs through the village. East Budleigh is completely within the East Devon AONB and is in close proximity to Bicton Gardens to the North, Hayes Ancient Woodland and the Pebblebed Heaths to the West and the Otter Estuary and Coastal Preservation Area to the East.

24.2 East Budleigh Conservation Area is relatively small in relation to the village as a

whole and is mainly concentrated around High Street and the Parish Church. 24.3 On entering the conservation area from the South, the view is dominated by the

tower of All Saints Church on higher ground and the succession of thatched cottages on both sides of High Street rising gently towards it, some with forward projecting stacks.

24.4 The Churchyard forms an important open space to the north of the Conservation

Area and contains important tree groups. From here the setting of the village in a slight hollow enclosed within a wider undulating landscape can best be appreciated.

24.5 The special character of this part of the village was recognised by both the District

and County Councils and the conservation area was first designated in September 1990. Within the existing Conservation Area are 29 individually listed buildings giving 27 separate list entries. There are a further 7 listed churchyard monuments.

24.6 The main road link to East Budleigh is along the B3178, which runs north to South

along the Eastern boundary of the settlement. The main routes into the village off the B3178 are along Lower Budleigh in the South of the settlement and along Vicarage Road in the North. There is a number of ROW from East Budleigh into the open countryside. In the North they lead towards Bicton Park and in the East towards the River Otter. Cycle routes are also available to the East of the settlement where they run alongside the River Otter. The settlement also has a regular bus service between Sidmouth and Exmouth.

24.7 East Budleigh Parish has a resident population of 782 and has 423 dwellings

(Census 2011). East Budleigh village had 348 Council Tax banded (A to H) properties within its Built-up Area Boundary in March 2012. The settlement has a range of community services/ facilities including two pubs, a community hall, church, primary school and a community shop. East Budleigh also has a tennis court, football pitch and allotments.




Policy 20 - Residential Land Development in East Budleigh ® 12.92

That the southern part of C059 is allocated for a total of 15 dwellings. The site is particularly sensitive due to its location in the AONB. Site development should provide a robust landscape and design should be sensitive to the inherent characteristics of Syon House. Summary of Site Evaluation ® 12.93 Parish feedback and preferred choice

The Parish Council support the allocation of sites: C307 - Land to the South of Carter's Yard for 12 Dwellings. Land known as Frank’s Patch for 3 dwellings.

Between them, these 2 sites can accommodate the whole of East Budleigh’s allocation of 15 houses.

Landscape Appraisal

Sites C307 and C059 are outside the current village boundary and are in the District landscape character type (LCT) 3B ‘Lower rolling farmed and settled slopes’. The sites are also in the ‘Pebblebed Heaths and Farmland’ County Character Area. Site C307 is in an elevated position within an Area of Outstanding Natural Beauty and any site development will be sensitive to change. However the site is in close proximity to the existing built form of East Budleigh and retention of existing boundary vegetation will help mitigate the impacts of development. Site C059 is within an Area of Outstanding Natural Beauty and any site development will sensitive to change. However the site is in close proximity to the existing built form of East Budleigh and retention of existing boundary vegetation will help mitigate the impacts of development. There are views to elevated positions but views into the site from Right of Way are limited. From a landscape perspective this site is the most acceptable for the number of dwellings identified. All sites appraised for East Budleigh are in the East Devon Area of Outstanding Natural Beauty so are sensitive to any development.


In sustainability terms sites C307 and C059 have the same effect on most of the sustainability objectives apart from maintaining and enhancing the environment in terms of air, soil and water quality. Site C307 performs slightly better as it is on Grade 3 agricultural land rather than Grade 1 like site C059. Both sites are in walking distance (600 m) of a number of community facilities such as a pub, school and community hall and have access to public transport. Other sites assessed are also within walking distance of services and facilities and a public transport node.

Recent No recent planning applications






Planning History Feedback from other bodies

Devon County Council comments from the 2012 SHLAA for site C307 were: Site acceptable from a highway point of view - subject to suitable access design. Devon County Council comments from the 2011 SHLAA for site C059 were: Access to the south would be impractical as the roads are narrow and without footways. It would be possible to construct a suitable access road to Oak Hill, however, together with suitable pedestrian footways etc. so the site is acceptable from a transportation point of view. In further consultation with Devon County Council the following comments were made with respect to officer and parish council preferred choices: The principle of using Frank’s Patch for residential is fine, but the parking in the area is at such a premium, three new properties may cause some issues in that regard. It might be difficult to fit three properties on there with off-street parking facilities. C059 is fine as access can be derived from the south. C307 is acceptable in principle, but there will need to be new footways, pedestrian crossing facilities, alterations to speed limits etc. in the event that this site was developed.


That part of site C059 is allocated for a total of 15 dwellings. Frank’s Patch has not been allocated as the site was not promoted through the SHLAA process and therefore there has been no demonstration that the site is available from the landowner. Parking issues have also been raised by County Council Officers. Site C059 is preferred to site C307 as it is in closer proximity to village facilities and is in a less elevated and prominent position in the landscape. The settlements position within the AONB makes development on elevated landforms less desirable in this area. Development of site C307 would increase the linear expansion of East Budleigh along the B3178 and linear development is not a settlement feature of East Budleigh






25. Ebford ® 12.95

25.1 Situated approximately 0.6 km South of Clyst St George and 3 km North of Lympstone, Ebford is in close proximity to the A376 to its West. Ebford is in the Parish of Clyst St George which is a semi rural area on the periphery of Exeter. The Parish consists of farmed areas, some light industry, retail outlets, office accommodation and domestic accommodation. Ebford adjoins the proposed Coastal Preservation Area and is approximately 500m to the East of the Exe Estuary Ramsar, SSSI and SPA.

25.2 Ebford has a few Grade II listed buildings which are concentred in the Western part

of the settlement in close proximity to Exmouth Road. The settlement as one Grade II* listed building which is Ebford Manor.

25.3 The main road access points into the settlement of Ebford are from the East and

West. From the West there are multiple access points into the village off the A376 (Exmouth Road) and from the East along Ebford Lane. The site is in close proximity to the Exe Estuary Trail and has ROW leading from the settlement periphery to the Exe Estuary.

25.4 Clyst St George Parish has a resident population of 782 and has 323 dwellings

(Census 2011). Ebford village had 127 council tax banded (A to H) properties within its Built-up Area Boundary in March 2012. The settlement has no community hall, school, church or shop within its Built-up Area Boundary but some of these facilities are available in the neighbouring settlement of Clyst St George and Darts Farm. The settlement does have access to public transport and the nearby settlement of Exton has a railway station.

25.5 As a result of Clyst St George Parish Councils consultation the majority opinion was

that new development should be spread through the village and not be on a single site.

Policy 21 - Residential Land Development in Ebford ® 12.96

Land is allocated in Ebford, at:

a) Lower Lane (part of site W018), to accommodate 12 new dwellings.

b) Rosario (site W045) to accommodate 6 new dwellings

c) Ebford Lane (part of site W049) to accommodate 7 new dwellings There is a community aspiration for new development to provide for an opens space with a children’s play area.







The Parish Council support the allocation of sites: W045 - Rosario, Ebford for 6 Dwellings W049 - Ebford Lane for 7 Dwellings W027 - Paddock adjoining garden of Redlands, Ebford Lane for 5 Dwgs W018 Lower Lane, Ebford for 7 Dwellings Between them, these Four sites can accommodate the whole of Ebford’s allocation of 25 houses.

Landscape Appraisal

Sites W049, W027 and W018 are outside the village boundary and are in the District landscape character type (LCT) 4D ‘Lowland Plains’. The sites are also in the ‘Clyst Lowland Farmlands’ County Character Area. Site W045 is within the village boundary and in the District landscape character type (LCT) 4D ‘Lowland Plains’ and the ‘Exe Estuary and Farmlands’ County Character Area. Site W049 adjoins the existing Built Up Area Boundary. The landform is flat and has mature boundary vegetation that will help screen development. The field pattern is small and irregular which does not reflect the character type for the area which is regular medium to large field pattern Site W027 is closely related to the existing built form of Ebford. It is an enclosed site with existing boundary vegetation and is not visible from any ROW. The site is a flat landform Site W018 The site is closely related to existing built form and is enclosed by it. The site is a flat landform that has mature boundary and field vegetation that can be integrated into potential developments. There are limited views into and out of the site. Site W045 The site is already within the Built Up Area Boundary of Ebford. The site has restricted short distant views due to existing vegetation and built form. The site is a flat landform although it is in an elevated position above the road. Other sites appraised are closely related to the existing built form of Ebford and have a greater sense of remoteness the further away from Exmouth Road they are. Elevation levels vary as do related distant views from the sites.


Site W045 perform less well in sustainability terms compared to the other sites in relation to maintaining and enhancing the environment in terms of air, soil and water quality as the site is on Grade 1 agricultural land. Site W027 performs less well in sustainability terms in relation to ensuring that all groups of the population have access to community facilities as the site is further away from community services and facilities such as the George and Dragon Pub and Darts Farm Shop. The site also performs less well in




relation to maintaining and improving cultural, social and leisure provision as it is further from these facilities. Site W027 is also in a Floodzone which makes it less sustainable then other sites appraised. The site does have a more positive effect on enhancing the historic environment as it is further from any listed buildings. Site W018 performs less well against other preferred Parish sites to reduce noise levels and minimising exposure of people to unacceptable levels of noise pollution as the site is surrounded by existing built form. The sites proposed for allocation are all within walking distance (600m) of the bus stops located on Exmouth Road


No recent applications


Devon County Council comments from the 2011 SHLAA for W018 were: This site may be acceptable from a highway point of view if a suitable access could be designed to the west in the vicinity of the traffic light junction with A376. The roads to the south are really unacceptable in respect of width to serve this level of development. Devon County Council comments from the 2011 SHLAA for W027 were: The roads are narrow and have no footways but this limited number of additional units may be acceptable from a highway point of view. Devon County Council comments from the 2011 SHLAA for W045 were: The roads are narrow and have no footways but this limited number of additional units may be acceptable from a highway point of view. There should be no access to A376 Devon County Council comments from the 2011 SHLAA for W049 were: The roads are narrow and have no footways but a limited number of additional units (not as many as 20) may be acceptable from a highway point of view.


That part of sites W018, W049 and all of site W045 are allocated for a total of 25 dwellings. W018 – 12 Dwellings W045 – 6 Dwellings W049 – 7 Dwellings Site 027 is not allocated as it is in a Floodzone. The 5 dwellings allocated for this site are now in site W018.






26. Feniton ® 12.99

26.1 Feniton is located approximately 5 km west of Honiton, approximately 2.5 km outside of the East Devon AONB. It is a moderate sized settlement which is split in two with the larger more modern part (a post war planned settlement) situated around the railway station to the west and its historic part situated approximately 0.5 km to the east. The majority of the settlement is located to the north and east of the Waterloo railway line.

26.2 There is no conservation area but there are a number of listed and historic buildings

in both old and new Feniton. 26.3 The settlement is divided by the Waterloo railway line with the majority of the village

to the north and the station located on the western edge of New Feniton (Sidmouth Junction). Station Road runs through the centre of the village with footpaths on both sides and a number of maturing trees within a wide grass verge.

26.4 New Feniton is mostly contained within a shallow bowl landform and between Station

Road to the north and Green Lane to the south and Old Feniton is located to the east on steeper sloping land linked by deep cut narrow lanes. The village is linked by an extensive network of lanes and Public Rights of Way. The relatively flat topography allows for long distance views with distinctive rolling hills to the north and east (Cheriton Hill) and also an isolated farmstead on Long Park Hill forming part of the distinctive backdrop to the western edge of the village.

26.5 The settlement has a range of facilities, including a Primary School, shop,

Community Hall, dental practice and Public House in New Feniton and a Post Office and church in Old Feniton. A large area of recreation land and social club form the focus of the village alongside the Primary school.

26.6 The village has identified the need for 35 dwellings to meet its housing needs.

However, at the present time a development on the eastern side of the village has been allowed at appeal for 50 dwellings. Three further sites are due to go to appeal in early 2014.

Policy 22 - Residential Land Development in Feniton ® 12.100

Land is allocated in Feniton at Land Adjacent to Louvigny Close, C007, to accommodate 50 new dwellings. A footpath link connecting to Green Lane must be delivered as part of this scheme to provide safe access for the community and protect the village edge setting and character.







The Parish Council support the allocation of sites: C007, Land adjacent to Louvigny Close, 50 dwellings have been allocated. Between them, this site can accommodate the whole of the Feniton allocation of 50 houses.

Landscape Appraisal

The majority of the SHLAA sites are located outside of the BUAB. Any further development will push Feniton outside of the bowl landform that the settlement is currently located within.


All of the sites are within reasonable walking distance of the existing facilities.


Site C007 Land Adjacent to Louvigny Close was allowed at appeal in 2012 for 50 dwellings. Sites C152, C007 and C316 are going to appeal in early 2014. Site C316 was originally the preferred site by Feniton parish Council to achieve the 35 dwellings required. In light of the appeal decision the Parish have revised their preferred site as C007.


Flooding has been a significant issue for New Feniton. Any future developments will hopefully help contribute towards a long-term solution for the community.


Site C007 is allocated for a total of 50 dwellings. This will meet the allocation of 35 houses plus an additional 15 houses, representing a 7% increase in the size of the village.









27. Greendale Business Park ® 12.103

27.1 Greendale is an existing business park located off the A3052 approximately 6 kilometres (3.5 miles) east of the M5. The estate contains a number of large warehousing occupiers and manufacturers, as well as a good supply of open secure storage areas







28. Hawkchurch ® 12.105

28.1 Hawkchurch is located in open countryside to the far east of the District, on the Dorset border, around 4 kms (6 miles) from Axminster. It lies between, but outside, the East Devon and Blackdown Hills AONB’s and lies at the junction of three landscape character types, providing interesting and diverse surroundings. The village is nucleated and has grown up around the Church and crossroads.


Hawkchurch Parish Plan 28.3 The village does not have a Conservation Area but does have an attractive historic

village core and numerous listed buildings. The strong tradition of building in local flint, chert, slate and timber has been maintained in the modern developments in the village centre, ensuring that they are congruous.

28.4 The parish has a population of approximately 560 with some 260 houses. The village

centre offers a village hall (with shop), a School, Church and Pub. Agriculture is the dominant local economic activity, although there is a small employment site in the village centre.

28.5 Redevelopment of this site for housing would require the retention of employment

land but would provide an opportunity to improve the appearance and layout of this. 28.6 There are several roads into Hawkchurch but all are lanes which are generally

narrow and rely on passing places for wider vehicles. Within the village there are several modern developments which provide stretches of pavements but these are not continuous and do not access, for example, the school. An extensive public footpath network exists around the village. There are no dedicated cycle routes.

28.7 Recognising the need for affordable housing, the local community would support the

provision of 15 dwellings in the Plan period (rather than the 5 originally proposed by the Local Plan) provided they would meet local needs. These should be smaller dwellings, predominantly 2 and 3 bedrooms, with a strong emphasis on use of local materials to ensure that they complement existing character.

28.8 Two sites are proposed for allocation. The first is an edge of settlement greenfield

site where design considerations, provision of safe pedestrian and vehicle access and the use of landscaping to assimilate development into the landscape will be crucial. The second, brownfield, site is located in the village centre and is in existing employment use. This would need to be retained- albeit a different form such as live/work units may be acceptable- and safe access provided.




Policy 23 - Residential Land Development in Hawkchurch ® 12.106

Land is allocated in Hawkchurch at:

a) E001 Land behind the village hall, to accommodate 5 new dwellings and

b) E202 East of the School, to accommodate 10 new dwellings. Hawkchurch has a relatively high number of modern dwellings dispersed throughout the village but, due to their sensitive design and use of local materials, they have effectively assimilated into the local streetscene. New dwellings should similarly reflect the local building traditions. Site E202 is slightly outside the settlement and the layout should reflect the road patterns and plot forms of the existing historic settlement form, whilst using local materials and native planting to integrate it into its countryside setting.

Policy 24 - Employment Provision in Hawkchurch ® 12.107

An employment use of site E001 should be retained within the site but there is an opportunity to remove the existing building and improve the appearance and layout of the site, possibly through the incorporation of live work units.








A survey by the Parish Council found that 65% of respondents preferred site E001 (referred to by the Parish as Site 4). Virtually all of these supported the choice of Site 4 because it is in the centre of the village, within walking distance of school and future shop. More than one suggested incorporating current Village Hall site into the development of Site 4 allowing for a new Village Hall, an open green area, a shop, (even a memorial garden) thus forming an enhanced centre to the village. E202 was the next most popular site.

Landscape Appraisal

Redevelopment of the ‘industrialised’ part of site E001 would result in minimal impact on the landscape as it is already dominated by a large industrial building. Development of the agricultural part of the site would have a much greater visual impact, albeit against a backdrop of existing housing. Site E202 would constitute development of a green field site and would be more visually intrusive than the present agricultural use, however this site is not within a protected landscape and has dense hedgerow boundary screening. Other sites are more rural in their character and extend further into the countryside, although all are well screened.


The preferred sites are located within easy walking distance of village facilities, close to the centre. Other sites are located on the edge of the settlement where, although within walking distance, pavements and streetlighting are sporadic. E001 is in the heart of the village. Redevelopment of the industrialised section of the site would require the employment use to be retained, although there is scope to demolish the existing building and redevelop in a different format e.g. a row of ‘start-up’ units along the eastern boundary, to best utilise the remaining space for housing. E202 is located to the east of the village, adjacent to the school. Other facilities are within walking distance but there are no pavements and the road is on a slight incline.


E001 has planning permission for change of use from agricultural merchants, distribution, retail and storage depot to a site for caravans/boats storage 09/0952/FUL. E202 has a resolution to grant permission for 9 dwellings, 3 market and 6 affordable ref 13/2056/FUL


Devon County Council as Highway Authority advised “Hawkchurch generally is remote from local services.” In respect of E001 the said “The access to the site is private and would be unsuitable to serve the proposed level of development.”


That sites E001- part and E202-part are allocated for total of 15 dwellings in line with community aspirations. (E001) – (6) dwellings and retention of employment (E202) – (9) dwellings









29. Hill Barton Business Park ® 12.110

29.1 Hill Barton is an existing business park located off the A3052 approximately 2 miles east of the M5. The estate contains a number of large warehousing occupiers, garaging and manufacturers in floorspace of circa 430,000 sq.ft over 21ha. More recent development to the west of the estate have involved some smaller units now occupied by locally and regionally centred businesses. The estate itself is well accessed via the A3052 arterial road and served by a regular bus service. There are also extensive footpaths and a cycleway connecting to Exeter.







30. Kilmington ® 12.112

30.1 Kilmington is situated on the western side of the Axe Valley, some two miles from the market town of Axminster. The northern part of the parish lies within the Blackdown Hills Area of Outstanding Natural Beauty and most of the rest within the East Devon Area of Outstanding Natural Beauty.


Parish Plan Blackdown Hills Design Guide Village Design Statement

30.3 The conservation area in relation to the village as a whole is small and centred on the

eastern half of The Street and includes the Church, school and several groups of cottages and farm buildings (most of which have been converted to residential use). There are 9 listed buildings within the conservation area but more are spread throughout the village, indicating that it was once several small clusters of development which have joined through infilling. The remains of a Roman road are located to the north of the village and the presence of archaeological remains is evident.

30.4 Kilmington is extremely accessible by several modes of transport with the A35

immediately to the north, frequent bus service, the Sustrans cycle route running through the parish close to the village and numerous footpaths, byways and cyclepaths. Within the village centre there are several modern housing estates with street lighting and pavements but otherwise the lanes tend to be narrow and this increases to the south of the village where passing places are limited.

30.5 There are approximately 800 residents in the Parish and 400 houses. The village is

well served by a school, Church, village hall, garage with shop and cafe, two pubs, village stores, post office and farm shop. Unusually there are three village greens, and these are used extensively for recreation and dog walking, as well as more formal open spaces.

30.6 The local community have identified the need for affordable housing and housing

adapted for older people as their main priorities. Of the new housing a need has been identified for 5 small (1-2 bedrooms), 7 medium (3 bedrooms) and 3 large (4+ bedrooms) houses.




Policy 25 - Residential Land Development in Kilmington ® 12.113

Land is allocated in Kilmington at

a) E332 Land north of The Orchard, to accommodate 10 new dwellings and

b) E407 Land north of the village hall to accommodate 5 new dwellings. In addition to the affordable housing required by Local Plan policy, the mix of housing should include small units adapted for use by elderly people and smaller family units to meet local needs, in line with community aspirations. Both sites are located on the edge of the settlement, with E407 in particular, extending into the countryside. Both sites should be assimilated into their setting through the use of traditional form, local materials and native planting. Summary of Site Evaluation ® 12.114


E332- part of these fields only- i.e. adjacent to the existing development on the southern and western boundaries and away from the A35. The Parish Council considers that this area could be suitable for 10 houses. In 2008 a different part of this SHLAA site was identified and was made available for Affordable Housing under the Exception Site mechanism. 11 such houses were to be built but, to date, lack of funding has prevented this development. This Affordable Housing site continues to be pursued and such houses would be "in addition" to the total of 15 new houses proposed by EDDC - but making the Affordable Housing site available should be acknowledged and recognised by EDDC. The Parish Council would wish that these two potential groups of new houses within this SHLAA site are not physically connected but are separated so as to avoid the possibility of a "through road". E407- Field alongside and abutting Whitford Road between Ashes Farm and the Village Hall -towards the western boundary (excluding the site of proposed Baptist Church). The Parish Council considers that this area could be suitable for 5 houses.

Landscape Appraisal These two sites are both adjoining and well related to the Built-up Area Boundary. E332 is located within the AONB, whilst E407 is just outside it. There is some intervisibility between both sites and the wider countryside but this is seen against a backdrop of existing village development. There are opportunities to screen both sites with landscaping. The landscape impact of the other sites varied, with most being open, previously undeveloped fields with high levels of intervisibility.






Two of the sites were overgrown with limited intervisibility (one was heavily treed, the other was sloipng away from the road). In all cases visibility and impact would increase significantly with clearance works and development.

Sustainability Appraisal Both preferred sites are located within easy walking distance of village facilities, close to the centre and within easy walking distance of public transport links. The accessibility of other sites varied with distance from the village centre. None of the sites benefitted from continuous pavements and streetlighting is sporadic. The gradient increases and the road narrows significantly to the south of the village, reducing accessibility. Sites to the north were generally closer to public transport links.


There is no recent planning history on the part of site E332 proposed for allocation. Site E407 has a recent grant of planning permission for a new Baptist Church on part of the site (it is the remainder which the Parish Council support for development)


E332 - This site is acceptable in principle for residential development, subject to satisfactory access design, which may well involve the investigation and installation of an improvement of the junction with the A35. The Highway's Agency's views should be sought on the suitability of this site due to its proximity to the A35 trunk road. The Highways Agency have indicated that any application should be accompanied by a travel plan.


That sites E332 and E407 are allocated for a total of 15 dwellings to reflect local aspirations. (E407) – (5) dwellings (E332) – (10) dwellings







31. Lympstone ® 12.116

31.1 Situated North of Exmouth on the A376, Lympstone is a vibrant estuary side village on the Avocet rail line between Exmouth and Exeter. The Exe Estuary is to the West of the site and is designated as a SSSI, SPA and Ramsar site. The Wotton Brook runs along the southern boundary of the site flowing from East to West into the estuary. Lympstone is surrounded by the Coastal Preservation Area designation and is approximately 2.5 km from the East Devon AONB and Pebblebed Heaths.

31.2 The present Lympstone Conservation Area comprises the early settlement connected

with the port, mainly west of the railway with most development either fronting or in short terraces or alleys running towards The Strand. Further inland is a more open pattern of settlement comprising Church, School, The Mill and Lympstone House with a large proportion of open space and some fine specimen trees. The conservation area was first designated prior to the establishment of the District Council in 1974, and within the boundary are 59 individually listed buildings, giving 41 separate list entries.

31.3 Lympstone is well served by public transport links. There is a twice hourly rail service

to Exmouth and to Exeter with onward main line connections to London Waterloo and London Paddington – indeed it is possible to be at London Heathrow by 09.30 in the morning using the first train from Lympstone. The Avocet Line has recently been upgraded to a Community Line after a deal of work and lobbying by a very active rail users group (ALRUG). There are two bus services – the 57 along the A376 between Exeter and Exmouth and the less frequent 56 that comes into the village (Meeting Lane) and goes via Woodbury and importantly Exeter Airport en route to Exeter.

31.4 The recently completed Exe Estuary Trail connects Lympstone with Exmouth and

Topsham. This is a popular trail particularly in summer and brings many more cyclists into the village core. There are a number of Rights of way in and around the village that offer access to the estuary and wider countryside.

31.5 Lympstone parish occupies an area of just over 561 hectares and has a population of

2,046. This provides custom for 4 pubs, a convenience store, café, post office and hairdresser, and the parish is still surprisingly self contained. There are 949 dwellings within Lympstone Parish (Census 2011) and Lympstone village had 811 council tax banded (A to H) properties within its Built-up Area Boundary in March 2012.

31.6 Following extensive consultation with the community, and using the methodology set

out by East Devon District Council for assessing potential housing sites in villages, the Parish Council initially identified 6 preferred locations for development most of which were within the Built-up Area Boundary of Lympstone. The preferred site choices have been reduced in number and sites choices in this document reflect those in the emerging Lympstone Neighbourhood Plan.




Policy 26- Residential Land Development in Lympstone ® 12.117

Land is allocated in Lympstone at:

a) Lympstone nurseries (site W119) to accommodate 6 new dwellings

b) Land north of Glebelands (site W307) to accommodate 15 new dwellings

c) Jacksons Meadow (Larger site X005) to accommodate 13 new dwellings

d) Jacksons Meadow (Smaller site X004) to accommodate 6 new dwellings Site W119 is sensitive due to its position within a Conservation Area and proximity to nearby listed buildings, therefore any development will be subject to a development brief. It is a community aspiration, identified through Lympstone’s emerging Neighbourhood Plan that development of site W119 will create a village green, car parking and amenity area opposite the church. Summary of Site Evaluation ® 12.118 Parish feedback and preferred choice

The Parish Council support the allocation of sites: W119 – Lympstone Nurseries for 6 dwellings W307 – Land North of Glebelands for 15 dwellings Jackson Meadow (Larger site) for 13 dwellings Jackson Meadow (Smaller site) for 6 dwellings

Between them, these 4 sites can accommodate the whole of Lympstones allocation of 40 houses. It should be noted that Lympstone Parish Council are at an advanced stage in the development of their Neighbourhood Plan. The preferred site choices in this document reflect the sites identified in Lympstone’s Neighbourhood Plan.

Landscape Appraisal

Sites W119 and W307 are outside the village boundary and are in the District landscape character type (LCT) 4D ‘Lowland Plains’. They are also in the ‘Exe Estuary and Farmlands’ County Character Area. Site W119 adjoins the existing Built up Area Boundary of Lympstone. The site is in the conservation area and in close proximity to the Church. Development of the site would impact on the setting of the Church so consideration of scale and density of any development is important. The site is visible from Rights of Way at short distances. Distant views into the site are limited.






Site W307 adjoins the Built up Area Boundary along its southern boundary. The site has mature boundary vegetation and development in the southern part of the site would be well related to existing built form. Development in other areas of the site would not be well related to the existing settlement. Views from Rights of Way are limited to the route along the southern boundary. The two Jackson Meadow sites have not been appraised as they were not submitted through the SHLAA process and are within the existing Built up Area Boundary of Lympstone making the principle of development acceptable. From a landscape perspective these sites are acceptable for the number of dwellings identified depending on scale, design and landscaping. Other sites appraised but not allocated tended to be either more distant from the built form of Lympstone or larger more open sites. Other sites were also closely related to the Exe Estuary and would have had an impact on views.


Land Use Consultants have appraised the sites considered for allocation as part of the Neighbourhood Planning process. In sustainability terms the proposed allocation sites have a similar effect on a number of the sustainability objectives as other sites appraised. However the Jackson Meadow (small) had a more significant negative effect on reducing noise levels and minimising exposure of people to unacceptable levels of noise pollution due to proximity to surrounding residential areas that will be impacted on when development takes places. Site W119 had a less positive effect in maintaining and enhancing historic assets due to its proximity to the Grade II listed church and its location in the conservation area. Site W119 did have a more positive effect in promoting the conservation and wise use of land and protecting and enhancing the landscape character of East Devon as it is a small brownfield site that is not in close proximity to an Area of Outstanding Natural Beauty designation. Site W307 had a significant negative effect on East Devon’s landscape as it is a large site relative to other options in Lympstone and is in the Coastal Preservation Area. Overall the site choices are generally in close proximity to village facilities and public transport nodes and are a suitable location for the amount of development required for Lympstone. Other sites appraised tended to be further than 600m from the concentration of facilities on The Strand.


Site W307 - 12/0506/MFUL Construction of 15 dwellings (10 affordable, 5 open market) and new access road and turning head. This application was approved with conditions. 13/0820/MFUL is a resubmission on the same site and is currently pending consideration.


Jackson Meadow (Large X005) - 12/2625/MFUL Construction of 13 no. dwellings comprising 3 no. two-bed dwellings, 6 no. three-bed dwelling and 4 no. four-bed dwellings including new access road. This application was approved with conditions.


Devon County Council comments from the 2012 SHLAA for site W307 were: It is technically feasible to design a suitable access to this site from a technical perspective, but the effect of this number of units may be marginal on the surrounding road networks and junctions. TA would be needed in support of any planning application to prove acceptability. Devon County Council comments from the SHLAA for site W119 were: This is a well located site near to the village centre that would be ideal for the level of development proposed. The Jackson Meadow sites were not submitted through the SHLAA process but comments made by other bodies related to the Jackson Meadow (Large) site planning application can be viewed on the East Devon District Council website.


That sites W119, W307, Jackson Meadow (Large X005) and Jackson Meadow (Small X004) are allocated for a total of 40 dwellings in line with community aspirations and Lympstone's emerging Neighbourhood Plan. W119 for 6 dwellings W307 for 15 dwellings Jackson Meadow (Larger site X005) for 13 dwellings Jackson Meadow (Smaller site X004) for 6 dwellings






32. Membury ® 12.120

32.1 Membury is located approximately 5 km north-west of Axminster, within the Blackdown Hills AONB. It is a remote and linear settlement with most historic development following the line of the river along the valley bottom and some more modern clusters of development in the form of small estates to the north and east (which becomes more visually intrusive as it rises up the valley side). Membury is an extremely rural parish, containing the hamlets of Crawley, Furley, Rock and Webble Green and many scattered farms. These are connected by a maze of narrow, and often steep, lanes, once ancient trackways. There are extensive, open views across the valley in most directions.


Parish Plan Village Design Statement Blackdown Hills Design Guide

32.3 Membury does not have a designated conservation area and, despite there being

numerous historic buildings in the older section of the village, few are listed. Flint, chert, slate and timber are the predominant building materials and these, combined with the setting of most buildings along the narrow lane, enclosed by extensive hedgerows and walls combine to give Membury its character.

32.4 The sense of remoteness is increased by the absence of main roads and the

numerous winding, narrow lanes by which the village is accessed. There are several short stretches of pavement close to the village centre, mainly serving the newer estates but for the most part the road is single track with occasional passing places. Considerable flood alleviation works have taken place in the older, lower section of the village which follows the river line but some unprotected areas, particularly undeveloped land, are still liable to flood. There is an extensive network of footpath and bridlepath routes but residents are unlikely to access facilities outside the village centre on foot due to the distance and topography.

32.5 The Parish has around 500 residents in about 220 dwellings. The village is served by

a Church, school, shop and Post Office and by a bus service (albeit infrequent). The local community have indicated that they would like a small amount of development to meet local, affordable housing needs.




Policy 27 – Residential Land Development at Membury ® 12.121

At the present time it has not been possible, on the basis of available evidence to identify a suitable site for development due to the need to protect the high quality AONB landscape and constraints imposed by the local topography and flood risk. (As part of this consultation exercise views and especially evidence are sought on potential sites for allocation). Summary of Site Evaluation ® 12.122


The response, both to the questionnaires and at the public meeting, was overwhelmingly in support of current EDDC policy – i.e. there are no sites meeting the SHLAA criteria in Membury. However the Parish Council and people of Membury continue to value the aims of our Village Design Statement and Community Appraisal, particularly the aim in the Housing section of the Appraisal (page 6): “to maintain the rural character of the Parish allowing for some limited development of affordable and sheltered housing to meet the local needs.” We note that in the New East Devon Local Plan 2006-2026 Membury is grouped with All Saints, Chardstock and Yarcombe for the purposes of assessing affordable housing need. We look forward to this process taking place in the near future.

Landscape Appraisal

Membury is a remote and linear settlement with most historic development following the line of the river along the valley bottom. Site E303 is located along the valley bottom and is an ‘infill’ site which would integrate into the landscape but is precluded from development due to being floodplain/ liable to flood. E038 adjoins a small modern cluster of development which is already visually intrusive as it rises up the valley side. There is extensive intervisibility with the surrounding AONB.


Membury is a very rural settlement with heavy dependence on local facilities and/or car use. Site E303 is located close to the small range of facilities, E038 is less sustainable as it is outside the village centre and access is via narrow, unpavemented roads.


There is no recent planning history on either site.


E303 Devon County Council’s archaeologist advised “The proposed development site lies in an area where a concentration of prehistoric flint tools have been recovered. Any consent for development here should be conditional upon an appropriate programme of archaeological work to be undertaken in mitigation for the impact of the development upon the heritage asset of the site. (CDV 19270)” and






Devon County Council as Highway Authority advised “Site acceptable from a highway point of view, subject to satisfactory access design E038 Devon County Council’s archaeologist advised “ This site lies within an area of high archaeological potential, in particular with regard to prehistoric activity. Finds of flint tool have been made in the fields around this site and, as such, the Historic Environment Service would therefore recommend that any application for development in this area must be supported by the results of a programme of archaeological work to allow the nature and significance of any surviving archaeology to be determined and allow an informed and reasonable planning decision to be made. Devon County Council as Highway Authority advised “Membury is very remote from local facilities and services and the road network serving the area is substandard in respect of width and footway provisions to serve a development of this size. The access to this particular site is also seriously substandard in respect of width.


At the present time it has not been possible to identify a suitable site for development due to the need to protect the high quality AONB landscape and constraints imposed by the local topography and flood risk. Further evidence is sought through this consultation to establish and justify any site allocation.






33. Musbury ® 12.124

33.1 The Parish of Musbury lies south of Axminster in an area bounded by the main A35 trunk route and the A3052 coast road. The greater part of the parish is designated as an Area of Outstanding Natural Beauty (AONB).


Parish Plan Village Design Statement

33.3 The Conservation Area covers the historic core of the village and includes The

Street, Church Hill, Axminster Road, parts of Rosemary and Doatshayne Lanes and Combpyne Road. The main concentration of development is on an east west axis with a strong focal point at the cross roads. There has been a good deal of suburban infilling which virtually encloses the conservation area to the west, north and east. However, within the heart of the village, and forming the northeast quadrant of the cross roads is an important open space, part pasture, part tree-covered and enclosed to the south and west by an extensive stone wall. Musbury Castle, an Iron Age fort, rises above the village and is part of a chain of hill forts that formed a frontier line of defence against invading tribes.

33.4 Access to the village by several forms of transport is very good, although traffic

speed and on-street parking are concerns. Regular buses run along the A3052 close to the village centre, there are extensive (although not continuous) stretches of pavement and numerous public footpaths around the village. The Sustrans cyclepath runs nearby, between Axminster and Seaton.

33.5 Musbury has around 275 dwellings, housing about 500 residents. As with many

villages in East Devon, Musbury has a large proportion of older residents and relatively few young families, prompting concerns that the Primary School could be closed in the future. Other facilities include a Church, garage, shop, Post Office, village hall and pub. The village also has two care homes for adults with learning difficulties.

33.6 New Development is supported by residents provided it meets local needs and does

not increase (and ideally contributes to the reduction of) flooding. Two or three bedroom houses are identified as the main requirement, with a need for affordable homes for local families. Baxter’s Farm is identified as the preferred site for development and the existing farmhouse and more traditional outbuildings should be sensitively incorporated into any scheme as well as providing a palette of materials to unify the new development. The community would like to see small scale employment units, a community orchard and additional village hall car parking incorporated into the scheme.




Policy 28 - Residential Land Development in Musbury ® 12.125

Land is allocated in Musbury at E312 Baxter’s Farm, to accommodate 10 new dwellings and small scale employment provision. The site is particularly sensitive due to its location within the AONB, partially within the conservation area and close to listed buildings. There are a number of traditionally constructed agricultural buildings within the site and a structural survey should be carried out on these with a view to their being retained. New development should reflect the historic local vernacular in style, materials, layout and roof height. When incorporating existing buildings into the new scheme, the group should be considered as a whole using scale, form, colour and materials to integrate old and new. Reflecting the historic use of the site, orchard trees should be incorporated into the planting scheme. There is a community aspiration for provision of a community orchard and car parking for the village hall within the scheme. Summary of Site Evaluation ® 12.126


The Preferred Site is Site E312 (Baxter’s Farm) -. There was much concern about the size of site E312 (Baxter's Farm). Since the public meeting of October 1st, DCC's land agent for the site has confirmed that although all the land was available, only a small parcel of land would be developed. Councillors agreed to select Baxter's Farm as the preferred site and to submit a new boundary (shown on the map). It is clearly understood that this land will not become available until the current tenancy has expired.

Landscape Appraisal Despite its edge of settlement position and extensive intervisibility with the surrounding AONB site E312 performs much better than the alternative sites as much of the development will consist of re-use/development amongst/replacement of existing buildings. It will be seen against a backdrop of existing built form. Provision of landscaping measures, such as a community orchard, will further lessen the impact.


Site E312 performs very well in sustainability terms (and better than alternative sites) dues to its proximity to facilities and public transport and potential to re-use existing buildings. Provision of employment and community facilities would further improve its sustainability.


There is no recent planning history on the site.







Devon County Council’s archaeologist advised “ This proposed development site (E312) lies in an area of archaeological potential with regard to prehistoric archaeological sites in the wider landscape and remains of WWII Stop Line defences. Any planning application for the development of this area should include an appropriate level of information on the heritage asset of the site. This work should include, desk-based assessment, geophysical survey and, if required, evaluative excavations. (CDV19278) Devon County Council as Highway Authority advised “Due to the significant frontage to the Seaton Road it would no doubt be possible to provide a technically suitable access to serve the development, but Musbury is a very remote location for this level of additional residential development NB The Highway comments refer to the whole SHLAA site (some 40ha), just 10 dwellings are actually proposed.


That part of site (E312) is allocated for a total of 10 dwellings and small-scale employment provision in line with community aspirations. There is a community aspiration for provision of a community orchard and car parking for the village hall and sufficient space to provide this.







34. Newton Poppleford ® 12.128

34.1 Newton Poppleford is located around 2 miles to the north west of Sidmouth on the A3052 road to Exeter. The whole of the village is within the East Devon AONB.

34.2 There is no conservation area in Newton Poppleford, although there are several

listed and other historic buildings in the village. The broad floodplain of the River Otter covers the eastern part of the village and the narrower floodzone a large brook dissects the village from East to West.

34.3 The B3178 road from Budleigh Salterton meets the A3052 at Newton Poppleford.

Other roads to and in the village are narrow lanes, which are often sunken with hedge banks to the side. There is an extensive network of public footpaths, both within the village and leading out of it (particularly to the north up onto common land and along the River Otter). The East Devon Way long distance footpath to the north of Newton Poppleford allows views across the village.

34.4 Newton Poppleford is one of East Devon’s more sustainable villages in terms of

access to employment, public transport and a range of services and facilities, although it is partly affected by flooding and is wholly within the East Devon AONB.

34.5 The Parish Council listed the top four amenity priorities as a new doctor’s surgery; a

new community hall; improved roads and traffic issues; and a new larger school.

Policy 29 - Residential Land Development in Newton Poppleford ® 12.129

Land is allocated in Newton Poppleford, at 13/0316/MOUT to accommodate up to 40 new dwellings.







The Parish Council support the allocation of site: C305 – Land Rear of King Alfred Way for 40 dwellings.This site can accommodate the whole of Newton Popplefords allocation of 40 houses. There is a resolution to grant planning permission for up to 40 dwellings on part of site C305 (13/0316/MOUT). NB Several letters and a petition signed by 41 people have been received in response to the plan preparation commenting, inter alia, that the Parish Council consultation was insufficient, there is no need for additional housing and giving a list of reasons for opposing development on King Alfreds Way.

Landscape Appraisal

The landscape appraisal was undertaken as part of the assessment of the planning application. The site was found to have a medium high sensitivity to landscape change, but it was found that the landscape character was capable of remaining in tact with a reduced scheme and an improved package of mitigation measures.


In terms of sustainability appraisal, the sites that have a significant positive effect tend to be concentrated in the east of the village.


Resolution to grant planning permission for up to 40 on part of site C305 (13/0316/MOUT)


Resolution to grant planning permission


Because there is a resolution to grant planning permission for up to 40 dwellings it is proposed that this site is allocated to meet housing needs and therefore no further allocations are required.








35. Offwell ® 12.132

35.1 Offwell is located east of Honiton, within the East Devon AONB. The village is not covered by a conservation area but there are a number of listed and other historic buildings in the southern part of the village. Part of Offwell Woods, to the south west of the village, is designated as a County Wildlife Site and part of it forms ancient woodland.

35.2 The village is located just to the south of the A35 Trunk Road between Honiton and

Axminster. The settlement itself is served by ‘C’ class roads to the North, East and West, which ultimately link back to the A35. There is an unclassified, sunken lane leading out of the village to the south.

35.3 Offwell is considered to be one of East Devons least sustainable settlements with a

Built-up Area Boundary, as it has a very limited range of services and facilities and would not be suitable for additional growth beyond the 5 dwellings proposed to help maintain its population level.

35.4 Offwell Parish Council do not support the provision of an additional five dwellings in

the village, but have chosen one site (E406) as the ‘least worst option’, subject to conditions that: There is an independent assessment of the sewerage and drainage systems and

that any inadequacies are put right before more houses are built; No mature trees are felled or damaged; As much of the hedgebank as possible is preserved; Houses should be small and relatively cheap and for local people only. They

should be of a design that is suitable for a rural situation as set out in the Parish Plan; and

This should be the only development allowed until the end of 2026.

Policy 30 - Residential Land Development in Offwell ® 12.133

Land is allocated in Offwell on part of E022, Offwell Barton (as shown on the Offwell inset plan), to accommodate up to five new dwellings. Development should comprise smaller dwellings arranged to compliment the form and style of the neighbouring properties. The ridgeline of any new dwellings should be no higher than the neighbouring house (No. 3 Offwell Barton) and details of landscape treatment to the southern site boundary should be submitted for consideration with any planning application.








The Parish Council reluctantly support the allocation of part of site E406 for 5 dwellings, subject to: assessments of sewerage and drainage systems; no damage to mature trees; preservation of hedgebank; small, cheap houses for local people; and no more housing until after 2026 This site can accommodate the whole of Offwells allocation of 5 houses. NB The Parish Council had responses from 66 questionnaires. In addition several letters were received by East Devon District Council expressing concern over building additional houses in Offwell and particularly sites E022 and E330.

Landscape Appraisal

E406 The impact of residential footprint on the significant plateaux features of the AONB landscape would make the site highly sensitive to change. E022 the northern part of the site has a lower sensitivity to change due to the existing buildings on the site and adjacent land. The southern part of the site has a far greater sensitivity to change due to the landform, location beyond a well defined settlement edge and combe landscape.


Although Offwell has limited services and facilities the majority of sites are well related to them, with the exception of E405, which also has a poor relationship with the built form of the settlement. E331 is also within walking distance of East Devon Business Park.


There have been no recent planning applications on the sites under consideration.


Site E406 has not yet been assessed through the SHLAA process. The SHLAA Panel found site E022 to be potentially developable for 18 dwellings, Devon County Council (highways) noting that although remote from local services it was technically suitable in transportation terms.


The potential impact of development on site E406 upon the AONB is such that it is not considered to be suitable for allocation. The northern section E022 proposed for allocation includes a large storage building and associated hardstanding. The allocation comprises just 0.1 hectare, below the minimum SHLAA threshold of 0.15. If the site were developed at a density of 50 dwellings to the hectare it would be possible to construct 5 dwellings on the site. The nearby housing comprises terraced housing and it maybe possible to design an acceptable scheme for 5 that would meet the Parish Council wish to provide smaller, relatively cheap housing. However, if this does not prove to be possible and a smaller number of dwellings are built, the situation will be reassessed at plan review. In view of the small scale of Offwell, its AONB location and the limited access to




services and facilities it is considered preferable to allocate a site that may not accommodate the full allocation of five to allocating a larger site that would undermine the qualities of the AONB.






36. Otterton ® 12.136

36.1 Situated approximately 1 km East of East Budleigh, Otterton gives the impression of a village of considerable size and essential Devonian character with a number of whitewashed cob and thatch cottages. The village lies between Budleigh Salterton which is approximately 2.3km to the South West and Sidmouth which is approximately 3.7 km to the North East. The River Otter is located to the West of the settlement and a floodzone follows the alignment of Fore Street through the centre of the village. Otterton is completely within the East Devon AONB and East Devon Heritage Coast designation and fringes the Coastal Preservation Area.

36.2 Otterton Conservation Area comprises the whole of the early part of the village apart

from the former vicarage (1840) off Ropers Lane; Conway a small 18th century house at Higher Maunders Hill; Thatched Cottage in Bell Street which is known to be pre 1742 and North Star Cottage in Otterton Road which is dated 1649. The last two mentioned are constructed of cob on stone rubble footings.

36.3 The special character of the village led to designation of the conservation area in

1972 and it was extended in 1993. Within the existing conservation area are 55 individually listed buildings giving 45 separate list entries, with a separate listing of 22 headstone and chest tombs in the churchyard. Within the conservation area are three Grade II* entries; the Parish Church, Mill and Basclose a 16th century cottage in Fore Street.

36.4 Ladram Bay Holiday Park is open for 10 months of the year and is located to the East

of the village. It caters for approximately 3000 people in high season and is approached through the village which puts a massive strain on the road system. As a result, the extra quantity and size of traffic using the village roads is one of the biggest problems. There is also traffic flow through the village to and from Sidmouth. The primary route through the village is along Fore Street which runs east to West and has a number of subsidiary roads off it.

36.5 There are a number of Rights Of Way around the village with a concentration to the

west due to routes along the River Otter. There is also a Cycle route that enters the village along Park Lane and follows the path of the River Otter from Budleigh Salterton.

36.6 Otterton Parish has a resident population of 656 and has 327 dwellings (Census

2011). Otterton village had 261 council tax banded (A to H) properties within its Built-up Area Boundary in March 2012. The Village has a primary school, church, village hall, pub, hairdresser's shop, playing field and playground. Otterton Mill is a commercial enterprise and there is light industry at North Star Engineering. There are plans to start a community shop and there is a regular bus service which is vitally important.

36.7 The Parish Council have indicated that If there has to be new development to cater

for the allocated 15 houses, then the site in Ottery Street, where there is an approved




application for 15 houses, which would fulfil this requirement. It would accord with the linear style of the village, preserving the green spaces in between, and cause minimum disruption to the village residents. It would fulfil the need for affordable housing as recommended in the Housing Needs Survey 2012. However, the recent consultation with the village also shows a need, not only for first time buyers, but also housing for the elderly and/or sheltered housing. Any development should consist of varying designs sympathetic to existing properties.

Policy 31 - Residential Land Development in Otterton ® 12.137

Land is allocated in Otterton, at land to the North West of Ottery Street (application 11/1597/MFUL), to accommodate 15 new dwellings. Development as this site should reflect and be informed by the exceptional historic built character of the village and local materials and design character.






The Parish Council support the allocation of site: C123 – Site to the North West of Ottery Street for 15 dwellings This site can accommodate the whole of Otterton’s allocation of 15 houses.

Landscape Appraisal

The Landscape Appraisal has assessed site C123 as C336 as the former already had planning permission and a smaller site (C336) was submitted through the last SHLAA by the landowner. The site is outside the village boundary and is in the District landscape character type (LCT) 1B ‘Open Coastal Plateaux’. This site is also in the ‘Pebblebed Heaths and Coastal Plateaux’ County Character Area’. The preferred site is in the East Devon Area of Outstanding Natural Beauty and Heritage Coast designations and is also closely related to the Coastal Preservation Area. The site does not adjoin the Built up Area of Otterton and is in the open countryside. Views from and into the site are restricted by boundary vegetation and topographical changes, although more elevated areas of the development site will be visible from Rights of Way. All of the sites appraised are within the East Devon Area of Outstanding Natural Beauty and would be sensitive to development.


The proposed site has a less positive effect on providing for educations, skills and lifelong learning to meet the needs of the local population and meet local employment needs as it is further from the Primary School than other sites. The proposed site also performs less well in maintaining and enhancing the environment in terms of air, soil and water quality as the site is on Grade 2 agricultural land. The proposed site is also partly in a Floodzone which will have a negative impact on its sustainability. The site is in close proximity to a public transport node but part of the walk to the node is on road and not pavement. Other sites appraised are in closer proximity to village facilities, including the Primary School than the allocation site. Unlike the proposed allocation site a number of the other sites appraised adjoin the Built up Area Boundary of Otterton.


Recent planning application – 11/1597/MFUL. This application is for 15 residential units (including 10 affordable units) with associated highway access and landscaping. There is a resolution to grant permission for this site.


Devon County Councils comment from the SHLAA for site C123 were: Although the site is very remote from the village centre and Otterton is itself remote from local services and facilities, it would be technically possible to access this site, although it would involve the construction of a bridge over the ditch.


That site C123 (Application No. 11/1597/MFUL) is allocated for a total of 15 dwellings in line with community aspirations and the existing planning permission.









37. Payhembury ® 12.140

37.1 Payhembury village is located around 8 kms from both Honiton and Ottery St Mary in open countryside. The village centres on the Church and a staggered crossroads There is a river, occasionally liable to flood, running through the village which has restricted development, leading to linear growth and modern post war development on its fringes.

37.2 The village does not have a Conservation Area but has several listed buildings in the

centre of the village and a site of historical interest in Hembury Fort (an Iron Age hill fort) which lies within the Parish.

37.3 Access to the village is via narrow, winding lanes frequently narrowing to single

width. There are pavements and street lighting in the peripheral estates but the village centre lacks pavements and the community have identified their provision as a priority as well as traffic calming and improved lighting. There is a bus service from Payhembury to Honiton, Cullompton and Exeter.

37.4 Payhembury village comprises approximately 300 houses and has around 720

residents. The village has a popular primary school which most village children attend whilst older children catch a bus to The Kings School in Ottery St Mary. The village has one shop, Payhembury Provisions, which is run by the community, housing a part time post office. A hair Salon and a garage provide other essential facilities for the village. The village has a popular pub, The Six Bells as well as a play park for young children, a tennis court managed by Payhembury Tennis Club, and a very busy Parish Hall.

37.5 New houses should be suited to residents needs, and demand exists mainly for

affordable and family housing. The preferred allocation site lies in the village centre and is partly used as an employment site. If new development displaces employment uses, these must be accommodated elsewhere on the site.

Policy 32 - Residential Land Development in Payhembury ® 12.141

Land is allocated in Payhembury at C021 Slade Barton, Old Mill, to accommodate 5 new dwellings. There are a number of mature trees bounding the allocation site and these should be retained and incorporated into the development scheme. If any existing employment use is displaced by the new residential development, equivalent provision should be made in the immediate vicinity.







A vote was taken at the Parish Council meeting and a unanimous decision was made to select site C021 as Payhembury's preferred site. Site C021 had been selected by 66% of responses from the open meetings, and benefited from 9 positives from the site checklist. Site C130 was preferred by 33% of responses, and benefited from 5 positives from the site checklist.

Landscape Appraisal Site C021 performed very well in landscape terms because, unlike site C130 which is an undeveloped Greenfield site with extensive intervisibility with surrounding countryside, it is well screened and partly developed and would be seen against surrounding built form.


Site C021 is located in the village centre within easy walking distance of all facilities so performs very well in sustainability terms.


C130 – No recent planning history C021- has an implemented change of use from agricultural to car repairs. An application for 10 dwellings was refused in 2008.


Devon County Council’s archaeologist advised “The proposal site lies on the edge of the historic core of Payhembury, close to the medieval parish church. Development in this area may expose evidence of medieval settlement.” They “ recommend that any consent for development in this area should be subject to a programme of archaeological works implemented under a PPG16 Condition.”


That part of site (C021) is allocated for a total of 5 dwellings and employment use if existing employment land is lost.








38. Plymtree ® 12.144

38.1 Plymtree is approximately 4 km South East of Cullompton and 1.7 km North East of Clyst Hydon. Plymtree is a rural settlement with the Grade I listed Church of St John the Baptist. The settlement also has Grade II and II* listed buildings concentrated along the main road through the village.

38.2 The primary road through the village has entrance points into the village from the

north and east. There are subsidiary roads leading to residential areas off this road, a number of which are Cul-de-Sacs. There are three Rights of Way radiating out form the village into the countryside but the settlement has no cyclepaths.

38.3 Plymtree Parish has a resident population of 624 and has 244 dwellings (Census

2011). Plymtree village had 117 council tax banded (A to H) properties within its Built-up Area Boundary in March 2012. The settlement has services and facilities including a village store and Post Office, Plymtree C of E Primary School, the Church of St John the Baptist and a Village Hall.

38.4 The Parish Council feedback from its consultation event suggested that there should

be no more than 15 houses built and there should be a mix of small, medium and large houses to provide affordable housing, allowing young people to be able to buy in the village. Concerns have been expressed over building in the floodplain and also with increases in traffic through the centre of the village, as many people felt it was already dangerous for pedestrians on the school walk.

Policy 33 - Residential Land Development in Plymtree ® 12.145

Land is allocated in Plymtree, at Land leading to Normans Green (part of site W110) to accommodate 15 new dwellings. Mature and established boundary vegetation should be retained and enhanced through the development. Development of the site should also consider the impact on the setting of the church through scale and design of proposals.








The Parish Council support the allocation of site: W110 - Land leading to Normans Green, Plymtree for 15 dwellings It should be noted that through the Parish Council consultation there was no overwhelming preference for any site, although site W110 was the most popular. Site W110 can accommodate the whole of Plymtree’s allocation of 15 houses.

Landscape Appraisal

Site W110 is outside the village boundary and is in the District landscape character type (LCT) 3B ‘Lower rolling farmed and settled slopes’ and 4D ‘Lowland Plains’. The site is also in ‘Clyst Lowland Farmlands’ County Character Area. The site does not adjoin the existing Built up Area Boundary of Plymtree but is in close proximity to it. The site is in a generally tranquil location with distant and expansive views to the West and South. The site has a slight gradient going from North down to South and is slightly elevated above the village. Retention of boundary vegetation through any development will help maintain the landscape character. Development of this site could impact on the setting of the Church so consideration of scale and density of any development is important. This site is not in or closely related to an Area of Outstanding Natural Beauty and from a landscape perspective this site is acceptable for the number of dwellings identified. The other two sites appraised adjoin the existing Built up Area Boundary of Plymtree and are generally in a tranquil location. However on site W312 changes in topography means there is no clear visual link to the existing built form to the West of the site. Both sites have some distant and expansive and reflect the character type for this area.


In sustainability terms this site has the same effect on the sustainability objectives as the other two sites appraised. The site has access to a range of facilities and is a suitable location for the level of development required.


No recent planning applications.





Devon County Council Comments from a previous SHLAA were: Although the site is an extension to an existing settlement and access should be relatively easy to provide, the site is quite remote from local services and facilities. No pavements except in and adjoining Pencepool Orchard.


That part of site W110 is allocated for a total of 15 dwellings in line with community aspirations.







39. Rockbeare ® 12.148

39.1 Rockbeare is located approximately 10.5 km East of Exeter city centre, 8 km West of Ottery St Mary, 3 km South-West of Whimple and 4 km South-East of Broadclyst just off the old A30. It is also situated very close to the new community of Cranbrook. The first phase of which is located just 1.3 km away. The village itself is fairly small and nucleated around a crossing of a tributary of the River Clyst. It has an historic core but 20th Century development has expanded the village significantly especially to the South-East over the lowland plains above the immediate floodplain. To the North of the village, Rockbeare Court (Grade II) and what can be assumed to be its former grounds dominate the area. There is also a reasonable level of development along the old A30 at Oriental Promise and Jack in the Green. These developments are generally 20th Century and do not relate at all to the settlement of Rockbeare itself. A new development of 55 homes is currently under construction at land opposite Oriental Promise. Cranbrook is also due to expand to the land on the Northern side of the old A30 near Rockbeare in future years.

39.2 Rockbeare is not within an AONB or particularly close to any environmental

designations. Withybed Copse Ancient Woodland is approximately 2.8 km to the South-East and East Devon Pebblebed Heaths Special Areas of Conservation, Special Protection Area and Site of Special Scientific Interest (SSSI) is 3.6 km to the South-East. Rockbeare does not contain a Conservation Area, however there a number of Listed Buildings including the Grade II Listed Rockbeare Court, Little Court, Pound Cottage and Post Office, and the Grade II* Listed Church of the Blessed Virgin Mary.

39.3 The village lies just off the old A30 (now the B3174) a Roman Road which once

formed part of the Fosse Way. The road now is a backroad route linking Honiton, Cranbrook and Exeter. The road also splits off to Ottery St Mary. The main route running through Rockbeare village is a small country road running from West Hill through Rockbeare to the old A30. Other small country roads and lanes link to Exeter International Airport, Aylesbeare, Cranbrook and Whimple. The 4A bus service links Rockbeare with Exeter, Cranbrook, West Hill, Ottery St Mary and Honiton with an hourly or greater service and Axminster less regularly. The number 4 service stopping on the old A30 at Oriental Promise and Jack-in-the-Green links Axminster, Honiton, Ottery St Mary and Cranbrook with Exeter on an hourly or greater service. The 4B bus service stops on the old A30 linking Rockbeare with Exeter, West Hill, Ottery St Mary, Honiton and Axminster on a less regular schedule. The 56B operates a Summer bus service linking Rockbeare with Exeter, Cranbrook, Ottery St Mary, Honiton and Sidmouth on a less than daily basis.

39.4 Just one right of way links Rockbeare to Jack-in-the-Green. 39.5 Rockbeare Parish has a resident population of 914 and 356 dwellings (Census

2011). Rockbeare village had 170 Council Tax banded (A-H) properties within its Built-up Area Boundary in April 2012.




39.6 The village has a range of community services/facilities including a community hall, church and primary school. There is a pub at Jack-in-the-Green and the nearest shop is not in the Parish at all. The village also contains a playing field, children’s play area, allotments, amenity open space, and an informal ball court.

39.7 The Parish Council stated in their consultation response that “a significant majority of

those who attended the consultation feel that the development at nearby Cranbrook means that 10 houses over the plan period is enough. There is a minority who see small scale development as a necessary means of providing home for the young and needy. None of the listed developments fits this bill”. The Parish Council also stated that they would be interested in a water retention facility immediately to the East of the village to help protect the centre of Rockbeare from flooding.

Policy 34 - Residential Land Development in Rockbeare ® 12.149

Land is allocated in Rockbeare, at Land South East of Hazel Grove (Southern-most portion of site W402 / W057), to accommodate ten new dwellings. Site development should provide safe pedestrian access to community facilities in the village. Flooding constraints on the rest of site W402 / W057 preclude development of all but the Southern-most portion of the site. Local aspirations are for works to help protect the centre of Rockbeare from flooding.


http://ldpweb.eastdevon.gov.uk/viewreps.php/viewreps.php?LDPDocNo=12&LDPRefPointNo=149




The Parish Council did not support the allocation of any sites in Rockbeare. This would however, not accommodate Rockbeare’s allocation of housing in the Local Plan.

Landscape Appraisal

Southern-most portion of site W402 / W057 - Reasonable site for housing in landscape terms as not visible from any pubic footpaths, not impacting on any designated sites / AONB / listed buildings and could in fact help to define the settlement edge better. Development up to a maximum of 2 storeys could be acceptable in landscape terms. Existing field boundaries (including hedgerows to the East and North of the site should be retained as these signal the cross-over to landscape more typical of the LCA. This is the only site that was found to be acceptable in landscape terms. Other sites were considered to have a significant impact on the landscape due to intervisibility and / or detachment from the settlement. Some parts of site W057 / W402 / W403 / W404 were inaccessible and so have not been assessed in landscape terms.


In sustainability terms, site W402 performs equally to other sites at Rockbeare. Site W144 (which lies to the North of Rockbeare and is not shown on the Rockbeare map) does perform slightly better, however this site covers the Cranbrook expansion allocations and indicated direction of future growth South of the old A30. Site W402 performs reasonably overall although less well in relation to the impact on built and historical assets as it is in such close proximity to Listed Buildings and the Conservation Area; maintaining the local amenity, quality and character of the local environment as it is a Greenfield site with the potential to have a minor negative effect on the character of the area; ensuring there is no increase in flood risk as it is a Greenfield site and so the area of impermeable surfaces will be increased; promoting wise use of waste resources and reducing waste production and disposal as it is a Greenfield site and does not re-use buildings and opportunity to re-use materials is unlikely; and maintaining and enhancing the vitality and viability of the towns of East Devon as the site is not located in or near a town. All village sites perform poorly on this objective.


No Planning History for site W402.


Site W057 was previously found to be undevelopable by the 2010 SHLAA panel mainly due to flood risk constraints, however this was a large site with all but the Southern tip being within floodzones 2/3 and the Green Wedge. Site W402 covers the Southern half of the previously submitted W057 however it was submitted after the 2012 SHLAA panel met and so has not been considered whether it is developable or not. Considering the main reason for W057 previously




being found undevelopable was due to flood risk, it seems that only including the Southern tip of site W402 / W057 which is outside of floodzones 2/3 might be more acceptable. DCC Highways made no comment on the proposed allocation.


The Southern-most portion of site W402 / W057 is allocated for a total of 10 dwellings because it is the only reasonable option for development at Rockbeare. Site W144 covers the Cranbrook expansion allocations and indicated direction of future growth South of the old A30. This being the case it is not available to allocate for Rockbeare, nor is it well related to the village. Site W123 is clearly inappropriate to develop as it is within the Green Wedge separating Rockbeare and Cranbrook. Sites W403, W404 and the remainder of sites W402 / W057 are ruled out due to their flood risk and impact on the landscape. The Southern portion of site W402 / W057 is not within the floodzone, has clear access onto the main road through Rockbeare, and would provide a good opportunity to define the South-Eastern end of the village boundary more appropriately in landscape terms.







40. Sidbury ® 12.152

40.1 Situated approximately 0.5 km north of Sidmouth on the A375, Sidbury has a particularly fine setting in the deep valley of the River Sid among the Blackdown foothills with their characteristic tree-clad greensand escarpments. The village includes the Grade II* listed St Peter and St Giles Church. Sidbury is completely within the East Devon AONB and is constrained by floodzones particularly along its Eastern boundary. The settlement has an extensive Conservation Area that is approximately 11 Ha in size.

40.2 Sidbury Conservation Area includes most of the historic core of the village, which has

managed to retain its character and rural atmosphere to a remarkable extent in view of how close the outer suburbs of Sidmouth have encroached to surround Sidford barely a mile to the south of the village. The conservation area was originally designated by Devon County Council prior to the formation of the District Council in 1974. Within the existing conservation area are about 85 individually listed buildings giving 46 separate list entries.

40.3 Sidbury is a self contained and quite large village with a close-knit almost urban

quality, and is particularly characterised by the extent and uniformity of cottages in thatch and rendered cob or stone, mainly white painted with a black tar band.

40.4 The primary road link through the settlement is along the A375 which runs North

South through the settlement and contributes to Sidbury’s linear form. There are a number of roads leading off the A375 to residential areas and into the countryside. There are Rights of Way leading from the village into the open countryside the main one of which is the East Devon Way which runs East and West from the village into the countryside.

40.5 Sidbury village had 297 council tax banded (A to H) properties within its Built-up Area

Boundary in March 2012. The settlement has community services and facilities including a pub, community hall, social club, village shop and post office facilities. There are bus stops in Sidbury and it has two bus services the 52B and 56B.

40.6 Through a Town Council meeting on 2nd July 2012 it was resolved to support

development at Furzehill. The site was felt to be adequate in terms of infrastructure and space requirements whilst providing space for further future expansion. No specific design issues were highlighted by the Town Council but it was hoped that the current allotments would be replaced at an alternative site in Sidbury.




Policy 35 - Residential Land Development in Sidbury ® 12.153

Land is allocated in Sidbury, at part of Site 402 to accommodate 15 new dwellings. The site is particularly sensitive due to its location in the East Devon AONB. Site development should provide a robust landscape approach in any future proposals that is sensitive to the existing built form and local landscape characteristics. Summary of Site Evaluation ® 12.154


The Parish Council support the allocation of sites: C118 – Land at Furzehill for 15 dwellings This site can accommodate the whole of Sidbury’s allocation of 15 houses.

Landscape Appraisal

Site C118 has been resubmitted through the SHLAA process as a smaller site and has a new reference number – C402. C402 has been used as the boundary for site assessments. This site is outside the village boundary and is in the District landscape character type (LCT) 4A ‘Unsettled farmed valley floors’. The site is also in the ‘East Devon Central Ridge’ County Character Area. The site is within an Area of Outstanding Natural Beauty and any site development will sensitive to change. However the site is in close proximity to the existing built form of Sidbury and retention of existing boundary vegetation will help mitigate the impacts of development. The site is visible form Rights of Way and any development should consider this in design. For the purposes of this allocation the landscape impacts are satisfactory for the number of dwellings identified. All of the other sites appraised are within the East Devon Area of Outstanding Natural Beauty and would be sensitive to development. The other sites appraised are on flat parcels of land that adjoin the Built up Area Boundary.


In sustainability terms this site has the same effect as the other sites appraised, apart from on Objective 15 ‘To ensure that there is no increase in the risk of flooding’. Site C402 had a less negative effect as it was not in Floodzones 2 and 3 where as site C326 is entirely within a Floodzone and site C327 is partly within a Floodzone.


No recent planning applications.







No feedback has been received on site C402


That part of site C402 is allocated for a total of 15 dwellings in line with community aspirations.






41. Smallridge ® 12.156

41.1 Smallridge is located approximately 2 km North of Axminster and 7.5 km South of Chard. Smallridge itself is a small village centred around a crossing of a tributary of the River Axe in a fairly steep sided valley. It has a small, nucleated historic core, but the village has expanded South with ribbon development along the Axminster road during the 20th and 21st centuries. There are also multiple modern properties interspersed within the original settlement as well. All Saints Church stands just outside the main bulk of the settlement at the top of the hill on the East side of the river crossing. Beyond the church the hamlet of All Saints is clearly separated from Smallridge by farmland. This is a group of 20th Century dwellings seemingly built in the grounds/along the driveway of Knights Farm.

41.2 Smallridge is mainly within the Blackdown Hills AONB and is in close proximity to the

River Axe Special Area of Conservation (SAC) and Site of Special Scientific Interest (SSSI), Fourteen Acre Copse Ancient Woodland, Cox’s Wood Ancient Woodland, Brinscombe Copses Ancient Woodland, Wadbrooke Coppice, Quarry Fields Farm SSSI, and Membury Castle Scheduled Ancient Monument. Smallridge does not contain a Conservation Area, however there a number of Listed Buildings including the Grade II Listed Methodist Church, Franklins, Thatch End, Church of All Saints and All Saints Primary School.

41.3 The village lies just off the A358, a Roman Road which once formed part of the

Fosse Way which now links Axminster and Chard. The main route running through Smallridge village is a small country road linking the small East Blackdowns villages and farms with the A358 and Axminster. Roads link to Membury, Chardstock, Alston, Churchill and Stockland. No bus routes operate through Smallridge village, however, the number 30 bus running between Axminster and Taunton (stopping at Chard and Ilminster) stops on the A358 near All Saints. The F11 fare car also operates in Smallridge, linking the East Blackdowns villages to Axminster twice a week and Chard twice a week.

41.4 A number of rights of way link Smallridge to the surrounding AONB countryside and

to Axminster, the A358, Churchill, Alston, Membury, Hawkchurch, Chardstock and Dalwood.

41.5 All Saints Parish (including Smallridge, All Saints, Churchill, Waggs Plot and Alston)

has a resident population of 532 and 247 dwellings (Census 2011). Smallridge village had 67 Council Tax banded (A-H) properties within its Built-up Area Boundary in April 2012.

41.6 The village has a range of community services/facilities including a pub, community

hall, two churches and a primary school. The closest post office/shop is on First Avenue, Millwey Rise, Axminster. There is also a cricket field at All Saints.

41.7 The Parish Council have stated that “The Parishoners of All Saints Parish question

the reasoning behind this enforced SHLAA initiative. All Saints Parish is not a




‘stagnant’ parish in anyone’s estimation therefore we are at a loss to understand why this initiative is being thrust upon us”, and that “Public consultations were undertaken separately for both sites...in both instances there is an overwhelming vote against development”.

Policy 36 - Residential Land Development in Smallridge ® 12.157

Land is allocated in Smallridge, at Land opposite the Ridgeway Inn (Site E003), to accommodate five new dwellings. This site has already been granted outline planning permission and will provide sufficient new houses to meet the five allocated by the Local Plan. Local aspirations are for a recreation site including a children’s play area.





The Parish Council did not support the allocation of any sites in Smallridge. This would however, not accommodate Smallridge’s allocation of housing in the Local Plan.

Landscape Appraisal

E003 - Due to location within existing settlement and the fact it would be possible to provide a more appropriate settlement edge this site would appear to be a good choice for development. Views in/out are relatively short and no key views would be interrupted / impacted on. Development could continue the theme of developing within the valley sides. Planting could help to maintain and enhance the wooded nature of the village. Development could provide an appropriate settlement edge. Development of site E003 is considered to have a much lower landscape impact than site E403.


In sustainability terms, site E003 does not perform as well as the alternative site E403 at All Saints, however this site is not at the village of Smallridge. Site E003 performs reasonably poorly overall including less well in relation to the impact on built and historical assets as it is in such close proximity to Listed Buildings and the Conservation Area; promoting the wise use of land and protecting the landscape character as it is a Greenfield site which is partly within but mainly adjoining the AONB; maintaining the local amenity, quality and character of the local environment as it is a Greenfield site with the potential to have a minor negative effect on the character of the area; conserving and enhancing the biodiversity of East Devon because of the site’s relatively close proximity to the River Axe SAC and SSSI and the Cox’s Wood Ancient Woodland; promoting and encouraging non-car based modes of transport and reduce journey lengths as the site is more than 600m from public transport; contributing towards a reduction in local emissions of greenhouse gases as the site is more than 600m from an employment site and public transport; ensuring there is no increase in flood risk as it is a Greenfield site and so the area of impermeable surfaces will be increased; promoting wise use of waste resources and reducing waste production and disposal as it is a Greenfield site and does not re-use buildings and opportunity to re-use materials is unlikely; maintaining sustainable growth of employment and matching levels of jobs with the economically active workforce as it is further than 600 m from an employment site and public transport; and maintaining and enhancing the vitality and viability of the towns of East Devon as the site is not located in or near a town. All village sites perform poorly on this objective.


Planning Application 13/0923/OUT was recently granted outline permission for 5 dwellings (3 of which to be affordable units) on site E003.


Site E003 was found to be undevelopable by the 2010 and 2012 SHLAA panels on both occasions as a result of highway constraints. An




assessment was carried out by Clarkebond transportation consulting engineers which concluded that a satisfactory form of access could be achieved but only for a maximum of four units. As this is below the SHLAA threshold of 5 it was still considered to be undevelopable. The site now has outline planning permission.


Site E003 is preferred for the development of 5 dwellings as it is clearly related to the existing settlement of Smallridge unlike site E403; would have less impact on the surrounding landscape; and because the site already has gained permission.






42. Stockland ® 12.160

42.1 Stockland is a rural parish situated about six miles north east of Honiton and lies completely within the Blackdown Hills AONB. Despite its proximity to both the A30 and A35, the parish remains remarkably tranquil. Stockland village lies to the north east corner of the parish and a recent estimate suggests that around sixty houses accommodate 140 residents.


Parish Plan Blackdown Hills Design Guide A Neighbourhood Plan is being produced

42.3 The centre of Stockland is a conservation area with a large number of medieval

houses and numerous listed buildings. 42.4 Access to the village is via narrow, often single width lanes. Pavements are limited to

the small modern estates. There is no public transport and this is of particular concern for the elderly.

42.5 The village has a hall with an adjacent multi-use field. There is also a tennis court

and a children’s play area (refurbished 2012). All have been identified by the community as very important but requiring improvement. The pre-school uses the hall daily and Stockland C of E Primary Academy is located nearby. The village has a church, St Michael and All Angels, and the Kings Arms pub, which the community are in the process of trying to save. There is no village shop, but there is a farm shop at Royal Oak. Employment is limited in the parish and apart from farming, people either work from home or commute to neighbouring towns. A large proportion of the population are retired.

42.6 The preferred site (E157) is within the conservation area and therefore development

must reflect this in style, materials, layout and roof height. To preserve local character and blend into the village, the design of any new housing must draw on the construction traditions of the area and should be designed to meet the criteria of the Blackdown Hills AONB Design Guide.

42.7 The local community in Stockland are preparing a Neighbourhood Plan and plan to

conduct a formal affordable housing needs assessment. On street parking is already a problem in the village and new homes should have sufficient parking for residents and visitors on site. Visibility of parking areas from the road should be minimised and if possible the existing hedgerows should be retained. Rainwater drainage is a problem in the whole area and will need to be addressed in any new development as flooding occurs in the village centre- loss of greenfields to development will exacerbate the run-off.




Policy 37 - Residential Land Development in Stockland ® 12.161

Land is allocated in Stockland at E157 (adjacent Mannings), to accommodate 5 new dwellings. This site is particularly sensitive due to its Conservation Area and AONB setting. Development should reflect the historic local vernacular in style, use of local materials and layout. The Conservation Area is characterised by terraces of two-storey houses and this form of development would continue the sense of enclosure, traditional proportions and massing of buildings which create the distinctive building layout along the street. New homes should have adequate off-road parking provision for residents and visitors and this should be screened, if possible through the retention of the existing roadside hedgerow or provision of a natural stone wall. Summary of Site Evaluation ® 12.162 Parish feedback and preferred choice

E157 (map included as an attachment). The Parish Council do not feel qualified to comment on the size of the plot. As stated in the attached A4 sheet, sufficient off-road parking for residents and visitors is essential. It seems unlikely that the whole of the area marked for E157 will be needed. We rely on the opinion of the planning team to ensure the site is as small as practicable.

Landscape Appraisal

Stockland is located in the AONB and all sites have some intervisibility. E316 was difficult to assess in landscape terms due to it being a well-screened and privately accessed garden (too small for the minimum 5 houses to be allocated), E313 is outside the main village in open countryside with extensive views into and out of the site, E157 also has extensive intervisibility but, due to its proximity to other houses, development would be seen against a backdrop of buildings. E316 and E157 are also located in the Conservation Area, E316 is close to two listed buildings.


Stockland has a Village Hall and School and all sites are within easy walking distance (albeit without pavements). Site E313 is opposite the Hall and adjoins the School. The village itself lacks any public transport, a shop or other day-to-day facilities and scores poorly in terms of sustainability.


None of the sites has any recent planning history.

Feedback from Devon County Council as Highway Authority advised “The site is very






other bodies remote from local services and facilities to be considered as a sustainable site in isolation. The highway infrastructure serving the site would be unsuitable to serve the number envisaged at last year's SHLAA panel, but the proposed reduced yield of 8-13 could well be technically achievable from a transportation point of view subject to detailed design Note 8-13 was a theoretical yield based on the site area submitted by the applicant. It is proposed that a smaller area, suitable for 5, be allocated


That site E157 is allocated for a total of 5 dwellings.





43. Talaton ® 12.164

43.1 Talaton is located about 1.5 miles west of the village of Feniton and some 3 miles north west of the town of Ottery St Mary. Talaton is a small village with a fairly compact form, although the housing tends to follow the two roads that pass through the village (and form a ‘T’ junction within it). The population of the whole Parish, which includes 7 surrounding hamlets is just 560. Talaton was mentioned in the Doomsday Book and has a small historic core centred around the Church, although more modern developments are evident throughout the village. There is no conservation area in Talaton, although the Church is a Grade I Listed Building with three Grade II* buildings close by.

43.2 The village is served by a network of rural ‘C’ class roads that link it with the

neighbouring villages and there are three public footpaths that give access into the surrounding countryside.

43.3 Talaton does not perform as well as many other East Devon villages in sustainability

appraisal terms as it has a limited range of services and facilities. However, there is a community shop, Public House and Church at the village centre and a well used village hall. There is a limited bus service but no primary school.

Policy 38 - Residential Land Development in Talaton ® 12.165

Land is allocated in Talaton at Site W173 The Firs, Blackdown View, to accommodate six new dwellings.








The Parish Council support the allocation of part of site: W118 Land West of Weeks Farm, Talaton (5 dwellings) This site can accommodate the whole of Talatons allocation of five houses. NB. a substantial number of letters have been received from Talaton residents criticising the process followed by the Parish Council and their choice of part of site W118 and objecting to more than 5 houses being built in Talaton. In response the following statement has been received from Talaton Parish Council. ‘The Parish Council held a public meeting over the whole of a weekend. In addition, every voter in the Parish was personally written to by the Parish Council and asked to express a preference for the nominated SHLAA sites and the number of houses they would prefer to be built. Site W118, was the most popular for development. Just over half of respondents (50.2%) ranked it as their first choice. Over two thirds of respondents (69%) supported, by whatever order of preference, development on this site. In terms of the number of houses to be built, those who preferred this site, choose 6 to 10 as the most popular number. The responses from voters and analysis of the resultant data were subject to rigorous and independent scrutiny. The process fulfilled the very best principals if democratic consultation. Criticism of the process was entirely from those who opposed the result.’

Landscape Appraisal

Site W118 - this is a very large site, which if developed for substantial numbers of houses would be prominent in the landscape when approaching the village from the south and would be incompatible with the historic settlement pattern.


Talaton performs less well than some other East Devon villages in terms of sustainability appraisal with a limited range of services and facilities. Of the sites that were considered to be well related to the settlement (E065, E116, E117 and E118) there was little to distinguish the sites in terms of sustainability assessment.


W173 - There is a resolution to grant planning permission for six dwellings on land adjacent to The Firs, Blackdown View (10/1792/FUL). There is an outline application pending determination for 25 dwellings and a 20 space car park on part of site W118 (13/1833/MOUT).


See planning applications


Because there is a resolution to grant planning permission for 6 dwellings it is proposed that this site is allocated to meet housing needs and therefore no further allocations are required.








44. Tipton St John ® 12.168

44.1 Tipton St John lies south of Ottery St Mary and has a range of facilities to the pub, the village shop, garage, Angela Court (a care home), guest houses and the village’s neighbouring farms.

44.2 Housing is varied: old (seventeenth and eighteenth centuries), Victorian, Edwardian

and modern (post-war). About a half of its residents are retired, the rest work locally or in Exeter, which is 18 kilometres (12 miles) away. The nearest towns are Ottery St. Mary 4 kilometres (2 ½ miles away) and Sidmouth 5 kilometres (3 miles).

44.3 Tipton is a thriving community with the village shop, pub, church, primary school,

village community hall, playing fields, garage, surrounding farms and several other businesses. The River Otter flows through the village, and flooding and bank erosion are major concerns. Feedback from the village tells us that Tipton St. John is particularly proud of its self-help ethos with the playing fields and village community hall both communally owned and run.

44.4 Its rural character is reinforced by attractive open spaces, trees, footpaths and

beautiful surrounding countryside, some of which is an Area of Outstanding Natural Beauty. People from neighbouring hamlets in Tipton St. John’s parish (Metcombe, Coombe Vale and Fluxton) are fully involved in village activities. Many residents from Venn Ottery also contribute in a major way.

44.5 Tipton St John has a surprising number of roads into the village from Venn Ottery,

Fluxton, Metcombe, Waxway, Harpford, Ottery St. Mary and Sidmouth. Much of the traffic through the centre is local, but rush hour traffic cuts through on the Metcombe road to join the B3180 to Exeter and on the Fluxton road through to West Hill and Ottery St. Mary. Tipton St John does have a car park which is next to the playing field. It is operated by the villagers for the villagers.

44.6 There are a number of footpaths and Bridleways leading from the settlement of

Tipton St John into the open countryside. The walks on footpaths to and from Ottery St. Mary and Harpford along the Otter are particularly popular with ramblers.

44.7 The main community services and facilities required by residents of Tipton St John

identified through the Parish Council consultation were a Post Office and a better bus service to Sidmouth.

Policy 39 - Residential Land Development in Tipton St John ® 12.169

Land is allocated in Tipton St John on land next to Barton Orchard (C037), to accommodate 15 new dwellings.







Given that site C037 has permission feedback received endorsed this site as the village allocation.

Landscape Appraisal

Tipton St John enjoys a fine setting alongside and across the banks of the River Otter. Whilst the Otter has a wide floodplain and parts of the village lie on or close to is development has also speared upwards and on to some of the hills surrounding the village that help define and establish it visually highly attractive setting. The openness of the valley floor, with wide sweeping views, contrasting with the distinctive hilly terrain presents challenging in landscape terms from establishing and allocating appropriate sites for development. A number of the proposed sites are in open landscape settings whilst those on rising ground are more visual open in respect to skyline views.


A number of the site options available are some distance from the core facilities of the village and in this respect are less sustainable options. It should be noted that footpaths in the village are of variable quality. The proposed allocated site, however, lies in a reasonably central position close to facilities.


The proposed allocated site has a planning permission.


No specific feedback is noted.


Site C037 has a permission and on this basis and on sustainability grounds is allocated for development.









45. Uplyme ® 12.172

45.1 Uplyme is located approximately 1.5 km North-West of Lyme Regis, 6 km South-East of Axminster and 8 km East of Seaton. Uplyme itself is a reasonable sized village centred around a crossing of the River Lim in a wide valley. It is now a fairly dispersed village having spread up the immediate valley sides and along the valley above the foodplain. There is a mixture of historical and modern properties within the settlement, with the majority of development being post-war. Some infill development has occurred since the turn of the century.


Parish Plan Blackdown Hills Design Guide A Neighbourhood Plan is being produced

45.3 Uplyme is within the East Devon AONB and is in close proximity to the Jurassic

Coast World Heritage Site, Sleech Wood Ancient Woodland, Sidmouth to West Bay Special Area of Conservation, Axmouth to Lyme Regis Undercliffs Site of Special Scientific Interest (SSSI) and National Nature Reserve, the Coastal Preservation Area, Holcombe Roman Villa Scheduled Ancient Monument, Round Barrow Cemetery on Shapwick Hill Scheduled Ancient Monument, and Trinity Beacon Scheduled Ancient Monument. Uplyme does not contain a Conservation Area, however there a number of Listed Buildings including the Grade I Listed Church of St Peter and St Paul, and the Grade II Listed, Rest Harrow, Sunnybanks and Horseshoe Cottage and Court Hall Farm House amongst others.

45.4 The village lies on the B3165, the main road between Lyme Regis and Crewkerne via

Raymond’s Hill. The road meets the A35 at Hunter’s Lodge, and this leads to Axminster and Honiton to the West and Bridport and Dorchester to the East. Gore Lane leads up through the village to the top of the Coastal Plateau where it meets the A3052 which links Lyme Regis, Seaton, Sidmouth and Exeter. Other small country roads and lanes link to Combpyne, Rousdon and Musbury. The 31 bus service links Weymouth and Axminster via Dorchester, Bridport, Lyme Regis, and Uplyme on a regular basis. The X53 bus service runs along the A3052 at the top of the hill from Uplyme and links Exeter and Poole via Clyst St Mary, Newton Poppleford, Sidford, Beer, Seaton, Colyford, Lyme Regis, Charmouth, Bridport, Weymouth and Wareham on a regular basis.

45.5 Numerous rights of way link Uplyme to the surrounding AONB countryside as well as

to Lyme Regis, Axminster, Raymond’s Hill, Musbury, Combpyne and Rousdon. 45.6 Uplyme Parish (including Uplyme, Yawl and part of Raymond’s Hill) has a resident

population of 1,663 and 825 dwellings (Census 2011). Uplyme village had 407 Council Tax banded (A-H) properties within its Built-up Area Boundary in April 2012.

45.7 The village has a range of community services / facilities including a pub, community

hall, church, primary school, and a community shop/post office. The village also




contains a playing / cricket field, football pitch, tennis court, bowling green and children’s play area.

45.8 The Parish Council is concerned about access to site E024 (Hook Farm Caravan and

Camping Park) “as Gore Lane is narrow, winding and used as a rat run especially at school times. It also has poor visibility for vehicular access onto the main road”.

Policy 40 – Residential Land Development at Uplyme ® 12.173

At the present time it has not been possible on the basis of available assessment and evidence to date to identify a suitable site for development in Uplyme due to the need to protect the high quality AONB landscape and constraints imposed by the local topography and flood risk and visual prominence of site choices.. (As part of this consultation exercise views and especially evidence are sought on potential sites for allocation).






The Parish Council support the allocation of site: E024 – Hook Farm Caravan and Camping Park This site can accommodate the whole of Uplyme’s allocation of 20 houses.

Landscape Appraisal

Site E024 – Major issue in that development of the site could be detrimental to views within the AONB particularly from Knoll Hill and the Northern side of the valley. Development of the site would also extend the village edge further up the valley which would not be appropriate considering the bulk of the village lies in the valley itself. Small development in the Eastern portion of the site closest to Gore Lane on the North side of the footpath may be slightly more appropriate as it could continue the village form along Gore Lane and would be more enclosed by existing vegetation, however, this would still be quite visible and obtrusive in views from the Northern side of the valley. Development of site E024 may have less landscape impact than site E324, however it is still considered to be unacceptable.


In sustainability terms, site E024 performs fairly similarly to site E324, however site E324 is not at the village of Uplyme. Site E024 performs reasonably overall although less well in relation to the impact on built and historical assets as it is in such close proximity to Listed Buildings and the Conservation Area; promoting the wise use of land and protecting the landscape character as it is a Greenfield site which is partly within but mainly adjoining the AONB; maintaining the local amenity, quality and character of the local environment as it is a Greenfield site with the potential to have a minor negative effect on the character of the area; conserving and enhancing the biodiversity of East Devon because of the site’s relatively close proximity to the Shapwick Grange Farm County Wildlife Site, Coastal Preservation Area and the Axmouth to Lyme Regis Undercliffs SSSI, NNR and SAC; ensuring there is no increase in flood risk as it is a Greenfield site and so the area of impermeable surfaces will be increased; promoting wise use of waste resources and reducing waste production and disposal as it is a Greenfield site and does not re-use buildings and opportunity to re-use materials is unlikely; and maintaining and enhancing the vitality and viability of the towns of East Devon as the site is not located in or near a town. All village sites perform poorly on this objective.


No Planning History for site E024. Part of site E324 is used as a seasonal Park and Ride serving Lyme Regis.

Feedback from Site E024 was found developable by the 2010 and 2011 SHLAA




other bodies panels although there are recognised access constraints as a result of a very poor junction with the highway. DCC Highways comments from the 2011 SHLAA report state that “the trip generation of the existing site would of course be taken into account in the event that a planning application were to be submitted, but the initial reaction is that it would equate to nearer 15 houses than 35. Subject to the trip generation being no worse than existing the site has limited potential for residential development”.


No sites are allocated at Uplyme at this stage. From the available evidence and information to date: Site E324 is not considered to be well related to the built form of

Uplyme and it is not well related to the neighbouring town of Lyme Regis. In respect to the latter it is at the top of a very steep hill and out of the town on a plateau setting (the existing built form of Lyme Regis lies beyond/below the plateau) that is visually extremely prominent, especially form westerly views.

Site E024 has highways access constraints as well as currently being a camp site and retention of this use is of importance in terms of serving the tourism industry and providing visitor accommodation.







46. Upottery ® 12.176

46.1 Upottery lies on the border of Devon and Somerset, north of Honiton and is bounded by the A30 trunk road. The entire parish lies within the Blackdown Hills Area of Outstanding Natural Beauty (AONB). Parish plans produced include: Parish Plan Blackdown Hills Design Guide

46.2 Upottery village centre is largely unaltered and contains 14 listed buildings but is not

designated a Conservation Area. The northern edge of the village comprises modern development in small estates.

46.3 The Parish contains around 750 residents and about 300 dwellings. The main centre

of population is Upottery village which lies 1 mile west of the A30. This area contains many of the parish’s main facilities, including the Church, the Community Hall, the children’s play area, the Primary School, football pitch (just outside the village), and the Sidmouth Arms pub. Rawridge provides a second, smaller centre with a mix of houses and a bus stop.

46.4 There is one main access road into Upottery from the A30 to the east, through

Rawridge, and several lanes. All roads are narrow for much of their length, without room to pass in places. Numerous smaller lanes lead from the village to the more rural parts of the Parish. Modern development to the north of the village centre benefits from pavements and street lighting but the remainder of the village is accessed by traditional rural lanes. There are several public footpaths but no dedicated cyclepaths. Public transport is lacking in the Parish although infrequent buses stop at Rawridge and Upottery.

46.5 A need for affordable and older persons homes has been identified, and any future

scheme should incorporate these as a priority.

Policy 41 - Residential Land Development in Upottery ® 12.177

Land is allocated in Upottery at E409- land east of the village, to accommodate 5 new dwellings. This AONB site is prominent when viewed from the eastern approaches to the village and particular care should be taken over this elevation and to ensure that the eastern boundary treatment is natural and permanent eg a Devon bank. The scheme should incorporate older persons and affordable housing to meet community aspirations.







This (E409) is the only site identified in Upottery village by both Upottery Parish Council and EDDC.

Landscape Appraisal

The site is located wholly in the AONB and would be visible from the approach road into Upottery however it would be seen against a backdrop of existing modern development which would lessen its impact.


The site is within easy walking distance of all of Upotterys facilities- the pub, School and Hall so performs reasonably well in sustainability terms.


There is no relevant recent history.


Not Yet Assessed


That site E409 is allocated for a total of 5 dwellings to reflect local community aspirations.









47. West Hill ® 12.180

47.1 West Hill is a woodland village, predominantly developed in the latter half of the 20th century of about 800 houses and 2000 people occupying some 10 square kilometres of land on the wooded western slopes of the beautiful Otter Valley. It is a mixed community of all ages who enjoy the rural environment and who value the quality of life the village offers.

47.2 West Hill is for the most part a low density woodland village that has had the good

fortune to have been allowed to grow within a framework of beautiful beech, oak, silver birch and pine woodland on the east side of a long ridge, intersected by a number of small valleys. The rural quality of its verges and Devon banks, the glimpses of wonderful tree-framed views at every turn, and the maturity of these trees, contribute to make West Hill special.

47.3 Despite extensive development, the village appears as a wooded area set within the

beautiful landscape of the Otter Valley. On a more detailed level the tree-lined roads, the lanes with verges and hedge banks, fine examples of both broad-leafed and coniferous trees – many subject to Tree Preservation Orders – all contribute to the distinctiveness of West Hill.

47.4 The ridge road (B3180) forming the western boundary and to a lesser extent West

Hill Road linking with Ottery are the main and busiest roads serving the village. Originally they simply connected up the various farms and cottages and linked with neighbouring settlements.

47.5 Access to West Hill is better than for many surrounding towns and villages. It was

improved further by the dualling of the A30 in 1999. Roads throughout the village are tree-lined and add to the wooded character whilst giving a sense of space and privacy to the adjoining houses.

47.6 There are a number of footpaths, rights of way and bridleways in and around the

village, encouraging residents and visitors to wind their way through the village and the surrounding countryside. The Woodland Trust land between Higher Broad Oak Road and Lower Broad Oak Road is in constant use by villagers to exercise their dogs and the woodland adjacent to Elsdon has a public right of way through the middle of it from Lower Broad Oak Road to Elsdon Lane. There are a number of narrow lanes with Devon banking or hedge-banks throughout the village and these are valuable habitats for wildlife, wild flowers, trees, blackberry bushes and bracken.

47.7 The main community services and facilities required by residents of West Hill

identified through the Parish Council consultation were a pub or restaurant, coffee shop/ meeting place, new facility for a pre-school, village green and recreation area.




Policy 42 - Residential Land Development in West Hill ® 12.181

Land is allocated in West Hill at the following sites, all of which have a current planning permission to Accommodate:

a) Part of site C125 - Permission site 12/2673/MFUL – for 10 new homes;

b) Southern half of Site C050 – for 25 new homes; and

c) Site C073 - for 4 new homes.

Development in West Hill should take into account the wooded character and setting of the village and landscaping with associated tree planting and protection of existing cover will be of particular importance in respect of securing high quality development.





Ottery St Mary Town Council reported back that following public consultation the favoured sites in order of preference were C073, C317, C050 and C038.

Landscape Appraisal

West Hill enjoys an impressive landscape setting on rolling hills, and some steeper valley areas. It is, however, the extensive tree and woodland cover that makes the village particularly distinctive. Many of the sites put forward for development are very well screened by woodland cover so views into and across possible site choices may be limited. However the corollary of this is that many of the site have a distinct enclosed quality that helps contribute to the patch-work landscape. The more open and exposed sites (with one or two exceptions) are at the northern and southern extremes of the settlement and these tend to be of an open prominence with an open countryside feel. The more central sites tend to be more enclosed. Two of the sites shown as allocations C073 and C050 are quite enclosed but feel divorced from the open countryside. The other allocated site, sits in a wooded parkland setting.


The allocated sites, notably C073 and C050 are the most centrally located sites in West Hill and close to the main services and facilities that the villages has to offer.


Sites C125 and C073 have recently granted planning permissions. Site C050 has a resolution to grant permission.


As sites have permission/resolution to grant permission no specific feedback is provide.


Sites - C125, Southern half of Site C050 and Site C073 are all proposed for allocations for development. These sites all have permission/resolution to grant permission and meet West Hill needs. The sites are all close to the main facilities of the village and development in the latter two, in landscape terms, would be less intrusive than other site options.








48. Whimple ® 12.184

48.1 Whimple is located in the West of the District, around halfway between Honiton and Exeter. It has a largely rural setting in gently undulating pasture, crossed by the London to Exeter railway. The cider factory and associated orchards shaped the landscape although these have largely been developed for housing over recent years. As a result most working residents of Whimple are no longer employed locally, but instead travel out of the village to work, particularly in Exeter.

48.2 The Conservation Area mainly comprises the nucleus set around The Square and

Church Road to the south. It also extends in a narrow strip north of the railway with a second, smaller group around the road junction. Within the Conservation Area are 22 listed buildings. Typical building materials are cob, thatch, slate, brick and hanging tile and render in a limited pallette of colours.

48.3 Whimple is close to the A30 trunk road and has a London-Exeter line train station.

Road access into the village itself from the A30 is via a wide rural lane (albeit less than two carriageway in places), from other directions the lanes are much narrower and are constrained by low bridges. Modern estate roads tend to have footway provision and be lit but there is no dedicated cyclepath provision.

48.4 There are approximately 1640 people living in 750 houses. Village facilities are good-

including a shop, hall, school, Church, hall, Post Office and satellite health centre- and meet residents basic daily needs. There is a regular, if infrequent, bus service and regular trains.

48.5 Land at Grove Road already has permission for 11 dwellings and these are currently

under construction. This leaves a requirement for a site for 9 to be allocated elsewhere in the village.

48.6 Whimple has a pressing need for additional school/community facilities, with the

School using the Hall for much of the year and precluding general community use. A new community hall with car parking is a priority of the local community.

48.7 There is also a pressing shortage of car parking spaces, for residents, station users

and visitors to the village. Site W002 is situated almost opposite the access to the Station and close to the village hall and school. It has a history of being used for community activities and, if some public car parking were to be provided as part of a redevelopment scheme, could continue to benefit the community.




Policy 43 - Residential Land Development in Whimple ® 12.185

Land is allocated in Whimple at W002, The Old Cricket Field, to accommodate 9 new dwellings. Development should avoid the northern section of the site, which is liable to flood, and should retain a hedgerow boundary to the south (behind a new footway). New planting should incorporate orchard trees to reflect the village links to the cider industry. There is a shortage of car parking in the vicinity and a community aspiration that this site should provide some public parking spaces as well as off-road parking for new residents. Development should be designed so as not to preclude the remainder of the site being developed for community use. Summary of Site Evaluation ® 12.186


The Parish Council have chosen site W002- the Old Cricket Ground. The site isn’t 100% ideal as it is the only significant open green space and could be used for recreation or a new community hall and parking. Within the site, the area to the west (abutting Slewton Crescent) is preferred. Part of the site adjoins the Cranny Brook.

Landscape Appraisal The preferred site, W002, performs well in landscape terms because impact of development would be minimal as long as existing boundary screening is retained. Development of the eastern part of the site would be seen against a backdrop/in the context of development. Other sites had varying degrees of landscape impact but, due to the local topography, most were well screened with limited intervisibility.


The site is within easy walking distance of facilities (albeit much of the road doesn’t have pavements or streetlights. Part of the site is liable to flood and this should be avoided in any development scheme. Slewton House to the east is Grade 2 listed. Facilities in Whimple are mainly located in the village centre and to the north of the village, so sites in these areas performed considerably higher in sustainability terms than those to the south of the village. Lack of street lights and continuous pavements reduces accessibility further.


No relevant planning history.


Feedback received does not show constraints to development in respect of site W002.







That site W002 is allocated for a total of 9 dwellings to reflect local community aspirations.







49. Woodbury ® 12.188

49.1 Woodbury is a nucleated settlement that is situated about 3 kilometres (2 miles) north of Exmouth. The village is informally grouped in a small hollow on rising ground. The village is less than 3 kilometres (2 miles) to the east of the Exe Estuary and a small tributary runs south of the settlement draining down from Woodbury Common to the east and flowing into the River Exe. Several other watercourses run through the village into this main stream and there is a highly engineered system of open culverts that form a distinctive landscape feature to the west of the village.

49.2 The B3179 runs through the south of the settlement and carries quite a lot of traffic,

including Heavy Goods Vehicles. Woodbury lies outside of the East Devon AONB, which lies just to the east towards Woodbury Common. This forms part of the ‘Pebblebed Heaths’ area that is a Special Area of Conservation and a Site of Special Scientific Interest. There is a conservation area covering the historic core of Woodbury, which is the focus for numerous Listed Buildings (around 43 in the conservation area).

49.3 In terms of sustainability appraisal Woodbury performs well in relation to other

villages in East Devon with access to a good range of services and facilities. Community priorities for infrastructure include: sustainable transport improvements; traffic calming; parking for centre of village; conservation area enhancements; recreation improvements; allotments; new cemetery; more shops and employment opportunities; and better health centre with parking.

Policy 44 - Residential Land Development in Woodbury ® 12.189

Land is allocated in Woodbury:

a) Part of site W081, south of Broadway (13/1231/MOUT) to accommodate 20 new dwellings.

b) Part of site W083, north of Webbers Caravan Park (12/2627/MFUL) to accommodate 34 new dwellings.

c) Part of site W172, at land adjacent Primley Town Lane (11/2490/MFUL) to

accommodate 15 new dwellings.







The Parish Council support the allocation of sites: W081 (Broadway) for 16 dwellings; W172 (Town Lane) for 5 dwellings; W177 (Elmside, Orchard Close) for 4 houses; and W336 (The Arch) for 10 dwellings Between them, these four sites can accommodate the whole of Woodbury’s allocation of 35 houses.

Landscape Appraisal

W081 The site has a medium sensitivity to change due to its fairly open location on rising ground to the south of the village W172 Overall sensitivity to change is low to medium W177 Site would not be very sensitive to landscape change W336 Site forms an important ‘gap’ in the built form that makes a positive contribution to the character of the Woodbury Conservation Area and the setting of nearby Listed Buildings W083 The higher ground is most sensitive to change because of its poor relationship with the settlement pattern and elevated position. The lower parts of the site close to the main boundary of the settlement are less sensitive to change


In terms of sustainability appraisal most of the sites score well in relation to proximity to services. Differences between the sites relate to agricultural land quality, proximity to heritage assets and flooding.


Site W081 – outline planning permission for 20 dwellings (13/1231/MOUT) Site W172 – planning permission for 15 dwellings (11/2490/MFUL) Site W177 – planning permission for two dwellings (13/0712/OUT) Site W083 – planning permission for 34 dwellings (12/2627/MFUL)


The SHLAA Panel considered site W336 to be potentially developable for 49 dwellings


The allocations reflect resolutions to grant planning permission. The allocations represent a higher level of development than set out in the Local Plan (35 dwellings), but reflect the current situation.









50. Woodbury Salterton ® 12.192

50.1 Woodbury Salterton is a small, historic settlement that lies about 6 kms south east of Exeter and 1 km north of Woodbury. The village once consisted of small farms and cottages supporting a range of rural crafts. Many of these vernacular buildings still survive although modern developments have added to the size of the village. Some of the old farms retain medieval field systems, especially to the north and west of the village. There is a large industrial complex to the north east (Greendale Barton).

50.2 Highway access is gained by a network of country lanes, some of which are Class C

roads. There are no public footpaths from the main part of the village into the wider countryside that surrounds it. A small watercourse runs south to north through the middle of the village and some of the existing homes are within the floodzone associated with this.

50.3 There are several Listed Buildings within Woodbury Salterton but no conservation

area. There is a limited range of services and facilities in the village, although there is a Public House, School and Community Hall.

Policy 45 - Residential Land Development in Woodbury Salterton ® 12.193

Land is allocated in Woodbury Salterton at land south of Sages Lea (Site X006) to accommodate 18 new dwellings.







The Parish Council support the allocation of sites: 10/0570/MFUL land south of Sages Lea. This site can accommodate the whole of Woodbury’s allocation of 5 houses.

Landscape Appraisal

10/0570/MFUL was not submitted as a SHLAA site and was not assessed as part of the landscape appraisal.


10/0570/MFUL has planning permission.


Site X006 - There is a planning permission for 18 homes on application 10/0570/MFUL.


See planning application.


Because a site has planning permission in place for more than the local plan allocation of 5 it is proposed that this site is allocated to meet housing needs and therefore no further allocations are required.









51. Development at Smaller Villages and Hamlets of East

Devon ® 12.196

51.1 There are a number of Parishes in East Devon which do not contain any settlements with Built-up Area Boundaries (as set out in the policies of the emerging East Devon Local Plan). These Parishes are as follows:

Bicton Buckerell Clyst St Lawrence Combe Raleigh

Combpyne Rousdon Cotleigh Dalwood Farway Gittisham Huxham Luppitt Monkton Netherexe Northleigh Poltimore Rewe Sheldon Shute Southleigh Sowton Stoke Canon Upton Pyne Widworthy Yarcombe 51.2 In respect of some villages and settlements in these parishes and elsewhere, for

settlements without a Built-up Area Boundary, there have been expressions of interest in development. The emerging local plan does include policy for a small amount of development at settlements without Built-up Area Boundaries and there are provisions under the Localism Act which would enable local communities to progress small scale development schemes. The clear onus, however, would be to typically expect such development to be for affordable housing.

New Emerging Local Plan Policy ® 12.197 51.3 The new Local Plan allows for affordable housing in locations where ordinarily,

residential development would not be acceptable (notably outside Built-up Area Boundaries). For such land to be released, however, rigorous stipulations will be applied to avoid adverse impacts particularly in respect of environmental considerations. Development of such sites will not be regarded as creating a precedent for future expansion to meet other housing needs.

51.4 To help provide for affordable housing, recognising that there can be a need to

generate money to subsidise provision, mixed affordable/open market schemes will be permitted in rural areas where there is an identified need and new residents will be able to access facilities. In the emerging new Local Plan Policy sets out the criteria for such schemes where they are located adjacent to but outside settlements with a range of facilities and services to meet the everyday needs of local residents.

51.5 In some instances due to the need to protect an important historic, landscape or

nature feature, sites not immediately adjacent to but physically well-related and within easy walking distance will be considered. Sites will need to be close to facilities and meet a proven local need. Such schemes will be required to contribute towards community facilities and infrastructure to the same extent as other market residential development.






51.6 For affordable housing in rural areas account will be taken of the specific need within

the Parish in which the application land is sited and in addition regard will also be paid to need in surrounding Parishes. The grouping of geographic parishes will be used for assessing housing needs is as follows:

Single Parishes a) Colyton. b) Exmouth. c) Honiton. d) Newton Poppleford & Harpford. e) Seaton. f) Sidmouth.

Parishes that are grouped a) Axminster and Hawkchurch. b) Beer and Branscombe. c) Broadclyst, Clyst Honiton, Clyst Hydon, Clyst St. Lawrence, Rockbeare and Poltimore. d) Budleigh Salterton and East Budleigh. e) Clyst St. George, Clyst St. Mary, Farringdon and Sowton. f) Farway, Northleigh and Southleigh. g) Offwell & Widworthy. h) Dunkeswell, Combe Raleigh, and Sheldon. i) Brampford Speke, Huxham, Netherexe, Rewe, Stoke Canon and Upton Pyne. j) Feniton, Buckerell and Gittisham. k) Dalwood, Kilmington, Musbury and Shute. l) Cotleigh, Luppitt, Monkton, Stockland and Upottery. m) Ottery St Mary and Aylesbeare. n) Bicton, Colaton Raleigh, and Otterton. o) Awliscombe, Broadhembury, Payhembury and Plymtree. p) Axmouth, Combpyne Rousdon and Uplyme. q) Whimple and Talaton. r) Woodbury and Lympstone. s) All Saints, Chardstock, Membury and Yarcombe.

51.7 Policy in the emerging new plan advises.


Strategy 35 - Mixed Market and Affordable Housing Outside Built-up Area Boundaries: Mixed affordable and open market housing schemes, outside of Built-up Area Boundaries, for up to 15 dwellings will be allowed in rural settlements where there is a proven local need. Affordable housing must account for at least 66% of the houses built. To be permitted evidence will need to show 1. The affordable housing need in any given locality would not otherwise be met. 2. The development is within or physically close/well related to a village/the existing built form with a population below 3,000 persons, is well designed using local materials, close to a range of community services and facilities and sympathetic to the character of the settlement and has a satisfactory highway access. 3. Initial and subsequent occupancy of the affordable housing is restricted to a person(s) who: a) Does not have access to general market housing. b) Is a resident of that Parish group, or has a local connection with that parish group because

of family ties or a need to be near their workplace. In the event that an occupier who fulfils both (or either) of criterion (a) or (b) cannot be found within a reasonable period of time, then criterion (ii) will be widened firstly to a person(s) with a local connection to a neighbouring parish group because of family ties or a need to be near their workplace, and subsequently to a person(s) with an East Devon connection. The Localism Act ® 12.198 51.8 The Localism Act grants communities the right to do certain things in order to

improve the quality of life in their area. The District Council supports these ‘rights’ and recognises the important contribution they can make in rural communities. Amongst these rights are:

Neighbourhood Planning® 12.199 51.9 Neighbourhood planning is a new way for communities to decide the future of the

places where they live and work. 51.10 They will be able to:

choose where they want new homes, shops and offices to be built have their say on what those new buildings should look like and what

infrastructure should be provided grant planning permission for the new buildings they want to see go ahead

51.11 The neighbourhood planning provisions are contained in the Localism Act 2011 and

became law on 6 April 2012 as part of the Neighbourhood Planning (General) Regulations.




http://www.legislation.gov.uk/uksi/2012/637/contents/made

http://www.legislation.gov.uk/uksi/2012/637/contents/made


51.12 Communities can choose to draw up either a neighbourhood plan, or a development order, or both. It is entirely up to them. Both must follow some ground rules: they must generally be in line with local and national planning policies they must be in line with other laws if the local planning authority says that an area needs to grow, then communities

cannot use neighbourhood planning to block the building of new homes and businesses; they can, however, use neighbourhood planning to influence the type, design, location and mix of new development

neighbourhood plans must contribute to achieving sustainable development 51.13 With a neighbourhood plan, communities are able to establish general planning

policies for the development and use of land in a neighbourhood. They will be able to say, for example, where new homes and offices should be built, and what they should look like. The neighbourhood plan will set a vision for the future. It can be detailed, or general, depending on what local people want. Once written, the plan will be independently examined and put to a referendum of local people for approval. Around 20% of East Devon Parish Councils are currently producing Neighbourhood Plans, with over half the District having expressed an interest.

51.14 With a neighbourhood development order, the community can grant planning

permission for new buildings they want to see go ahead. Neighbourhood development orders allow new homes and offices to be built, without the developers having to apply for separate planning permission.

Community Right to Build ® 12.200 51.15 The Community Right to Build allows local communities to undertake small-scale,

site-specific, community-led developments. It gives communities the freedom to build new homes, shops, businesses or facilities where they want them, without going through the normal planning application process. Simplified, to get the go-ahead, the proposals must: have the agreement of more than 50% of local people that vote through a

community referendum meet some minimum requirements (for example, they should generally be in line

with national planning policies and strategic elements of the local plan) 51.16 Members of the community will need to set themselves up as a corporate body with

the purpose of furthering the social, economic and environmental well-being of the local community. The developments would then be managed by this corporate body. Any benefits from any development which come to the body must be retained or used for the benefit of the community.

51.17 While it will be for communities themselves to identify suitable land, sources of

finance and secure local agreement for their proposals, the government is currently funding a package of support to help communities that want to use the right.




Community Right to Bid ® 12.201 51.18 The Community Right to Bid gives community groups a fairer chance to prepare and

bid to buy community buildings and facilities that are important to them. This could include their: village shop pub community centre children’s centre allotment library

51.19 The right covers private as well as public assets. 51.20 Local authorities are required to keep a list of all of these ‘assets of community

value’. If an owner of a listed asset wants to sell it they have to notify the local authority. The local authority then, in turn, has to notify any interested parties.

51.21 If local groups are interested in buying the asset they have 6 months to prepare a bid

to buy it before the asset can be sold. Community Right to Challenge ® 12.202 51.22 The Community Right to Challenge allows voluntary and community groups,

charities, parish councils, local and fire and rescue authority staff to bid to run authority services where they believe they can do so differently and better. This may be the whole service or part of a service.

51.23 Groups need to submit a written expression of interest. Local authorities must

consider and respond to expressions of interest which, if accepted, will trigger a procurement exercise for that service. The interested group will then take part in the procurement exercise, alongside others.






