Local Plan 2020 - 2040 Consultation
Published: 03 March 2023
Teignbridge District Council would like to invite you to comment on the Proposed Submission Local Plan 2020-2040, its supporting documents, and the Draft Community Infrastructure Levy Charging Schedule which are currently available for consultation.
Guidance notes for responses related to the development near Ingsdon and South Knighton
Objections to GC13 - Bradmore (IPC's reference Number 495141147)
Reasons for not
being Legally Compliant
- Teignbridge have changed the name of the proposal from West Houghton Barton in their Part 2 consultation. The final consultation names GC13 as Bradmore and this will make it very hard to find should someone wish to comment. The public may in fact feel that the proposal has been dropped.
- The assessment process clearly appears to be largely of a computer screen nature with little consideration for circumstances on the ground and the site’s pronounced constraints. This lack of thorough audit is then seemingly addressed by the issue of some development criteria which seek to brush aside major points of concern.
- The National Planning Policy Framework is close to being re-issued in the spring of 2023. Indications are that it will ask for more consideration in terms of density of housing, respect for rural character and the retention of farmland. The NPPF’s up to date version should surely be used when progressing GC13.
- With a lack of due diligence, full site appraisal and reference to important statutory consultee contributors, GC13 could overlook its constraints and then allocate land which will become undeliverable.
Modifications suggested
- The criteria contained within the soon to be issued NPPF update should be balanced against the viability and appropriateness of GC13.
- A more thorough on the ground appraisal of the site should be conducted together with full and transparent consultations with the appropriate statutory consultees.
Bullet Points for Objecting
- Renaming the scheme Bradmore instead of its previous title, West of Houghton Barton. This has made it difficult to locate in the consultation
· Concerns in terms of how thoroughly the land has been assessed as viable
· Will the scheme be progressed after NA1 is finished, should the Local Plan embrace any of the GC13 land ?
· Concerns that the scheme will be disconnected from Newton Abbot
· Concerns that sustainable distances to Newton Abbot will not be evident
· Concerns that the private car will be the primary transport for families (bus, walking and cycling don’t work for modern family life)
· 1000 houses could create 8000 vehicle movements per day
· Available and necessary community services are a long distance away
· Self contained development resident services cannot be guaranteed (required for a new community)
· Proximity (and danger) of homes located too near to power pylons
· Need to absolutely respect safety advice when building near power pylons
· The area is part of the South Hams SAC Horseshoe bat zone and targeted for potential Crested Newt occupancy
· Huge losses of rural wildlife habitat would be lost (and displaced)
· The zone is a Critical Drainage Area, already with localised and downstream flooding
· The land is often very steep with huge water run off consequences (how will this be contained ?)
· The land is classified as rurally important in the context of Dartmoor and its wider reaching views
· Established rural environments would meet urban developments with no visual separation
· The character of a rural environment would be severely damaged
· Ilsington Parish are objecting to the proposal (some of the Parish would, in effect, be stolen by Newton Abbot)
· The development will not be self contained and will always need to rely on Newton Abbot
· The traffic consequences will be in the region of 8000 to 10000 movements per day (based on TRICS data)
· The local road network cannot cope
· Rat runs between Liverton and the A383 will be swamped
· Bus services are inadequate with no guarantee that a bus company will assist
· The site presents many development constraints as it moves westward, particularly after the power pylons
· Development west of the power pylons would be disconnected (and isolated) from the rest of the scheme
· Imminent updates to The National Planning Policy Framework (NPPF) may affect the decision making on such schemes and Teignbridge may have to rethink
· A rural community would be lost in favour of inappropriate and poorly considered urban sprawl
· Teignbridge are proposing ‘easy’ (for them) bulk housing instead of considering smaller, multiple opportunities around the district
pasting
Reasons for Objecting to V10 (IPC's reference Number FS-Case 496988298)
30 houses are proposed
on parts of this area which is in the flood zone, this council have concerns of
flood water and contaminated water flowing into Liverton Brook. Additional land would be needed to gain
access to this site.
The councillors are also concerned about adequate provision for school children as the local school is already at full capacity.
The site is on the edge of the Dartmoor National Park and would have an visual impact needing to be of a high quality design as the site is next to some listed building. The plan mentions financial contribution to supply to neighbouring playing field but that is not acceptable as this parish has been neglected in the past with lack of play/recreational space for young people and children and a play area for all ages should be supplied.
Reasons for Objecting to V11 (IPC's reference Number 495148743)
Reasons for not being Legally Compliant
- The assessment process clearly appears to be largely of a computer screen nature with little consideration for circumstances on the ground and the site’s pronounced constraints. This lack of thorough audit is then seemingly addressed by the issue of some development criteria which seek to brush aside major points of concern.
- The National Planning Policy Framework is close to being re-issued in the spring of 2023. Indications are that it will ask for more consideration in terms of density of housing, respect for rural character and the retention of farmland. The NPPF’s up to date version should surely be used.
- With a lack of due diligence, full site appraisal and reference to important statutory consultee contributors, V11 could overlook its constraints and then allocate land which will become undeliverable.
Modifications suggested
- The criteria contained within the soon to be issued NPPF update should be balanced against the viability and appropriateness of V11.
- A more thorough on the ground appraisal of the site should be conducted together with full and transparent consultations with the appropriate statutory consultees.
Bullet Points for Objecting
Too
great a concentration in one area (creating a total of 31 pitches, balanced
against around 40 local homes)
· Lane quality
· Poor access and egress
· Inadequate visibility splays
· Loss of landscape, hedges and natural topography
· The extent of preparation already visible
· The field is recognised as a Barn Owl and Horseshoe bat occupied area
· Traffic consequences
· Departs from Teignbridge traveller site criteria (see items above)
· Surface water and foul drainage consequences
· The established rural residential area would be ‘gateway site’ presented at its north, Welcome Stranger end and traveller pitches are already evident at the A383 end
· The site was approved as an equestrian paddock and stable block - a logical and reasonable use with low consequences
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Reasons for Objecting to V12 (IPC's reference Number FS-Case 496988298)
This parish council have already objected, and the application was
granted via the appeals process partly due to Teignbridge not having
enough employment land. However, no
consideration seemed to be taken into account for the residents with noise,
pollution and safety from extra vehicles and no consideration for the children
walking to school and their health and wellbeing.
The old A38 was not built to carry 32 tonnes and is not wide enough, hence the white lines have been worn away because the vehicles are driving over them in addition Benedict Bridge is not rated at 44 tonnes and totally inappropriate to take the size and amount of HGV’s. The extra traffic movement regularly causes congestion at Drumbridges.
This council still would like to understand how enough electricity will supply this site given that it is reported that Newton Abbot power supply is at full capacity. Furthermore, how will the extra amount if sewage and wastewater be dealt with as Liverton Brook is already at full capacity which them flows directly to Stover Country Park with a high risk of contaminated water although the planning application does suggest no chemical storage or use on the site, and this is due to the protection of the Brook and wildlife.
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Once adopted, this new Plan and Charging Schedule will replace the current Teignbridge Local Plan 2013–2033 which was adopted on 6 May 2014 and current Charging Schedule which was published on 13 October 2014. The updated documents reflect the changing needs and circumstances of the district and its residents.
What is included in the consultation?
Documents are available to view online at www.teignbridge.gov.uk/lpconsultation
The documents are also available to purchase on request for a fee. Further details are available at www.teignbridge.gov.uk/lpconsultation
How can comments be made?
Comments can be made on any of the documents listed above using the following methods:
- Paper Response Form: Copies of the submission form are available on request.
This Regulation 19 stage of the Local Plan requires comments be submitted on specific consultation representation forms. Therefore, we will not be able to accept any emailed, handwritten, anonymous, or verbally submitted responses.
All representations must be received during the consultation period. Any responses received after this deadline will not be considered.
When is the consultation period?
The consultation runs for seven weeks from noon 23rd of January until noon on 13th March 2023.
How will the community be engaged?
Throughout the consultation we will be sharing information with our communities through our website, newspapers, online videos, social media, the resident’s newsletter, posters, and site notices.
We have produced a ‘Need to Know’ Guide which provides a plain English summary of all the information in the Plan, without too much planning jargon. This is available on our webpage.
We are not holding community exhibitions but we are keen to make sure we understand whether there are any issues in communities where development is proposed. If development is proposed in your community and you would like to discuss these, please contact your town or parish council who will be able to liaise with us on your behalf.
Where can I find out more information?
To keep up to date on news of the Local Plan Review, please check:
If you have any questions, or require the documents in alternative formats, please contact the Local Plan Team on 01626 215754 or email localplanreview@teignbridge.gov.uk.
Following the meeting on Tuesday 28th February 2023 attached are documents to help you understand the impact of the Local Plan to our Parish in particular areas near Ingsdon and South Knighton
Firstly Please use this guidance to find the correct piece of the Consultation that relates to the proposed site How to View the Proposed Development
Secondly the Observations and Concerns regarding the proposal