Chapter 3: Urban Renewal Site Options

Traditional industrial estate in the centre of Newton Abbot, adjacent to the railway station, it is a large area of previously developed land containing a wide range of existing and viable businesses.

Site size: Total size 33 hectares, of which approximately 10 hectares is developable (omitting land in Flood Zone 3).

Indicative number of homes: 300 - 600 homes

Opportunities

Sustainable Travel: The site is well served by high frequency bus routes, mainline railway services, and a number of cycle routes including NCR2 and NCR28 which provide links to the Kingsteignton, Bovey Tracey, Torbay and other settlements. There is an opportunity to create a new public footbridge crossing from Forde Road to Station Road.

Potential for mixed uses: Given the size of the site it is likely to be suitable for mixed residential and commercial uses.

Green space: The site already benefits from the parkland of Old Forde House and has the potential to enhance the existing network of green infrastructure, including landscaping, play spaces, biodiversity offsetting, tree planting and natural green space.

Sensitivities

Ecology: The site lies within the South Hams SAC Landscape Connectivity Zone with potential to affect habitats and connectivity features on the periphery of the site. Within the brownfield site, trees and other small areas of habitat will need to be surveyed and retained where possible. 

Heritage: Old Forde House is a Grade I Listed Building. There are also listed buildings at nearby Courtenay Park and Tuckers Maltings.

Flood risk: Of the total 30 ha site area, approximately 20 ha lies within Flood Zone 3 (high flood risk). The 10 ha area at least risk of flooding is in the southwest corner near the supermarket and railway station.

Education: Requirement for additional educational capacity in Newton Abbot.

Amenity of Existing Residents: There are a small number of existing homes. Proposals will need to be carefully considered and maximise the potential benefits for existing residents.

Air Quality: Close to the Newton Abbot Air Quality Management Area.

Site Requirements:

• Carbon neutral development
• Allocation of businesses to suitable new premises
• Land decontamination
• Mitigation measures to minimise flood risk
• Electric vehicle charging infrastructure
• Retention of the existing trees
• Green infrastructure and wildlife buffers
• Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
• Measures to ensure development would not cause deterioration to the River Teign or Aller Brook
• Working with multiple owners to bring the site forward
• Improved pedestrian and cycling links between the town and the site
• Affordable housing
• Adaptable and accessible housing

A town centre brownfield site between Market Street and Halcyon Road including the Cattlemarket. The site includes the multi-storey car park, although this is not proposed to be redeveloped.

Site size: Total size 1.1 hectares, of which approximately 0.7 hectares are developable (omitting land in Flood Zone 3).

Indicative number of homes: 25 - 50 homes

Opportunities

Sustainable Travel: The site lies adjacent to the Newton Abbot bus station area which offers extensive bus services to many locations. A cycle route passes the site and connects to the wider network. The railway station is 1km from the site.

Sensitivities

Heritage: This area contains several designated heritage assets in the form of listed buildings, including the Passmore Edwards Library, that positively contribute to the town’s streetscape. Any development here should respect and enhance these elements of the historic town’s streetscape.

Education: Requirement for additional educational capacity in Newton Abbot.

Air Quality: Within the Newton Abbot Air Quality Management Area.

Site Requirements:

• Carbon neutral development
• Land decontamination
• Mitigation measures to minimise flood risk
• High quality designed scheme for this prominent location
• Investigate options to improve the appearance of the multi-storey car park
• Ground level or basement car parking with electric vehicle charging infrastructure
• Consider opportunities for creation of public spaces and retention of existing trees
• Preliminary Ecological Appraisal and protected species surveys to inform mitigation measures
• Working with multiple owners to bring the site forward
• Improved pedestrian and cycling links through the site
• Affordable housing
• Adaptable and accessible housing

Town centre site including brownfield land, including Cricketfield car park, the Newton Abbot Recreation ground (including cricket ground, football pitch and social club), and other mixed uses including car show rooms, Newton Abbot Fire Station and the Courtenay Centre community facility. 

Site Size: Total size 6.3 hectares, of which approximately 4.2 hectares are developable.

Indicative number of homes: 150 - 250

Opportunities

Sustainable Travel: The site is close to a wide range of cycle, bus and rail services.

Leisure: The site may have the capacity to accommodate a new replacement Leisure Centre. Replacement of the existing sports facilities and recreation club elsewhere would provide new facilities.

Sensitivities

Ecology: The river Lemon functions as a wildlife corridor and lighting controls will be needed to keep it dark.  Trees and hedges should be retained and, where possible, the tree / vegetation cover adjacent to the Lemon should be increased.

Flooding: The site is within the flood zone and a range of mitigation measures are likely to be needed.

Education: Requirement for additional education capacity.

Air Quality: The site is within the Newton Abbot Air Quality Management Area.

Potential loss of Car Parking: 341 spaces close to the town centre.

Site Requirements

• Carbon neutral development
• Replacement sports and leisure facilities
• Land decontamination
• Mitigation measures to minimise flood risk
• High quality designed scheme for this prominent location
• Ground level or basement car parking with electric vehicle charging infrastructure
• Consider opportunities for creation of public spaces and retention of existing trees
• Preliminary Ecological Appraisal and protected species surveys to inform mitigation measures.  
• Working with multiple owners to bring the site forward
• Improved pedestrian and cycling links through the site
• Affordable housing
• Adaptable and accessible housing

Small brownfield site in the heart of Newton Abbot, adjacent to Wolborough Way and Courtenay Street. The site is currently vacant. Planning permission for 38 apartments was granted but not constructed.

Site size: Total size 0.3 hectares, of which approximately 0.14 hectares is developable.

Indicative number of homes: 15 - 38

Opportunities

Sustainable Travel: The site is close to a number of high frequency bus and rail services and good cycle links.

Quality of place: Redevelopment of this long vacant site provides the opportunity to improve the urban design and look of this important town centre location.

Sensitivities

Heritage: The site is adjacent to the Wolborough Street conservation area. This area lies within the medieval core of Newton Abbot. Listed buildings are nearby.

Flood Risk: The site is within an area of high flood risk.

Air Quality: The site is within the Newton Abbot Air Quality Management Area.

Education: Requirement for additional education capacity.

Site Requirements

• Carbon neutral development
• Land decontamination
• Mitigation measures to minimise flood risk
• High quality designed scheme for this prominent location
• Consider opportunities for creation of public space and retention of existing trees
• Affordable housing if viable.
• Adaptable and accessible housing

Linear brownfield site alongside the Whitelake Channel, stretching from Newton Abbot Hospital past Balls Corner to Wharf Road. The area currently contains a mix of employment land uses, including industrial and retail, as well as scrub and green areas.

Site Size: Total size 11 hectares, of which 2.7 hectares is developable.

Indicative number of homes: 80 - 160

Opportunities

Sustainable Travel: The site is well located for access to a wide range of bus and rail services all within easy reach. The site has excellent cycle links including NCR2 to Bovey Tracey, and links to Kingsteignton and back into the town centre.

Sensitivities

Ecology: In the South Hams SAC Landscape Connectivity Zone. The wooded areas around Jetty Marsh roundabout, the steep slope habitats to the west of Jetty Marsh, and the scrub habitats east of the hospital are thought to be part of a Greater Horseshoe Bat flyway and may be used for foraging. The area around the Whitelake Channel is a County Wildlife Site. Retain and protect bankside trees and other vegetation.  

Heritage: The site contains a listed clay cellar and a listed lock lies to the east of the site.

Air Quality: Largely within the Newton Abbot Air Quality Management Area.

Flood Risk: Significant areas are at high risk of flooding.

Road network and Balls Corner: The area is currently dominated by Jetty Marsh Road and Ball's Corner which has high volumes of traffic and congestion.

Site Requirements

• Carbon neutral development
• Relocation of existing businesses to suitable new premises
• Land decontamination
• Mitigation measures to minimise flood risk
• Electric vehicle charging infrastructure
• Retention of the existing trees
• Green infrastructure and wildlife buffers
• Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
• Measures to ensure development would not cause deterioration to the watercourses
• Working with multiple owners to bring developable areas forward
• Investigation of opportunities to reduce the dominance of the road and make pedestrian and cycling links to the town safer
• Affordable housing
• Adaptable and accessible housing

Large brownfield site in Kingsteignton which currently accommodates a mix of employment and retail uses, and some residential. The area is dominated by roads and car parking. There may be potential for intensification of existing uses, particularly where residential development could be accommodated alongside or above commercial space.

Site size: Total site 22.5 hectares, of which 13.5 hectares is developable.

Indicative number of homes: 300 - 500

Opportunities:

Improving sustainable transport opportunities: The site benefits from a good bus services and is 1.6km from the railway station. A segregated cycle route connects Kingsteignton to Newton Abbot via the rear of the Racecourse. Redevelopment of the broader site would provide the opportunity for improved bus routes, and safer / more direct cycle and walking routes.

Improving the quality of place: Redevelopment could provide an opportunity to improve the streets and buildings in this area, increase greening and tree planting, as well as providing a new mixed use residential quarter.

Sensitivities:

Ecology: Within the South Hams SAC Landscape Connectivity Zone. Retain and protect the network of watercourses and bankside vegetation through the area. Avoid harm, including light spill and hydrology impacts, on the adjacent Hackney Marshes. Retain trees. 

Heritage: A Grade II listed building lies at Clay Cellars, Pottery Road. The Kingsteignton conservation area lies to the north of the site.

Flood Risk: Entire site within Flood Zone 3 (high flood risk) due to the River Teign and Rydon Stream.

Air Quality: Largely within Air Quality Management Area.

Minerals: Whilst the site is not located within a Mineral Safeguarding Area, it should be born in mind that it is adjacent to an area with a long term planning permission for mineral extraction (Zitherixon).

Site Requirements:

• Work with landowners to identify opportunities, and requirements for relocation of businesses to suitable new premises or redevelopment of buildings to accommodate a broader mix of homes and commercial uses
• Carbon neutral development
• Land decontamination
• Mitigation measures to minimise flood risk
• Car parking strategy
• Electric vehicle charging infrastructure
• Retention of the existing trees
• New green infrastructure including wildlife buffers
• Preliminary Ecological Appraisal and protected species surveys to inform mitigation measures
• Improved pedestrian and cycling links between the site and the nearby town centres
• Affordable housing
• Adaptable and accessible housing

Small brownfield site accommodating the existing leisure centre. This site would only be available if a new leisure centre was constructed elsewhere in the town. The site is adjacent to the existing secondary schools.

Site Size: Total size 0.7 hectares, all of which is developable.

Indicative number of homes: 25 - 50

Opportunities:

Sustainable Travel: The site is well located for access to high frequency bus and rail services.

Education: The site may be suitably located for the provision of expanded secondary school facilities in Newton Abbot.

Flood risk: The site is in an area of low flood risk.

Sensitivities:

Air quality: Within an Air Quality Management Area.

Heritage: There is a listed building south of the site on Highweek Road.

Site Requirements:

• Carbon neutral development
• Land clearance and decontamination
• High quality designed scheme for this prominent location
• Electric vehicle charging infrastructure
• Retention of existing trees
• Preliminary Ecological Appraisal and protected species surveys to inform mitigation measures.
• Affordable housing
• Adaptable and accessible housing

Town centre brownfield site including a car park, Magistrate court and Police Station. The site lies on the south western edge of the town centre.

Site size: Total size 0.9 hectares, of which 0.7 hectares is developable.

Indicative number of homes: 35 - 70

Opportunities:

Sustainable Travel: The site is close to the bus station and railway services. Opportunity to strengthen walking and cycling links to connect to the wider network in the town.

Flood Risk: The site is predominantly in an area of low flood risk.

Sensitivities:

Heritage: Newton’s Place community centre to the west of the site is a listed building. 

Air Quality: The site is within the Air Quality Management Area.

Existing uses: The existing car park is important for accessing the town centre and it may be that some space could be retained on the ground floor. The Magistrate Court and Police Station would need to be relocated.

Education: Requirement for additional education capacity in Newton Abbot.

Potential loss of car parking: 190 spaces

Site Requirements:

• Carbon neutral development
• Replacement Court and Police Station
• Design which retains an element of car parking, with electric vehicle charging infrastructure
• Land decontamination
• High quality design scheme for prominent location
• Consider opportunity for creation of public space and retention of existing trees
• Improved pedestrian and cycling links
• Affordable housing
• Adaptable and accessible housing

Brownfield site in centre of Newton Abbot (east of The Avenue), which includes a car park, the Tuckers Maltings mixed use listed building, the Telephone exchange on Chapel Road and the Osborne recreation ground. Proposals could see redevelopment of the areas around the park, with improvements to the park to create a higher quality public open space.

Site Size: Total size 3.3 hectares, of which 1.12 hectares is developable.

Indicative number of homes: 45 - 90 homes

Opportunities

Sustainable Travel: The site is well located for access to the railway station and a number of bus services. The site is located adjacent to a number of cycle routes including NCR2.

Park: The Osbourne Park has the potential for upgrade. This could be as a playing pitch or a more informal recreational park and garden if the playing pitches were located elsewhere

Sensitivities

Heritage: The Grade II Listed Tucker's Malting building has potential for conversion into mixed uses.

Flood Risk: The site is at high risk from flooding and is entirely within flood zone 3.

Amenity of Existing Residents: Proposals will need to be carefully considered and maximise the potential benefits for existing residents.

Potential loss of car parking: 189 spaces

Site Requirements

• Carbon neutral development
• Mitigation measures to minimise flood risk
• Car parking on ground floor
• Electric vehicle charging infrastructure if suitable
• Retention of the existing trees
• Enhance park and public open space
• Sensitive conversion of listed building
• Clarification of whether Telephone Exchange building is in use
• Affordable housing
• Adaptable and accessible housing