Chapter 8.1: Housing Site Options for Villages (A-E)

May 2021 v1

May 12, 2021

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Village Development - Overview

The proposed strategy for distributing new development in Teignbridge includes a small amount of new homes being provided in the villages. We are only proposing to locate new homes in the villages where there is at least a basic level of existing facilities, including primary school provision as a minimum qualifying factor. The size and level of provision varies between the different villages, and as such the proposed amount of new housing varies too. This approach will ensure that new growth is in proportion with what already exists.

Appropriate levels of development within villages will provide important local opportunities for housing and support the provision of neighbourhood facilities without overburdening them. It also opens up more sites and locations for consideration, meaning that the pressure to find land on sensitive sites around the larger settlements is reduced, thus helping to minimise potential negative effects on very sensitive environments.

How much development is proposed in each of the villages?

The proposed distribution of housing within the villages has been based on the following criteria:

The existing number of homes within the current settlement limit;
How accessible they are based on distance to nearest urban centre and access to existing or planned active travel routes;
Their existing level of service provision (i.e. whether service provision is: basic with no shop; basic with shop; above basic);
Current education capacity (a cap on the number of new homes has been applied where capacity is limited);
Neighbourhood planning allocations (existing or emerging); and
Potential site availability based on an assessment of available sites and other settlement-wide constraints.

In applying these criteria, the following numbers of homes for each qualifying village is proposed as:

Abbotskerswell: 50 homes
Bishopsteignton: 150 homes
Broadhempston: 12 homes
Buckfastleigh: 12 homes
Chudleigh Knighton: 45 homes
Cockwood, Middlewood and Westwood: 10 homes
Denbury: 15 homes
Doddiscombsleigh: 10 homes
East Ogwell: 10 homes
Exminster: 260 homes
Ide: 25 homes
Ipplepen: 120 homes
Kennford: 20 homes
Kenton: 40 homes
Liverton: 50 homes
Shaldon: 20 homes
Starcross: 60 homes
Stokeinteignhead: 10 homes
Tedburn: 40 homes

An explanation of the proposed distribution of sustainable village development can be viewed at www.teignbridge.gov.uk/localplanreview .

How have site options been chosen?

In 2017 and 2018, two 'call for sites' took place. Each of these invited land owners or site promoters to submit their land to us to be considered as future development sites. In response to these calls, we received over 300 sites. Each of these have been rigorously assessed to determine whether they are physically capable of accommodating new development. By physically capable, we mean that there are no issues on the site - such as flooding, steep slopes, ancient woodland, or ecology constraints - that cannot be overcome by either design or mitigation.

All of the sites assessed are included within the Housing and Economic Land Availability Assessment (HELAA) which is available at www.teignbridge.gov.uk/localplanreview. This assessment involved detailed officer assessments followed by the independent scrutiny of a stakeholder panel including planning specialists (such as drainage officers and highways officers, representatives from the development industry, and Elected Members.

The HELAA process discounted a significant number of sites on the basis of issues identified, leaving around 100 sites to be put forward as site options in this Draft Plan. The site options set out for the villages below show only those which have successfully been through the HELAA process and are considered to be feasible options for future development. However, each site will still have some constraints that would need to be overcome to make development acceptable. These details are set out under each site option heading.

Abbotskerswell

The parish of Abbotskerswell lies to the south of Newton Abbot, within the southern part of Teignbridge. It is bordered by the parishes of Kingskerswell to the east and south, Ipplepen and Ogwell to the west and Newton Abbot to the north. The parish contains one defined settlement, the village of Abbotskerswell. The population of the village of Abbotskerswell was 1560 in the 2011 census.

Abbotskerswell village has a good range of local services and facilities. These include a community hall, local shop, cafe, post office, church, pub, primary school, nursery and a peak hours and frequent bus service.

The village is well served by the A381, which lies to the west of the village and by the A380, to the east. However, links to both of these main routes are via narrow lanes.

All development will be subject to the policies of the Abbotskerswell Neighbourhood Plan of October 2017. The policies set out standards for new development in relation to the natural environment, drainage, design, affordable housing and parking, support custom and self build housing, new public rights of way, new employment development and traffic calming measures, and protect amenity, community facilities and public rights of way. The Plan also designates Local Green Spaces.

There is capacity within the existing primary school to accommodate the level of development proposed (50 homes).

There are 4 site options in Abbotskerswell.

Land at Manor Road, Abbotskerswell

A greenfield site which comprises of fields divided by hedgerows with watercourse running through the middle. The land rises up from the village with an area of woodland along the western part.

Site size: Total size is 3.61 hectares, of which 3.01 hectares is developable.

Indicative number of homes factoring in sensitivities and requirements: 36 - 54 homes

Opportunities

Sustainable travel: Land at Manor Road is within 300m of a bus stop with a frequent and peak hours bus services to Newton Abbot and Totnes.

The site is within walking distance of the village centre.

Green space: The site is large enough to be able to provide for play spaces, tree planting, biodiversity enhancement and restoration.

Flooding: The site lies mainly within Flood Zone 1. There is a small strip of land at southern end which is Flood Zone 3 which has been discounted from having any potential for residential or economic development.

Minerals: No minerals constraints.

Sensitivities

Ecology: The site lies within the South Hams SAC Landscape Connectivity Zone with potential to affect habitats and connectivity features. Greater horseshoe bats have been recorded following the northern boundary and fields may generate prey.

Main protected species are cirl bunting, great crested newts, dormouse, along with Greater horseshoe bats.

Land is within 250m of Conitor Copse County Wildlife Site.

Priority habitat of species-rich hedges and stream.

Heritage: No heritage concerns in relation to Listed Buildings and Conservation Areas. In terms of archaeology there is potential for evidence of prehistoric activity, including prehistoric earthworks or later post-medieval quarrying activity.

Landscape: Development will have potential to erode rural character of the village.

Education: Limited opportunities for Abbotskerswell Primary School to expand but some spare capacity.

Highways: Roads by the site are narrow and there is no footway.

Site Requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Open space including pocket play and children’s play Allotments not required
Active travel and roads within development and to nearest main settlement
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site. / Protection of trees, hedges and woodlands / Protect, enhance and restore biodiversity and achieve a minimum of 10% uplift
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Affordable housing
Adaptable and accessible home provision
5% custom and self-build plots
Highways – highway improvements would be required. Access likely to be from Manor Road at southeast end of site
Ecological mitigation – For greater horseshoe bats, as a minimum, a dark flyway corridor will need to be retained and protected. Other species are likely to be present. In relation to loss of tree roosts/ foraging habitat/tree roosts and from lighting impacts, mitigation/ compensation needed. For dormouse, in relation to loss of trees, hedges, scrub and from lighting, mitigation/compensation needed.
Design requirements - Design Principles, Parameter Plans, Design Code and Parcel Plans

Orchard Lane, Abbotskerswell

A greenfield site which is located on the eastern side of the village to the rear of existing residential properties. Comprising of an open area with some tree cover. Topography is relatively flat.

Site size: Total size is 0.30 hectare, of which 0.30 hectare is developable.

Indicative number of homes factoring in sensitivities and requirements: 6 - 9 homes

Opportunities

Sustainable travel: Land at Orchard Lane is within 150m of a bus stop with frequent and peak hours bus services to Newton Abbot and Totnes. The site is within walking distance of the village centre.

Green space: The site would be able to provide for open space, including pocket play, tree planting, biodiversity enhancement and restoration.

Flooding: The site lies within Flood Zone 1. No flooding issues.

Minerals: The site is within a Mineral Consultation Area but as it is in close proximity to existing dwellings there is no objection.

Sensitivities

Ecology: The site lies within the South Hams SAC Landscape Connectivity Zone with potential to affect habitats and connectivity features.

Main protected species are cirl bunting, great crested newts, dormouse, along with Greater horseshoe bats.

Priority habitat of scrub, trees and amenity grassland.

Heritage: Closest Grade ll listed buildings are Willow Dene and Willow Grove, less than 50m to west. Land adjoins conservation area to west.

Landscape: The site of a traditional orchard, the loss of which would be regrettable, though unclear if any remnant trees remain.

Topography: Land form is relatively flat.

Education: Limited opportunities for Abbotskerswell Primary School to expand but some spare capacity.

Highways: Land is accessed through a very narrow lane and would need to be widened to allow access to the site.

Site Requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Open space including pocket play. Allotments not required
Active travel and roads within development and to nearest main settlement
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site. / Protection of trees, hedges and woodlands / Protect, enhance and restore biodiversity and achieve a minimum of 10% uplift
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Affordable housing
Adaptable and accessible home provision
Highways – highway improvements would be required, including widening of access to land
Ecological mitigation – For greater horseshoe bats an Appropriate Assessment may be needed. Other species are likely to be present. In relation to loss of flyways/ tree roosts/ foraging habitat and from lighting impacts, mitigation/ compensation needed
For dormouse, in relation to loss of trees, hedges, scrub, cats and from lighting, mitigation/compensation needed
Design requirements - Design Code and Parcel Plans

Plum Tree Cottage, Abbotskerswell

A mixed site with previously developed land in relation to residential property and associated green space which is located on the south east side of Abbotskerswell. The site is grassed with hedges and trees along the boundaries. It is adjacent to the village’s pub car-park.

Site size: Total size is 0.61 hectare, of which 0.27 hectare is developable.

Indicative number of homes factoring in sensitivities and requirements: 5 - 8 homes

Opportunities

Sustainable travel: Plum Tree Cottage is within 500m of a bus stop with a frequent and peak hours bus services to Newton Abbot and Totnes. The site is within walking distance of the village centre.

Green space: The site would be able to provide for open space, including pocket play, tree planting, biodiversity enhancement and restoration.

Flooding: The site lies within Flood Zone 1. Some historical flooding to properties at Barnfield Terrace to north of site.

Minerals: Partly within a Mineral Safeguarding Area for the limestone resource and wholly within the associated Mineral Consultation Area. However, given the limited extent of the resource at this point and the site's proximity to the village, there is no mineral objection.

Sensitivities

Ecology: The site lies within the South Hams SAC Landscape Connectivity Zone with potential to affect habitats and connectivity features. Ancient woodland at Grange Copse is located in close proximity, 22m west of Slade Lane. Ladywell Wood County Wildlife Site is also west of Slade Lane.

Main protected species are cirl bunting, great crested newts, dormouse, along with Greater horseshoe bats and other species.

Priority habitat of species–rich hedges, part of site may be traditional orchard.

Heritage: No listed buildings within or adjacent to the site. Closest Grade ll listed building at Mote Cottage more than 200m to north which is same distance to conservation area.

Landscape: Development could in a small way erode the nucleated and rural character of the settlement.

Education: Limited opportunities for Abbotskerswell Primary School to expand but some spare capacity

Topography: Land form slopes up gently on the eastern side.

Highways: Road to site is narrow and with no footway. The village road network would be unsuitable for any large development.

Site Requirements:

Carbon neutral development
Electric vehicle supporting infrastructure Open space including pocket play. Allotments not required
Active travel and roads within development and to nearest main settlement
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site. / Protection of trees, hedges and woodlands / Protect, enhance and restore biodiversity and achieve a minimum of 10% uplift
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Affordable housing
Adaptable and accessible home provision
Highways – highway improvements would be required
Ecological mitigation – for greater horseshoe bats an Appropriate Assessment may be needed. Other species are likely to be present. In relation to loss of tree roosts/ foraging habitat and from lighting impacts, mitigation/ compensation needed. For Cirl bunting, the site is within a cirl bunting breeding territory zone and standard compensation payment will be required. For dormouse, in relation to loss of trees, hedges, scrub and from lighting, mitigation/compensation needed
Design requirements - Design Code and Parcel Plans

The Butcher's Arms, Abbotskerswell

A brownfield site with undeveloped land on southeast side of Abbotskerswell. Comprises of Butchers Arms building, associated parking area, open field area on western side with hedge boundary. Residential properties adjoin the land on northern and southern sides.

Site size: Total size is 0.58 hectare, of which 0.54 hectare is developable.

Indicative number of homes factoring in sensitivities and requirements: 9 - 13 homes

Opportunities

Sustainable travel: The Butcher's Arms is within 450m of a bus stop with a frequent and peak hours bus services to Newton Abbot and Totnes. The site is within walking distance of the village centre.

Green space: The site would be able to provide for open space, including pocket play, tree planting, biodiversity enhancement and restoration.

Flooding: Majority of site lies within Flood Zone 1. Some historical flooding to properties at Barnfield Terrace to north of site.

Minerals: The site is within a Mineral Safeguarding Area for limestone resource and the associated Mineral Consultation Area. However, given the limited extent of the resource at this point and the site's proximity to the village, there is no mineral objection.

Sensitivities

Ecology: The site lies within the South Hams SAC Landscape Connectivity Zone with potential to affect habitats and connectivity features.Ancient woodland at Grange Copse is located in close proximity, 20m west of site. Ladywell Wood County Wildlife Site also west of Slade Lane.

Main protected species are cirl bunting, great crested newts, along with Greater horseshoe bats and other species.

Heritage: No listed buildings within or adjacent to the site. Closest Grade ll listed building at Mote Cottage about 180m to north which is same distance to conservation area.

Landscape: Development could in a small way erode the nucleated and rural character of the settlement.

Education: Limited opportunities for Abbotskerswell Primary School to expand but some spare capacity.

Highways: Road to site is narrow and with no footway. The village road network would be unsuitable for any large development.

Site Requirements:

Carbon neutral development
Electric vehicle supporting infrastructure
Open space including pocket play. Allotments not required
Active travel and roads within development and to nearest main settlement
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site. / Protection of trees, hedges and woodlands / Protect, enhance and restore biodiversity and achieve a minimum of 10% uplift
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Affordable housing
Adaptable and accessible home provision
Highways – highway improvements would be required
Ecological mitigation – for greater horseshoe bats and other species, in relation to loss of tree roosts/ foraging habitat/hedges and from lighting impacts, mitigation/ compensation needed. For Cirl bunting, the site is within a cirl bunting breeding territory zone and standard compensation payment will be required
Design requirements - Design Code and Parcel Plans

Bishopsteignton

The parish of Bishopsteignton lies to the north of the River Teign, between Kingsteignton and Teignmouth. It is a large rural parish, with the exception of the defined village of Bishopsteignton. The parish is bordered by the parishes of Ideford to the north west, Kingsteignton to the west, Haccombe-with-Combe, Stokeinteignhead and Shaldon to the south, Teignmouth and Dawlish to the east and Ashcombe to the north east. In the 2011 census the parish had a population of 2,570 .

Bishopsteignton contains a good range of day-to-day local services and facilities, which include a community hall, local shop, pharmacy, doctor's surgery, church, post office, pub, primary school and nursery. There is a peak hours/frequent bus service in the village.

Bishopsteignton is served by the A381 to the south and is within easy reach of the A380. The B3192 passes through the parish.

There is capacity within the existing primary school to accommodate the level of development proposed (150 homes).

The whole of Bishopsteignton lies within the Undeveloped Coast designation. Any development would need to be carefully designed to mitigate any landscape impacts.

All development will be subject to the Bishopsteignton Neighbourhood Plan October 2017. The Plan contains policies that support affordable housing and smaller new homes, additional parking and a reduction in traffic speed, proper assessment of traffic impacts from new development, the screening of masts and the Teign Estuary Trail. The Plan also protects local facilities, parking, pedestrian and cyclist safety, historic gardens within the village, heritage assets including the Conservation Area, the local landscape and Undeveloped Coast, wildlife and agricultural land. The Plan also designates Local Green Spaces and employment /mixed use development site at Bakers Yard.

There are 4 site options in Bishopsteignton.

Land south of Forder Lane, Bishopsteignton

A greenfield site which comprises of four undulating grassed fields on western edge of village, sloping up to the north from A381 and enclosed by hedgerows with some trees. Existing residential properties adjoin to northeast, including Teign Close and western end at Forder Cross.

Site size: Total size is 4.17 hectares, of which 4.11 hectares is developable.

Indicative number of homes factoring in sensitivities and requirements: 30 - 40 homes

Opportunities

Sustainable travel: Land south of Forder Lane site is within 500m of a bus stop, with frequent bus services, including peak hour services to Newton Abbot and Teignmouth. There are no present links to cycle routes for the site but the forthcoming Teign Estuary Cycle Trail will provide a link from the southern side of the village providing a new leisure facility for journeys to Teignmouth and Newton Abbot with access within 400m of the Land South of Forder Lane site. The site is within walking distance of the village centre.

Green space: The site has sufficient capacity to deliver a moderate level of open space, landscaping, tree planting and natural green space.

Health and wellbeing: The site is located in an area with green infrastructure such as close proximity of a public footpath link. (within 400m) Future Teign Estuary Cycle Trail will provide a new leisure resource for residents.

Flooding: The site lies within Flood Zone 1. No flooding issues.

Minerals: No minerals constraints.

Education: There is some spare capacity for development at Bishopsteignton Primary School.

Sensitivities

Ecology: The site lies within the South Hams SAC Landscape Connectivity Zone with potential to affect habitats and connectivity features. In addition, Exe Estuary SPA and Dawlish Warren SAC: within 10km Zone: Habitat Regulations contribution needed.

Main protected species are grey long-eared bats, lesser horseshoe bats along with Greater horseshoe bats. Part of the site is within cirl bunting breeding territory. Land is adjacent to Bishopsteignton House Unconfirmed Wildlife Site.

Priority habitat of species-rich hedges also exists on the site.

Heritage: No listed buildings within or adjacent to site. Closest Grade ll listed building is Bishopsteignton House at Newton Road, less than 0.5km from site. The site lies in an area of archaeological potential with regard to known prehistoric activity in the surrounding landscape.

Landscape: The site lies within designated undeveloped coast. Although attached to the existing settlement, is in a highly visually prominent location where development will be perceived particularly from the south. Assimilation of the development into its surroundings through landscaping or high quality stone wall along the A381 would be required.

Topography: Land is sloped upwards to the north from A381.

Highways: Highway improvements would be required in order to facilitate the development scheme with safety measures put in place for connections from site.

Site Requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Open space including pocket play and children’s play
Allotments not required
Active travel and roads within development and to nearest main settlement
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site. / Protection of trees, hedges and woodlands / Protect, enhance and restore biodiversity and achieve a minimum of 10% uplift
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Affordable housing
Adaptable and accessible home provision
5% custom and self-build plots
Highways – highway improvements required depending on size of development
Ecological mitigation – Exe Estuary SPA and Dawlish Warren SAC: within 10km Zone: Habitat Regulations contribution will be needed
Retention/ enhancement of boundary hedges and their connectivity with surrounding hedges/habitats, lighting controls and compensatory provision/ enhancement of foraging habitat for bats
Landscape mitigation – Development would need to be concealed behind a thick belt of woodland or a 3 metre tall, high quality stone wall along the A381 with the purpose to screen modern urban development and reinforce rural vernacular character
Heritage mitigation - Any proposals for development here need to be supported by an appropriate level of archaeological investigation - consisting of geophysical survey and field evaluation
Design Principles, Parameter Plans, Design Code and Parcel Plans
High speed digital infrastructure

Bishops Combe, Bishopsteignton

A greenfield site comprising of a rectangular field on western edge of village, grassed and enclosed by trees/hedgerows. Sloping down on western side.

Site size: Total size is 1.25 hectares, of which 1.20 hectares is developable.

Indicative number of homes factoring in sensitivities and requirements: 19 - 29 homes

Opportunities

Sustainable travel: The site is within walking distance of the village centre.

Health and wellbeing: The site is located in an area with green infrastructure such as close proximity of a public footpath link. (within 400m) The future Teign Estuary Cycle Trail will provide a new leisure resource for residents from the south of the village.

Flooding: The site lies within Flood Zone 1. No flooding issues.

Minerals: No mineral constraints.

Education: There is some spare capacity for development at Bishopsteignton Primary School.

Sensitivities

Main protected species are grey long-eared bats, lesser horseshoe bats along with Greater horseshoe bats. The site is surrounded by cirl bunting breeding territories and may provide suitable breeding and summer foraging habitat. Dormouse, assumed to be present in hedges and scrub.

Land is close to Bishopsteignton House Unconfirmed Wildlife Site.

Priority habitat of species-rich hedges.

Heritage: No listed buildings within or adjacent to site. Closest Grade ll listed building is Bishopsteignton House at Newton Road, less than 0.5km from site.

Landscape: The site lies within designated undeveloped coast. Attached to the existing settlement of Bishopsteignton and mostly away from the main approach and, as a consequence, not readily perceived, especially if screened on the southern boundary.

Topography: Land is sloped downward on western side.

Highways: Highway improvements would be required subject to size of development in order to facilitate a scheme.

Site Requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Open space including pocket play and children’s play Allotments not required
Active travel and roads within development and to nearest main settlement
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site. / Protection of trees, hedges and woodlands / Protect, enhance and restore biodiversity and achieve a minimum of 10% uplift
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Affordable housing
Adaptable and accessible home provision
5% custom and self-build plots
Highways – highway improvements required depending on size of development
Ecological mitigation – Exe Estuary SPA and Dawlish Warren SAC: within 10km Zone: Habitat Regulations contribution will be needed
Retention/ enhancement of boundary hedges and their connectivity with surrounding hedges/habitats, lighting controls and compensatory provision/ enhancement of foraging habitat for bats
Landscape mitigation – Development would form the settlement edge and need to have an irregular layout and peter out in density towards the outer edge. Screening on the southern boundary is necessary
Design Principles, Parameter Plans, Design Code and Parcel Plans
High speed digital infrastructure

Bakers Yard, Bishopsteignton

Site comprises redundant and derelict agricultural buildings previously linked to horticultural nursery on land sloping up towards the north. With existing hard surfacing areas associated mainly with buildings of variable quality. Enclosed by hedgerows with intermittent trees. Located on western side of Bishopsteignton and separated from the built form of the village.

Site size: Total size is 1.23 hectares, of which 0.84 hectare is developable.

Indicative number of homes factoring in sensitivities and requirements: 13 - 20 homes

Opportunities

Sustainable travel: Bakers Yard is more than 500m from a bus stop, with frequent bus services, including peak hour services to Newton Abbot and Teignmouth. There are no present links to cycle routes for the site but the forthcoming Teign Estuary Cycle Trail will provide a link from the southern side of the village providing a new leisure facility for journeys to Teignmouth and Newton Abbot with access within 800m of the Land South of Forder Lane site. The site is within 400m of public footpath link.

Flooding: The site lies within Flood Zone 1. No flooding issues.

Minerals: No minerals constraints.

Education: There is some spare capacity for development at Bishopsteignton Primary School.

Sensitivities

Main protected species are grey long-eared bats, lesser horseshoe bats along with Greater horseshoe bats. Part of the site is within cirl bunting breeding territory. Barn Owls may use buildings on site. Reptiles very likely to use the site, survey and translocation needed. Land is adjacent to Ashwell County Wildlife Site (breeding cirl buntings). Priority Habitats: species-rich hedges.

Heritage: No listed buildings within or adjacent to site. Closest Grade ll listed building is Bishopsteignton House at Newton Road, less than 0.5km from site.

Landscape: The site lies within designated undeveloped coast. It is detached from the village, occupying a visually prominent location where development will impact on the rural, nucleated character of Bishopsteignton.

Topography: Land is sloped upwards to the northern side.

Highways: Highway improvements would be required subject to facilitate the development.

Other: The site is allocated for employment use (with residential development if necessary to make employment development viable) in the Bishopsteignton Neighbourhood Plan.

Site Requirements:

Carbon neutral development
Electric vehicle supporting infrastructure
Open space including pocket play and children’s play Allotments not required
Active travel and roads within development and to nearest main settlement
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site. / Protection of trees, hedges and woodlands / Protect, enhance and restore biodiversity and achieve a minimum of 10% uplift
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Affordable housing
Adaptable and accessible home provision
5% custom and self-build plots
Highways – highway improvements required depending on size of development
Ecological mitigation – Exe Estuary SPA and Dawlish Warren SAC: within 10km Zone: Habitat Regulations contribution will be needed
Retention/ enhancement of boundary hedges and their connectivity with surrounding hedges/habitats, lighting controls and compensatory provision/enhancement of foraging habitat for bats. Also, mitigation/compensation needed for impacts from loss of trees, scrub, hedges, cats and lighting
Landscape mitigation – Development would need to have a form, scale and appearance that concealed modern, urban characteristics and reinforced rural vernacular character
Design Principles, Parameter Plans, Design Code and Parcel Plans

High Elms, Bishopsteignton

Site comprises an area of land attached to existing High Elms residential property on northern side of Bishopsteignton. The site borders other residential properties along Radway Street/Court and Radway Farm on north western side and open fields to the rear.

Site size: Total size is 0.41 hectare, of which 0.35 hectare is developable.

Indicative number of homes factoring in sensitivities and requirements: 4 - 7 homes

Opportunities

Sustainable travel: High Elms is within 500m of a bus stop, with frequent bus services, including peak hour services to Newton Abbot and Teignmouth. The site is within walking distance of the village centre.

Flooding: The site lies within Flood Zone 1. No flooding issues.

Minerals: No mineral constraints.

Education: There is some spare capacity for development at Bishopsteignton Primary School.

Sensitivities

Main protected species are grey long-eared bats, barbastelle bats along with Greater horseshoe bats.The site is within cirl bunting survey area. Dormouse, assumed to be present in hedges and scrub. Land is adjacent to Bishopsteignton County Wildlife Site, identified for breeding Cirl Bunting.

Heritage: No listed buildings within site. Closest Grade ll listed buildings are Lower Radway House & Little Radway, both within 100m of the site.

Landscape: The site lies outside landscape protection areas and occupies a contained location within the village and fits well with the growth pattern of the settlement.

Topography: Land contains some sloping areas at south and northern ends.

Highways: The site is accessed off an unclassified County Road. No record of any collisions in the vicinity of the site. The visibility is likely to be acceptable for the speed of traffic.

Site Requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Open space including pocket play. Allotments not required
Active travel and roads within development and to nearest main settlement
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site. / Protection of trees, hedges and woodlands / Protect, enhance and restore biodiversity and achieve a minimum of 10% uplift
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Affordable housing
Adaptable and accessible home provision
Ecological mitigation – Exe Estuary SPA and Dawlish Warren SAC: within 10km Zone: Habitat Regulations contribution will be needed
Retention/ enhancement of boundary hedges and their connectivity with surrounding hedges/habitats, trees should be retained wherever possible and especially adjacent to the County Wildlife Site. Mitigation/compensation needed for loss of building or tree roosts, loss of foraging habitat and additional lighting
Design Code and Parcel Plans required

Broadhempston

The parish of Broadhempston lies in the southern part of the district and borders South Hams. The parishes of Woodland, Denbury and Torbryan, and Ipplepen lie to the north west, north and east respectively. The only defined settlement within the parish is the village of Broadhempston. In the 2011 census the parish had a population of 672.

Broadhempston contains basic day-to-day facilities, including a community hall, local shop, church, post office, pub, and primary school. It has a peak hours/frequent bus service.

The village is only accessible by country lanes. The A381 lies close to the east of the Parish and the A384 lies to the west, the parish itself is served by country lanes.

There is capacity within the existing primary school to accommodate the level of development proposed (12 homes).

There are 3 site options in Broadhempston.

Land north of Ashwick Court, Broadhempston

A greenfield site which comprises of an open field area located on the northern side of the village which adjoins the local football ground to the north. Defined by New Lane on western side and other road along eastern boundary.

Site size: Total site size is 1.77 hectares, of which 1.77 hectares is developable.

Indicative number of homes factoring in sensitivities and requirements: 28 - 42 homes

Opportunities

Sustainable travel: Land north of Ashwick Court is within 500m of a bus stop with peak hour bus services to primarily Totnes. The nearest public right of way is 180m to south by Robin Hill. The site is within walking distance of the village centre.

Green space: The site is large enough to be able to provide for play spaces, tree planting, biodiversity enhancement and restoration.

Health and wellbeing: The site is located in an area with green infrastructure such as being adjacent to a playing field for team sports and a tennis court, (Headlands Playing Field) at Waterford Cross and within 400m of a public footpath.

Flooding: The site lies within Flood Zone 1. No flooding issues.

Minerals: No minerals constraints.

Sensitivities

Ecology: The site lies within the South Hams SAC Landscape Connectivity Zone with potential to affect habitats and connectivity features.

Main protected species are great crested newts, dormouse, along with Greater horseshoe bats. The site is within cirl bunting breeding territory.

Land is within 150m of Broadhempston Pond County Wildlife Site which is designated for great crested newts.

Priority habitat of species-rich hedges/trees and improved or semi-improved grassland also exists on the site.

Heritage: No listed buildings within or adjacent to site. Closest Grade ll listed building is The Retreat, 80m to south and conservation area lies 45m away from site. The site does contain possible medieval boundary features.

Landscape: The sites fall within the 10km buffer zone of Dartmoor National Park (DNP) and South Dartmoor Woods Special Area of Conservation (SAC). Development in a linear fashion away from the nucleated settlement would be visible from both sides of the main road. Part of the site was a historic orchard.

Highways: Land is accessed through country lanes. Highway improvements including footway and cycleway connection required.

Site Requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Open space including pocket play and children’s play Allotments not required
Active travel and roads within development and to nearest main settlement
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site. / Protection of trees, hedges and woodlands / Protect, enhance and restore biodiversity and achieve a minimum of 10% uplift
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Affordable housing
Adaptable and accessible home provision
5% custom and self-build plots
Highways – highway improvements required depending on size of development
Ecological mitigation – for great crested newts, surveys, mitigation and compensation will be needed, including retention of hedges, with buffers. For greater horseshoe/lesser horseshoe bats, in relation to loss of foraging habitat/ flyways/tree roosts and from lighting impacts, mitigation/ compensation needed. For dormouse, in relation to loss of hedges, cats and lighting, mitigation/compensation needed. For Cirl Bunting, a proportional compensation payment will be required
Landscape mitigation - development would be more acceptable if it reflected the pattern, form and arrangement of development character found in Broadhempston with dwellings facing on to the street
Design requirements - Design Principles, Parameter Plans, Design Code and Parcel Plans

South West of Stoop Cross, Broadhempston

A greenfield site which comprises of an open field to south of village. Bounded by a minor road along eastern side. Land is reasonably flat.

Site size: Total site size is 1.27 hectares, of which 1.27 hectares is developable.

Indicative number of homes factoring in sensitivities and requirements: 10 homes

Opportunities

Sustainable travel: Land southwest of Stoop Cross is within 500m of a bus stop with peak hour bus services to primarily Totnes. A public right of way runs along the northwest end of the site. The site is within walking distance of the village centre.

Green space: The site is large enough to be able to provide for play space, tree planting, biodiversity enhancement and restoration.

Health and wellbeing: The site is located in an area with green infrastructure, adjoining a walking path.

Flooding: The site lies within Flood Zone 1. Potential for development to help resolve high surface water runoff from surrounding fields into the village centre.

Minerals: No minerals constraints.

Sensitivities

Ecology: The site lies within the South Hams SAC Landscape Connectivity Zone with potential to affect habitats and connectivity features. Main protected species are great crested newts, dormouse, along with greater horseshoe bats.

Land is within 450m of great crested newt breeding pond. (the species regularly travels 500+m) Priority habitat of species-rich hedges.

Heritage: Broadhempston conservation area lies immediately to the north of the site. Setting of this and listed buildings need to be considered. Nearest of the latter is Sneyhurst, a Grade 2 listed building adjoining the site on the opposite side of the lane along southeast corner.

Landscape: The sites fall within the 10km buffer zone of Dartmoor National Park (DNP) and South Dartmoor Woods Special Area of Conservation (SAC). Development has potential to erode rural and historic character of the village. It would extend development in a linear fashion away from nucleated settlement.

Highways: Very narrow lane leading to the site. This area would not be suitable for a large development and would require highway improvements.

Site Requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Open space including pocket play and children’s play Allotments not required
Active travel and roads within development and to nearest main settlement. Retention of the existing boundary hedges and trees, and biodiversity offsetting on site. / Protection of trees, hedges and woodlands / Protect, enhance and restore biodiversity and achieve a minimum of 10% uplift
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Affordable housing
Adaptable and accessible home provision
5% custom and self-build plots
Highways – highway improvements required depending on size of development
Ecological mitigation – for great crested newts, surveys, mitigation and compensation will be needed, including retention of hedges, with buffers. For greater horseshoe/lesser horseshoe bats, in relation to loss of foraging habitat/ flyways and from lighting impacts, mitigation/ compensation needed. For dormouse, in relation to loss of hedges, cats and lighting, mitigation/compensation needed
Landscape mitigation – development would only be acceptable if it responded in terms of pattern, scale and form, to vernacular character of village
Heritage mitigation – potential for sensitive development to be acceptable in heritage terms
Design requirements - Design Principles, Parameter Plans, Design Code and Parcel Plans

Land west of Ashwick Court, Broadhempston

A greenfield site located on the eastern side of the village to the rear of residential properties along the main street. Road access is from New Lane.

Site size: Total site size is 1.3 hectares, of which 1.3 hectares is developable.

Indicative number of homes factoring in sensitivities and requirements: 15 - 20 homes

Opportunities

Sustainable travel: Land west of Ashwick Court is within 500m of a bus stop with peak hour bus services to primarily Totnes. The nearest public right of way is 175m to the south at Robin Hill. The site is within walking distance of the village centre.

Green space: The site is large enough to be able to provide for play space, tree planting, biodiversity enhancement and restoration.

Health and wellbeing: The site is located in an area with green infrastructure being 380m away from the recreation facility at Headlands Playing Field and close to a walking path.

Flooding: The site lies within Flood Zone 1. No flooding issues.

Minerals: No minerals constraints.

Sensitivities

Land is adjacent to Broadhempston Pond County Wildlife Site which is designated for great crested newts. Priority habitat of species-rich hedges/trees and improved or semi-improved grassland also exists on the site.

Heritage: The site adjoins conservation area to south covering properties in the centre of the village. There are features which may have archaeological interest in terms of early settlement, funerary or other activity on the site. No listed buildings within or adjacent to site. Closest Grade ll listed building is The Retreat, less than 50m to east.

Landscape: The sites fall within the 10km buffer zone of Dartmoor National Park (DNP) and South Dartmoor Woods Special Area of Conservation (SAC). Parts of the land formerly historic orchard but now gone.

Highways: Land is accessed through a very narrow lane which would not be suitable for a large development.

Site Requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Open space including pocket play and children’s play Allotments not required
Active travel and roads within development and to nearest main settlement
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site. / Protection of trees, hedges and woodlands / Protect, enhance and restore biodiversity and achieve a minimum of 10% uplift
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Affordable housing
Adaptable and accessible home provision
5% custom and self-build plots
Highways – highway improvements including footway and cycleway connection required
Ecological mitigation – for great crested newts, surveys, mitigation and compensation will be needed, including retention of hedges, with buffers. For greater horseshoe/lesser horseshoe bats, in relation to loss of foraging habitat/ flyways/tree roosts and from lighting impacts, mitigation/ compensation needed. For dormouse, in relation to loss of hedges, cats and lighting, mitigation/compensation needed
Landscape mitigation – the site is well attached to the settlement and hidden behind existing frontages
Heritage mitigation – potential for sensitive development to be acceptable in heritage terms. Permission conditional upon a programme of archaeological work to ensure that any heritage assets affected by development are recorded and analysed before commencement
Design requirements - Design Principles, Parameter Plans, Design Code and Parcel Plans

Chudleigh Knighton

Chudleigh Knighton lies within the parish of Hennock, to the east of Bovey Tracey and south west of Chudleigh. The parish extends northwards from the A38 to the west of the Teign Valley. Part of the Parish is within Dartmoor National Park. The only defined settlement in the Plan area within the Parish of Hennock is Chudleigh Knighton. This large village had a population of 1125 in 2011 census.

Chudleigh Knighton has a good range of services and facilities, including a community hall, local shop, church, post office, pub, primary school and nursery/pre-school. It has a peak hour/frequent bus service.

The village lies close to the A38 dual carriageway and has easy access to and from it in both directions.

There is capacity within the existing primary school to accommodate the level of development proposed (45 homes).

There are 2 site options in Chudleigh Knighton.

Land to rear of Apple Tree Close, Chudleigh Knighton

This grassed site lies on the western side of Chudleigh Knighton extending further westward into countryside. It lies immediately north of Apple Tree Close.

Site size: Total size is 5.45 hectares, all of which is considered developable.

Indicative number of homes factoring in sensitivities and requirements: 50

Opportunities

Sustainable travel: The site lies within 500m of a bus stop served by a frequent service to Newton Abbot, Exeter, Heathfield and Bovey Tracey.

Green infrastructure: Although only a small scale development would be suitable in the village, the site is large enough to provide local public open space to support wildlife and provide landscaping, tree planting and an on-site play area.

Health & Wellbeing: The site lies close to major open space with access to footpaths that connects to this and other areas of local public open space.

Flooding: There are no flooding issues affecting the site, which is wholly within Flood Zone 1 (lowest flood risk).

Minerals: Part of the site lies within a Ball Clay Minerals Safeguarding Area, with the remainder falling within a Minerals Consultation Zone, but its size and proximity to the adjacent to Chudleigh Knighton Heath SSSI/DWT Reserve (international importance for invertebrates and heathland) mean that future minerals extraction is unlikely.

Education: Chudleigh Knighton Church of England Primary School has capacity based on its cohort, but does not have the ability to expand on its current site.

Sensitivities

Ecology: The site lies adjacent to Chudleigh Knighton Heath SSSI/DWT Reserve (international importance for invertebrates and heathland), and within the South Hams SAC Landscape Connectivity Zone and Sustenance Zone. It also lies within the 10km buffer zone of Dartmoor National Park (DNP) and South Dartmoor Woods Special Area of Conservation (SAC).

The site contains Priority Habitats of species-rich hedges, grassland and other habitats and features that support Protected Species including bats and Dormouse.

Heritage: There are no listed buildings on or adjacent to the site. However, the site does fall within the 1km buffer of a number of Grade II and Grade II* listed buildings in the village.

Landscape: The site lies within the 10km buffer zone of Dartmoor National Park (DNP) and South Dartmoor Woods Special Area of Conservation (SAC). However, the impact on the setting of this protected landscape is limited as the proposed sites are more than 1km from the DNP boundary.

Topography: The site is gently sloping, but would not restrict or prevent development.

Highways & Access: Highway improvements may be required required to address the current access through Apple Tree Close. Footpath and cycle access connecting to existing routes is required.

Amenity of Existing Residents: The main impacts on existing residents would arise from increased traffic passing through Apple Tree Close and the B3344 through Chudleigh Knighton, resulting in an increase in emissions, noise and risks to pedestrian safety.

Site requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Local public open space and children's play area on-site
Active travel and roads within the development and connecting to the village
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Landscaping to minimise impact on edge of settlement to rural transition
Design to reflect local vernacular to conserve or enhance the setting of Chudleigh Knighton
Highway improvements, a new footway connecting to the existing footway
Affordable housing
Adaptable and accessible housing
5% of development as Custom Build plots
High speed digital infrastructure

Tollgate Farm, Chudleigh Knighton

This gently sloping grassed site lies on the northern side of Chudleigh Knighton with existing built development to the south and east.

Site size: Total size is 1.57 hectares, all of which is considered developable.

Indicative number of homes factoring in sensitivities and requirements: 31

Opportunities

Sustainable travel: The site lies within 500m of a bus stop served by a frequent service to Newton Abbot, Exeter, Heathfield and Bovey Tracey.

Green infrastructure: Although only a small scale development would be suitable in the village, the site is large enough to provide open space to support wildlife and provide landscaping, tree planting, and a children's play area.

Health & Wellbeing: The site lies close to major open space with access to footpaths that connects to this and other areas of local public open space.

Flooding: There are no flooding issues affecting the site, which is wholly within Flood Zone 1 (lowest flood risk).

Minerals: No part of the site falls within either Minerals Safeguarding Area or a Minerals Consultation Zone.

Education: Chudleigh Knighton Church of England Primary School has capacity based on its cohort, but does not have the ability to expand on its current site.

Sensitivities

Ecology: The site lies within the South Hams SAC Landscape Connectivity Zone and Sustenance Zone, and the 10km buffer zone of Dartmoor National Park (DNP) and South Dartmoor Woods Special Area of Conservation (SAC). An Unconfirmed Wildlife Site - (Pitt Farm - Orchard) is located immediately to the north of the site.

The site contains Priority Habitats of species-rich hedges, grassland and other habitats and features that support Protected Species including bats, Dormouse and Slow Worm.

Heritage: There are no listed buildings on or adjacent to the site. However, the site does fall within the 1km buffer of a number of Grade II and Grade II* listed buildings in the village.

Topography: The site is gently sloping, but would not restrict or prevent development.

Highways & Access: Highway improvements may be required required to connect the with the B3344 immediately adjacent to the site. Footpath and cycle access connecting to existing routes is also required.

Amenity of Existing Residents: The main impacts on existing residents would arise from increased traffic passing through the village on the B3344 resulting in an increase in emissions, noise and risks to pedestrian and cyclist safety.

Site requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Local public open space and children's play area on-site
Active travel and roads within the development and connecting to the village
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Landscaping to minimise impact on edge of settlement to rural transition
Design to reflect local vernacular to conserve or enhance the setting of Chudleigh Knighton
Highway improvements, a new footway connecting to the existing footway
Affordable housing
Adaptable and accessible housing
5% of development as Custom Build plots
High speed digital infrastructure

Cockwood, Middlewood and Westwood

The villages of Cockwood, Middlewood and Westwood

These villages had a population of 349 in 2011 census.

Collectively, the villages have a basic level of service provision including a community hall, pub and primary school. They are in reasonable proximity to Starcross approximately 1.5 km away, accessible via a dedicated cycle route, providing residents a greater range of services.

There is a limited bus service directly serving each village.

There is capacity within the existing primary school to accommodate the level of development proposed (10 homes).

However, whilst it may be possible to allow for small scale development in Cockwood, Middlewood and Westwood, there have not been any sites that have been submitted to us which are considered suitable for development. Other options can be submitted as part of this consultation which we will consider.

Submit a site

Denbury

The village of Denbury lies within the parish of Denbury and Torbryan, located to the west of Newton Abbot which is approximately 4km away. The parish includes the two villages of Denbury and Torbryan, but only the larger village of Denbury has a basic level of service provision. The parish had a population of 918 in 2011 census.

Denbury has a basic range of services and facilities, including a community hall, church, pub and primary school. It has a peak hour/frequent bus service.

There is capacity within the existing primary school to accommodate the level of development proposed (15 homes).

There are 4 site options in Denbury.

Denbury Glebe, Denbury

Large, grassed, gently sloping site, bordered by hedgerow and mature trees on the western edge of Denbury, to the south of Woodland Road.

Site size: Total size is 0.63 hectares, all of which is considered is developable.

Indicative number of homes factoring in sensitivities and requirements: 12

Opportunities

Sustainable travel: The site lies within 500m of a bus stop served by a frequent service to Newton Abbot.

Green infrastructure: Although only a small scale development would be suitable in the village, the site is large enough to provide open space and an on-site pocket play area.

Health & Wellbeing: The site lies close to major open space with access to footpaths that connects to this and other areas of local public open space.

Flooding: There are no flooding issues affecting the site, which is wholly within Flood Zone 1 (lowest flood risk).

Minerals: A small section at the eastern edge of the site falls within a Minerals Consultation Area (MCA) Aggregates.

Education: Denbury Primary School has capacity based on its cohort, but does not have the ability to expand on its current site.

Sensitivities

Ecology: The site lies within the South Hams Special Area of Conservation (SAC) Landscape Connectivity Zone. It also lies within the 10km buffer zone of Dartmoor National Park (DNP) and South Dartmoor Woods Special Area of Conservation (SAC). The site contains Priority Habitats of species-rich hedges, grassland and other habitats and features that support Protected Species including bats and Dormouse.

Heritage: The site lies close to the Denbury Conservation Area and within the 1km buffer of a number of Grade II and Grade II* listed buildings in the village.

Landscape: The site lies within the 10km buffer zone of Dartmoor National Park (DNP) and South Dartmoor Woods Special Area of Conservation (SAC).

Topography: The site is gently sloping, but would not restrict or prevent development.

Highways & Access: The site is accessed off a relatively narrow network of roads, and therefore the amount of development may be limited. Direct access is achievable via Woodland Road. Footpath and cycle access connecting to existing routes is required. Parking issues may also need to be addressed.

Amenity of Existing Residents: The main impacts on existing residents would arise from increased traffic, resulting in an increase in emissions and noise and risks to pedestrian/cyclist safety.

Site requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Local public open space and children's play area on-site
Active travel and roads within the development and connecting to the village
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Landscaping to minimise impact on edge of settlement to rural transition
Design to reflect local vernacular to conserve or enhance the setting of Denbury
Highway improvements, a new footway connecting to the existing footway
Affordable housing
Adaptable and accessible housing
High speed digital infrastructure

Land east of East Street, Denbury

Grassed, bordered by mature hedgerow and trees on the north eastern edge of Denbury, between Channings Wood Prison and the village.

Site size: Total size is 4.75 hectares, of which 1.9 hectares is considered developable.

Indicative number of homes factoring in sensitivities and requirements: 10-20

Opportunities

Sustainable travel: The site lies within 500m of a bus stop served by a frequent service to Newton Abbot.

Green infrastructure: Although only a small scale development would be suitable in the village, the site is large enough to provide open space and an on-site children's play area.

Health & Wellbeing: The site lies close to major open space with access to footpaths that connects to this and other areas of local public open space.

Flooding: There are no flooding issues affecting the site, which is wholly within Flood Zone 1 (lowest flood risk).

Minerals: The whole site lies within a Minerals Consultation Area (MCA) Aggregates.

Education: Denbury Primary School has capacity based on its cohort, but does not have the ability to expand on its current site.

Sensitivities

Heritage: The site lies close to the Denbury Conservation Area and within the 1km buffer of a number of Grade II and Grade II* listed buildings in the village.

Landscape: The site lies within the 10km buffer zone of Dartmoor National Park (DNP) and South Dartmoor Woods Special Area of Conservation (SAC). Its relatively conspicuous location means that any development would need to reinforce the distinctive characteristics of the settlement.

Topography: The site is gently sloping, but would not restrict or prevent development.

Highways & Access: The site is accessed off a relatively narrow network of roads, and therefore the amount of development may be limited. Footpath and cycle access connecting to existing routes is required. Parking issues along East Street would also need to be addressed.

Amenity of Existing Residents: The main impacts on existing residents would arise from increased traffic, resulting in an increase in emissions and noise and risks to pedestrian/cyclist safety.

Site requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Local public open space and children's play area on-site
Active travel and roads within the development and connecting to the village
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Landscaping to minimise impact on edge of settlement to rural transition
Design to reflect local vernacular to conserve or enhance the setting of Denbury
Highway improvements, a new footway connecting to the existing footway
Affordable housing
Adaptable and accessible housing
5% of development as Custom Build plots (20+ units)
High speed digital infrastructure

Land south of the Union Inn, Denbury

Grassed / agricultural land immediately south of the Union Inn, bordered by stone wall, mature hedgerow and trees. Steeply sloping in two areas on the eastern edge.

Site size: Total size is 2.1 hectares, of which 0.8 hectares is considered developable.

Indicative number of homes factoring in sensitivities and requirements: 16

Opportunities

Sustainable travel: The site lies within 500m of a bus stop served by a frequent service to Newton Abbot.

Green infrastructure: Although only a small scale development would be suitable in the village, the site is large enough to provide open space and an on-site children's play area.

Health & Wellbeing: The site lies close to major open space with access to footpaths that connects to this and other areas of local public open space.

Flooding: There are no flooding issues affecting the site, which is wholly within Flood Zone 1 (lowest flood risk).

Minerals: The majority of the site falls within a Minerals Safeguarding Area (MSA) Aggregates, with a small section at the south east corner falling within a Minerals Consultation Area (MCA) Aggregates.

Education: Denbury Primary School has capacity based on its cohort, but does not have the ability to expand on its current site.

Sensitivities

Heritage: The site lies close to the Denbury Conservation Area and within the 1km buffer of a number of Grade II and Grade II* listed buildings in the village.

Landscape: The site lies within the 10km buffer zone of Dartmoor National Park (DNP) and South Dartmoor Woods Special Area of Conservation (SAC). Any development would need to respond to the scale, pattern and form of vernacular development, conserve a positive sense of approach to the village and retain a rural character.

Topography: The eastern side of the site is steeply sloping and undevelopable.

Highways & Access: The site is accessed off a relatively narrow network of roads, and therefore the amount of development may be limited. Direct access is achievable via the Denbury-Broadhempston Road. Footpath and cycle access connecting to existing routes is required.

Amenity of Existing Residents: The main impacts on existing residents would arise from increased traffic, resulting in an increase in emissions and noise and risks to pedestrian/cyclist safety.

Site requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Local public open space and children's play area on-site
Active travel and roads within the development and connecting to the village
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Landscaping to minimise impact on edge of settlement to rural transition
Design to reflect local vernacular to conserve or enhance the setting of Denbury
Highway improvements, a new footway connecting to the existing footway
Affordable housing
Adaptable and accessible housing
High speed digital infrastructure

Land at Denbury Down Lane, Denbury

Site lies in the north western part of the village, comprising a line of three fields. The southern end contains some buildings and hardstanding area that has access from Woodland Road. Site is opposite bungalow development along Denbury Down Lane.

Site size: Total size is 1.04 hectares, all of which is considered developable.

Indicative number of homes factoring in sensitivities and requirements: 19

Opportunities

Sustainable travel: The site lies within 500m of a bus stop served by a frequent service to Newton Abbot.

Green infrastructure: Although only a small scale development would be suitable in the village, the site is large enough to provide open space and an on-site children's play area.

Health & Wellbeing: The site lies close to major open space with access to footpaths that connects to this and other areas of local public open space.

Flooding: There are no flooding issues affecting the site, which is wholly within Flood Zone 1 (lowest flood risk).

Minerals: The north eastern edge of the site falls within a Minerals Consultation Area (MCA) Aggregates.

Education: Denbury Primary School has capacity based on its cohort, but does not have the ability to expand on its current site.

Sensitivities

Heritage: The site lies close to the Denbury Conservation Area and within the 1km buffer of a number of Grade II and Grade II* listed buildings in the village.

Topography: The site is gently sloping, but would not restrict or prevent development.

Highways & Access: The site is accessed off a relatively narrow network of roads, and therefore the amount of development may be limited. Direct access is achievable via Denbury Down Lane. Footpath and cycle access connecting to existing routes is required.

Amenity of Existing Residents: The main impacts on existing residents would arise from increased traffic, resulting in an increase in emissions and noise and risks to pedestrian/cyclist safety.

Site requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Local public open space and children's play area on-site
Active travel and roads within the development and connecting to the village
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Landscaping to minimise impact on edge of settlement to rural transition
Design to reflect local vernacular to conserve or enhance the setting of Denbury
Highway improvements, a new footway connecting to the existing footway
Affordable housing
Adaptable and accessible housing
5% of development as Custom Build plots (20+ units)
High speed digital infrastructure

Doddiscombsleigh

The parish of Doddiscombsleigh lies in the northern part of the district. It is approximately 6.5km south west of Exeter and is bounded by the parishes of Dunsford, Dunchideock, Kenn and Ashton within Teignbridge and the parishes of Bridford and Christow within Dartmoor National Park to the west. The parish is rural in nature, with Doddiscombsleigh being the only defined village within it. The parish had a population of 290 in the 2011 census.

The parish and is served by a network of narrow country lanes. The B3193 is the nearest main road, lying approximately 1.5km west of the village of Doddiscombsleigh. There are no nearby railway stations, but the parish is served by a relatively frequent bus service into Exeter, which also runs at peak hours, enabling commuting to the city.

There are limited day-to-day facilities within the village, including a place of worship, public house, pre-school provision and a Primary School. In addition, the village lies in a rural location, with landscape sensitivities due to the proximity of Dartmoor National Park. However, a small scale development would help to support the existing facilities of the pub and school. The village would be a sustainable location for a small number of new homes, subject to being planned in a careful way, and including landscaping and good design.

There is capacity within the existing primary school to accommodate the level of development proposed (10 homes).

There is only 1 site within Doddiscombsleigh that is considered suitable for development.

Land at Springfield Farm, Doddiscombsleigh

This greenfield site comprises open agricultural land, located north west of Doddiscombsleigh village. Topography is gently sloping in the main, with an area to the northern boundary (measuring 0.51 ha) which is steeper (1:6 to 1:3 gradient). The site includes hedgerow boundaries and some trees.

Site size: Total size 2.91 hectares, of which 1.44 hectares is considered developable.

Indicative number of homes factoring in sensitivities and requirements: 5 - 10 homes

Opportunities

Sustainable travel: The site lies within 500m of a bus stop served by a frequent and peak hours service to Exeter.

Green infrastructure: Although only a small scale development would be suitable in the village, the site is large enough to provide for a network of green infrastructure to support wildlife and provide landscaping, tree planting and small pocket play for children.

Flooding: There are no flooding issues affecting the site, which is wholly within Flood Zone 1 (lowest flood risk)

Minerals: There are no minerals constraints affecting the site.

Sensitivities

Ecology: The site lies within the South Hams SAC Landscape Connectivity Zone and within the Exe Estuary SPA 10km Recreational Zone. Woodah Farm CWS lies 190m to southwest of site and Valley Cottage CWS, 235m to north of site. The site contains Priority Habitats of species-rich hedges and other habitats and features that support Protected Species including bats and dormice.

Heritage: The site lies approximately 250m west of Doddiscombsleigh Conservation Area, although there is existing development between the site and the Conservation Area.

Landscape: A location with medium-high landscape sensitivity, within 1.3km of Dartmoor National Park, where development of a large scale would erode the rural character of the area/Conservation Area and setting of the National Park. Any small scale development would need to respect the vernacular character of the area in terms of scale, pattern and form.

Site requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Open space including pocket play
Active travel to nearest village
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Landscaping to minimise impact on setting of Dartmoor National Park and edge of settlement to rural transition
Design to reflect local vernacular to conserve or enhance the approach to Doddiscombsleigh Conservation Area
Highway improvements, a new footway connecting to the existing footway
Affordable housing
Adaptable and accessible housing

Submit comments

East Ogwell

The parish of Ogwell consists of the two separate settlements of East and West Ogwell. The largest village is East Ogwell which includes around 150 homes in the old village of East Ogwell and around 850 homes to the east of Canada Hill. East Ogwell lies south west of Newton Abbot, with Canada Hill directly adjoining the town.

There are a basic level of services in East Ogwell, including a community hall, pub, church, and primary school. These are spread out between the two areas of Canada Hill and the old village.

Whilst there is no existing capacity within the primary school at Canada Hill to accommodate the level of development proposed (10 homes) there is a scheme in place to expand the school from 315 to 420 places which would provide the necessary spaces.

All development will be subject to the Ogwell Neighbourhood Plan April 2018. The policies of the Plan support the redevelopment of Luxton Road Play Area, new local shops, greater connection to the countryside, certain types of renewable energy and infill development. The Plan sets standards for general design, design in the Conservation Area and new rural employment development, and protects existing shops and Locally Important Views, which affects the site below.

There is only 1 site option for development in the old village of East Ogwell. Other options for the Canada Hill area can be viewed in Chapter 4.

Mill Lane, East Ogwell

This greenfield site is located north eastern edge of East Ogwell village adjacent to Mill Lane. The site is gently sloping grassed area with mature hedgerow boundaries.

Site size: Total size is 0.49 hectares, of which 0.32 hectares is considered developable.

Indicative number of homes factoring in sensitivities and requirements: 8

Opportunities

Sustainable travel: The site lies within 500m of a bus stop served by an infrequent and peak hours service to Newton Abbot.

Green infrastructure: Although only a small scale development would be suitable in the village, the site is large enough to provide green infrastructure to support wildlife and provide landscaping, tree planting and small pocket play for children.

Health & Wellbeing: The site lies close to major open space with access to footpaths that connects to this and other areas of local public open space.

Flooding: There are no flooding issues affecting the site, which is wholly within Flood Zone 1 (lowest flood risk).

Minerals: The site lies within a Minerals Consultation Zone, but its size and proximity to the surrounding Conservation Area mean that future minerals extraction is unlikely.

Education: Canada Hill Primary School has capacity and is capable of expansion on its existing site.

Sensitivities

Ecology: The site lies within the South Hams SAC Landscape Connectivity Zone. The eastern arm of the site lies adjacent to East Ogwell Village Green Unconfirmed Wildlife Site. The site contains Priority Habitats of species-rich hedges and other habitats and features that support Protected Species including bats and Dormouse.

Heritage: The site lies adjacent to the Grade II listed Torre Cottage. The eastern edge of the site lies adjacent to the Ogwell Conservation Area.

Landscape: A location with moderate-low landscape sensitivity, within the 10km buffer zone of Dartmoor National Park (DNP) and South Dartmoor Woods Special Area of Conservation (SAC). High quality design would be required to ensure that any development would not erode the rural character of the area/Conservation Area, respecting the vernacular character of the area in terms of scale, pattern and form. The southern part of the site lies within a Locally Important View, as designated in the Neighbourhood Plan.

Topography: The site is gently sloping, but would not restrict or prevent development.

Highways & Access: Highway improvements required to address the current single lane access to the site via Mill Lane. Footpath and cycle access connecting to existing routes is required.

Amenity of Existing Residents: The site would have a limited impact on existing residents as the site is enclosed behind existing mature hedgerow, with existing properties only to the west and south of the site.

Site requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Open space including pocket play
Active travel and roads within the development
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Landscaping to minimise impact on edge of settlement to rural transition
Design to reflect local vernacular to conserve or enhance the setting of East Ogwell Conservation Area
Highway improvements, a new footway connecting to the existing footway
Affordable housing
Adaptable and accessible housing

Exminster

The parish of Exminster lies in the east of the district and directly adjoins the city of Exeter. The village itself is situated close to the nearby significant employment location of Marsh Barton and recently approved employment scheme at Peamore. The proximity to Exeter provides a significant range of employment, retail, educational and leisure opportunities to residents. This large village had a population of 3616 in 2011 census.

Exminster has a good range of services including a shop, public house, village hall, a primary school, doctor’s surgery and pharmacy, a pre-school, and a dentist. The village has high levels of self containment where residents can largely meet their day to day needs within walking distance. It is served by peak hour/frequent bus services.

The amount of development proposed in Exminster is 260 homes. This is proportional to the existing amount of properties in the village, its accessibility, and level of existing service provision. However, the primary school is at capacity and there is no opportunity to expand it on its current site. The level of development proposed would not be sufficient to generate demand for a new school, or fund its delivery. As such, it is proposed that any new homes in Exminster can only be provided as either retirement homes (with an over-50's occupancy restriction) or one-bedroom 'tiny homes'. This would ensure that the new development would not generate any additional pressures on the existing school.

All development will be subject to the Exminster Neighbourhood Plan March 2015. The policies of the Plan protect the landscape setting of the village, require new development to enhance local character and for development to the south west of Exeter to reflect its rural setting. They also set out support for the use of monies from development to be directed to certain uses, and that community sports and leisure facilities built as part of development to the south west of Exeter also benefit residents of the village.

There are 5 site options in Exminster.

Milbury Barton, Exminster

This is a flat site containing areas of mature woodland adjacent to the Milbury Farm development in the North of Exminster. It also includes an accessible grassed field area enclosed by mature woodland.

Site size: Total size is 1.31 hectares, of which 0.31 hectares is considered developable.

Indicative number of homes factoring in sensitivities and requirements: 27

Opportunities

Sustainable travel: The site lies within 500m of a bus stop served by a frequent service to Newton Abbot and Exeter.

Green infrastructure: The site is large enough to provide local public open space to support wildlife and provide landscaping, tree planting and an on-site play area. However, the nature of this provision would need to be examined and adjusted accordingly if only housing for people of retirement age is provided due to education capacity constraints.

Health & Wellbeing: The site is over 800m from a major open space and is more than 400m from footpaths that connects to this and other areas of local public open space.

Flooding: There are no flooding issues affecting the site, which is wholly within Flood Zone 1 (lowest flood risk).

Minerals: The site does not fall within either a Mineral Safeguarding Area or a Minerals Consultation Zone.

Sensitivities

Ecology: The site lies within 10km of the Exe Estuary Special Protection Area (SPA) and the Dawlish Warren Special Area of Conversation (SAC), and is adjacent to Cirl Bunting breeding territory. The site contains Priority Habitats of woodland, species-rich hedges, grassland and other habitats and features that support Protected Species including bats and Dormouse.

Education: Exminster Primary School is at capacity and there is no opportunity to expand it on its current site. The level of development proposed would not be sufficient to generate demand for a new school, or fund its delivery.

Heritage: The site lies within 3km of the various grade II listed buildings, most notably the Grade II, former Hospital and landscaped grounds, the Chapel of Exe Vale Hospital; and North Lodge and South Lodge. As the site lies in an area around Milbury Farm, which is first documented in the early 14th century, archaeological deposits associated with the early settlement may survive. Therefore a programme of archaeological should be undertaken prior to development to record any heritage assets affected.

Landscape: The site present no notable landscape related issues.

Topography: The site is mainly flat.

Highways & Access: The site would be accessed via either the new Milbury Farm development of from the main Exminster Road. Footpath and cycle access connecting to existing routes are required.

Amenity of Existing Residents: There would be limited impacts on existing residents as the site is mainly enclosed by mature woodland and is on the outskirts of the village. The main impacts on existing residents would arise from increased traffic, resulting in an increase in emissions and noise.

Site requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Local public open space and children's play area on-site
Active travel and roads within the development and connecting to the village
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Landscaping to minimise impact on edge of settlement to rural transition
Design to reflect local vernacular to conserve or enhance the setting of Exminster
Highway improvements, a new footway connecting to the existing footway
Affordable housing
Adaptable and accessible housing
5% of development as Custom Build plots
High speed digital infrastructure

Exminster West, Exminster

Large site area on the western edge of Exminster village comprising 3 sections. The area is currently, or has in the recent past been used for agriculture. Being such a large area, its topography varies from flat and gently sloping areas to steep slopes unsuitable for development.

Site size: Total size is 22.61 hectares, of which 11.51 hectares is considered developable.

Indicative number of homes factoring in sensitivities and requirements: 255

Opportunities

Sustainable travel: The site lies within 500m of a bus stop served by a frequent service to Newton Abbot and Exeter.

Green infrastructure: The site is large enough to provide local public open space to support wildlife and provide landscaping, tree planting and on-site play areas. However, the nature of this provision would need to be examined and adjusted accordingly if only housing for people of retirement age is provided due to education capacity constraints.

Health & Wellbeing: The site is over 800m from a major open space and is more than 400m from footpaths that connects to this and other areas of local public open space. However the areas of the site considered undevelopable due to steep slopes could be utilised as large areas of open space.

Flooding: There are no flooding issues affecting the site, which is wholly within Flood Zone 1 (lowest flood risk).

Minerals: The site does not fall within either a Mineral Safeguarding Area or a Minerals Consultation Zone.

Sensitivities

Ecology: The site lies within 10km of the Exe Estuary Special Protection Area (SPA) and the Dawlish Warren Special Area of Conversation (SAC), and is within at least three Cirl Bunting breeding territory zones. The whole of the is part of ‘The Farm (Exminster) County Wildlife Site (CWS), identified for Cirl Buntings. This Cirl Bunting CWS is particularly important as it hosts the most northerly population of Cirl Bunting in Britain. If this site were developed, substantial areas of Cirl Bunting habitat must be established within 2km before the existing habitat is damaged. The site also contains Priority Habitats of woodland, species-rich hedges, grassland and other habitats and features that support Protected Species including bats, Dormouse and Brown Hare.

Heritage: The site lies within 3km of the various grade II listed buildings. It is also in an area of archaeological potential with regard to known prehistoric activity in the surrounding landscape. Any proposals for development in this area must therefore be supported by a programme of archaeological works to determine the potential impact upon the historic environment.

Landscape: The site lies in an area that forms part of an open break between Exminster and Exeter. The effects on the rural nature, existing landscape quality ecology and heritage value are uncertain, as it will depend on the detailed scale, layout and design of the development. A well designed scheme incorporating landscaping could limit the impacts.

Topography: The topography varies from flat and gently sloping areas to steep slopes that render these areas unsuitable for development.

Highways & Access: The site would be accessed via either Farm House Rise and/or Eager Way, or through possible highway improvements along Day Pottles Lane and/or Deepway Lane. Footpath and cycle access connecting to existing routes are required.

Amenity of Existing Residents: The main impacts on existing residents would arise from increased traffic, resulting in an increase in emissions and noise, and potential risks to pedestrians and cyclists.

Site requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Local public open space and children's play area on-site
Active travel and roads within the development and connecting to the village
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Landscaping to minimise impact on edge of settlement to rural transition
Allotments
Design to reflect local vernacular to conserve or enhance the setting of Exminster
Highway improvements, a new footway connecting to the existing footway
Affordable housing
Adaptable and accessible housing
5% of development as Custom Build plots
High speed digital infrastructure

Sentry's Farm, Exminster

The site lies at the southern end of Exminster, adjacent to the recent development at Sentry's Farm. Comprises grassed field enclosed by hedgerows, with steeply sloped central area. Residential development to north and east, with fields to south and west.

Site size: Total size is 2.2 hectares, of which 1.03 hectares is considered developable.

Indicative number of homes factoring in sensitivities and requirements: 21

Opportunities

Sustainable travel: The site lies within 500m of a bus stop served by a frequent service to Newton Abbot and Exeter.

Green infrastructure: The site is large enough to provide open space and an on-site children's play area. However, the nature of this provision would need to be examined and adjusted accordingly if only housing for people of retirement age is provided due to education capacity constraints.

Health & Wellbeing: The site lies close to major open space with access to footpaths that connects to this and other areas of local public open space.

Flooding: There are no flooding issues affecting the site, which is wholly within Flood Zone 1 (lowest flood risk).

Minerals: The site does not fall within either a Mineral Safeguarding Area or a Minerals Consultation Zone.

Sensitivities

Ecology: The site lies within 10km of the Exe Estuary Special Protection Area (SPA) and the Dawlish Warren Special Area of Conversation (SAC), and much of the site is within Cirl Bunting breeding territory. The site contains Priority Habitats of woodland, species-rich hedges, grassland and other habitats and features that support Protected Species including bats and Dormouse. As the site is within 500m of the estuary, housing here could generate particularly high recreation visit rates. The site may act as ‘functionally-linked land’, supporting SPA birds at certain states of tide or weather conditions, so a site-specific bird survey will be needed.

Heritage: The site lies within 3km of the various grade II listed buildings. Prehistoric, Roman and early medieval archaeology will need to be mitigated. Therefore a programme of archaeological should be undertaken to determine the potential impact upon the historic environment.

Landscape: The site present no notable landscape related issues.

Topography: Sensitive landscape, but impacts could be countered by the urban context. Any development should avoid erosion of the character of the settlement.

Highways & Access: The site would be accessed via connection to existing roads within the Sentry's Farm development. Footpath and cycle access connecting to existing routes are required.

Site requirements

Sannerville Chase, Exminster

Small grassed site on the northern edge of Exminster adjacent to Reddaway Drive, bordered by mature trees and hedgerow

Site size: Total size is 0.41 hectares, of which 0.33 hectares is considered developable.

Indicative number of homes factoring in sensitivities and requirements: 8

Opportunities

Sustainable travel: The site lies within 500m of a bus stop served by a frequent service to Newton Abbot and Exeter.

Green infrastructure: The site is large enough to provide open space and an on-site pocket play play area. However, the nature of this provision would need to be examined and adjusted accordingly if only housing for people of retirement age is provided due to education capacity constraints.

Health & Wellbeing: The site is over 800m from a major open space and is more than 400m from footpaths that connects to this and other areas of local public open space.

Flooding: There are no flooding issues affecting the site, which is wholly within Flood Zone 1 (lowest flood risk).

Minerals: The site does not fall within either a Mineral Safeguarding Area or a Minerals Consultation Zone.

Sensitivities

Ecology: The site lies within 10km of the Exe Estuary Special Protection Area (SPA) and the Dawlish Warren Special Area of Conversation (SAC), and is adjacent to Cirl Bunting breediing territory. The site contains Priority Habitats of woodland, species-rich hedges, grassland and other habitats and features that support Protected Species including bats and Dormouse.

Landscape: The site present no notable landscape related issues.

Topography: The site is mainly flat.

Highways & Access: The site would be accessed existing lanes adjacent to the site. Highway improvements and footpath and cycle access connecting to existing routes, and pedestrian crossing points to bus stops are required.

Amenity of Existing Residents: There would be limited impacts arising from increased traffic, resulting in an increase in emissions and noise.

Site requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Local public open space and children's play area on-site
Active travel and roads within the development and connecting to the village
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Landscaping to minimise impact on edge of settlement to rural transition
Design to reflect local vernacular to conserve or enhance the setting of Exminster
Highway improvements, a new footway connecting to the existing footway
Affordable housing
Adaptable and accessible housing
High speed digital infrastructure

Land to SSE of Exminster House, Exminster

Open land currently amenity space that is mainly flat in nature, with the exception of a ridge on the eastern boundary.

Site size: Total size is 0.73 hectares, of which 0.66 hectares is considered developable.

Indicative number of homes factoring in sensitivities and requirements: 17

Opportunities

Sustainable travel: The site lies within 500m of a bus stop served by a frequent service to Newton Abbot and Exeter.

Health & Wellbeing: The site is over 800m from a major open space and is more than 400m from footpaths that connects to this and other areas of local public open space.

Flooding: There are no flooding issues affecting the site, which is wholly within Flood Zone 1 (lowest flood risk).

Minerals: The site does not fall within either a Mineral Safeguarding Area or a Minerals Consultation Zone.

Sensitivities

Ecology: The site lies within 10km of the Exe Estuary Special Protection Area (SPA) and the Dawlish Warren Special Area of Conversation (SAC), and is close to Cirl Bunting breeding territory. The site contains Priority Habitats of woodland, species-rich hedges, grassland and other habitats and features that support Protected Species including bats, Dormouse, Barn Owls and possibly reptiles and badgers.

Landscape: The site present no notable landscape related issues.

Topography: The site is slightly sloped

Highways & Access: The site would be accessed via Reddaway Drive. Footpath and cycle access connecting to existing routes are required.

Amenity of Existing Residents: Any development of this area, which is currently used as amenity green space may have effect a portion of residents by reducing the availability of local green space. Other impacts would result from increased traffic, resulting in an increase in emissions and noise.

Site requirements

Carbon neutral development
Electric vehicle supporting infrastructure
Local public open space and children's play area on-site
Active travel and roads within the development and connecting to the village
Retention of the existing boundary hedges and trees, and biodiversity offsetting on site
Preliminary Ecological Appraisal and protected species surveys to inform mitigation and enhancement measures
Bat friendly lighting
Landscaping to minimise impact on edge of settlement to rural transition
Design to reflect local vernacular to conserve or enhance the setting of Exminster
Highway improvements, a new footway connecting to the existing footway
Affordable housing
Adaptable and accessible housing
High speed digital infrastructure