WELCOME Welcome to this public exhibition prepared on behalf of Gleeson Developments, outlining their emerging proposals for the development at Creedy Bridge, Crediton. Your views and comments are welcomed to help us gain a further understanding of the key issues that we will need to address as part of a planning application. BACKGROUND The site lies on the northern edge of Crediton, and is identified as a contingency development site for residential and employment under CRE/ AL/ of the Allocations and Infrastructure Development Plan Document, January 0. This contingency allocation provides for the development of 65 dwellings and,000 sq.m employment floorspace together with the relocation of the Crediton Rugby Club and at least five pitches for gypsies and travellers. In 05, Mid Devon District Council considered their position with regard to the adequacy of their supply of land for housing and resolved to release the site. Alongside the adopted allocation and site release, Mid Devon is also in the process of reviewing the Local Plan to plan for the period up to 0. Within the Submission Local Plan Review, the site has been identified for a full allocation under Policy CRE5 for 00 dwellings, extra care facility for at least 5 units, the relocation of the Rugby Club and at least five pitches for gypsies and travellers. Both the Council s interim release of the site and the emerging Local Plan Review, Policy CRE5 endorse the site for residential development and relocation of the Crediton Rugby Club. ALLOCATION PLAN SITE LOCATION PLAN AERIAL VIEW OF SITE
CONTEXT UNDERSTANDING THE CHARACTER OF STREETS RESPONDING TO THE TOPOGRAPHY OPEN SPACES CHARACTERFUL STREETS CONNECTED BY RAIL THRIVING HIGH STREET RESIDENTIAL GROWTH
TRANSPORT & FACILITIES TRANSPORT & MOVEMENT The A07 Exhibition Road passes the site to the south and provides the main link to the town centre to the south and towards Bickleigh and Tiverton to the north. The A77 continues through Crediton town centre and provides the primary link to Exeter to the east and onwards towards Barnstaple to the northwest. Old Tiverton Road borders the site to the south and provides a link to the west via Stonewall Lane without passing through Crediton town centre. The carriageway is narrow in places with informal passing points. PUBLIC TRANSPORT There are a number of bus stops in the vicinity of the proposed development site. The most accessible are the Bramble Lane stops located on the A07 with a variety of routes serving these stops towards Exeter, Tiverton and Bickleigh. It takes approximately 0 minutes to walk to the station or 6 minutes to cycle. Crediton station is situated on the key commuter line to Exeter with trips to Exeter St David s taking approximately 0 minutes. Trips from Crediton to Exeter Central take 5 minutes on average, meaning that the centre of the city can be reached through a combination of cycling and rail travel in just over 0 minutes. PEDESTRIAN / CYCLE The main route into town along Exhibition Way has footway from outside the development site. Street lighting is also provided from Cromwells Meadow towards the town centre. Crossing facilities with dropped kerbs and tactile paving are available at the Commercial Road roundabout. It is estimated that a walking trip into the town would take approximately 0 minutes. There is secure cycle storage space at Crediton station to facilitate sustainable travel. There are a variety of Public Rights of Way throughout the town, providing useful additional walking routes. LOCAL FACILITIES A range of facilities are accessible to the site by foot and cycle. Crediton s High Street is approximately.km from the centre of the site, accessed in mins on foot, or 4.5mins by bicycle. There are two primary schools and one secondary school (divided into two different campuses) in Crediton, all located near to the town s high street. TRANSPORT AND FACILITIES PLAN
CONSTRAINTS & OPPORTUNITIES CONSTRAINTS & OPPORTUNITIES SUMMARY OF CONSTRAINTS The landform falls from the site s Southern boundary before more broadly falling towards the River Creedy - development is restricted in this Southern-most area due to its steepness. Mature trees along Pedlerspool Lane, the South-East and North-West areas of the Southern parcel have significant root protection areas. A floodplain restricts development near to the River Creedy. A South West Water Trunk Main, with a 7m easement corridor, runs along the Eastern, Southern, and Western edges of the site s Northern parcel. A South West Water Distribution Main, with a 7m easement corridor, runs along the Eastern and Southern edges of the site s Northern parcel and through the North-West area of the Southern parcel. A High Pressure Gas Main, with a 6m easement corridor, runs through the North-Eastern area of the Northern parcel. ASSETS AND OPPORTUNITIES Restrictions on development in the site s Southern-most area due to its steep contours establishes areas for interesting open space with picturesque views. Restrictions on development near to the River Creedy establishes an area for ecological enhancement. The setting of the Grade II Listed East Lodge building can be accentuated through an effective place-making strategy. A main vehicular access is proposed off Old Tiverton Road. Accesses have been identified to connect the site s two main parcels across Pedlerspool Lane. There are a number of existing hedges and vegetation that will be retained and enhanced throughout the site. Pounds Hill Pedlerspool Lane Old Tiverton Road Stonewall Lane CONSTRAINTS & OPPORTUNITIES PLAN
DESIGN PRINCIPLES Green Infrastructure Green corridors to shape development parcels»» Interesting green spaces that give character to the topography»» Retention of existing vegetation Network of Connections Main vehicular access»» Road downgraded to pedestrian link»» Pedestrian Links Land Use Relocation of rugby club»» Other uses at key gateways and frontages»» Residential uses Edges, Gateways and Landmarks Edge that defines development form Landmark community building Important gateways 4 4»» Key frontages 5 5»» Key buildings Character Areas Park View Central Gardens Crediton Gateway Informal More formal Higher density Lower density Medium density - Storey buildings Storey buildings -.5 Storey buildings
THE CONCEPTS Through Gleeson s pre-application discussions with Mid Devon District Council three variant options have emerged. These variant options are displayed through the following three boards and we welcome your comments on each, including an indication as to your preference. CONCEPT A This concept option responds to the draft policy in the Local Plan Review. This scheme is broadly compliant with the policy requirements in respect of land-use mix. The elements of the scheme comprise: Residential for approximately 0 dwellings Crediton Rugby Club relocation Public Open Space with children s play areas Retention of Existing Vegetation Main Access and Wider Connections Extra Care Housing (5 units) 5 Gypsy and Traveller Pitches Gypsy & Traveler Pitches Pounds Hill Rugby Football Club Pedlerspool Lane Extra Care Housing Old Tiverton Road Stonewall Lane
THE CONCEPTS CONCEPT B This concept option provides for a larger proportion of Extra Care Housing. The components of the scheme comprise: Residential for approximately 0 dwellings Crediton Rugby Club relocation Public Open Space with children s play areas Retention of Existing Vegetation Main Access and Wider Connections Extra Care Housing (50-70 units) Pounds Hill Rugby Football Club Pedlerspool Lane Old Tiverton Road Extra Care Housing Stonewall Lane
THE CONCEPTS CONCEPT C This concept option responds to Devon County Council s most recent representations to the Local Plan Review in 05. The County Council would like to future proof the town in respect of primary education provision and considers that Creedy Bridge as the largest allocation in the town is the most appropriate location. The new Primary School would be a Form Entry with capacity for 0 pupils. The various elements of this scheme comprise: Residential for approximately 0 dwellings Crediton Rugby Club relocation Public Open Space with children s play areas Retention of Existing Vegetation Main Access and Wider Connections form entry primary school Primary School Pounds Hill Rugby Football Club Pedlerspool Lane Old Tiverton Road Stonewall Lane
DRAINAGE AND ACCESS DRAINAGE AND FLOOD RISK The existing drainage regime represents that of a typical greenfield site, with some surface water runoff soaking into the underlying strata and some flowing overland in a predominately easterly direction to the natural low point of the site at Creedy Bridge. The River Creedy has a well-defined flood plain. All residential development is located outside of this flood plain. The practice and junior pitches are located within the flood plain, but these are for outdoor sports and recreation and are classified as water compatible development and therefore suitable uses for this location. The results of a ground investigation have confirmed that underlying soils are not suitable for the use of soakaways. Therefore we have developed a surface water strategy based upon a series of open SuDS ponds and swales. The ponds and swales will offer ecological and biodiversity benefits, whilst also enabling the restriction of flows entering the existing ditch. The proposed drainage strategy will ensure that the peak rate and volume of surface water being discharged from this site will be reduced from the current situation in up to the in 00 year storm, with allowances for the predicted effects of climate change. As a result the development will be safe from flood risk and will reduce flood risk to downstream properties in the Creedy catchment in up to the in 00 year return period storm. DRAINAGE STRATEGY PLAN (OVERLAID ON CONCEPT PLAN) FOUL DRAINAGE South West Water have identified a point of connection on their existing combined sewerage network with sufficient capacity to accept foul flows from the development. A new foul pumping station will be required to pump the foul flows to an agreed manhole in Old Tiverton Road. ACCESS STRATEGY It is proposed that the site is accessed via a new roundabout at the junction of Old Tiverton Road and the A07 Exhibition Road. This will serve to reduce vehicle speeds in the area and create a gateway to the town from the north. Old Tiverton Road will form the minor arm of a priority junction with the site access road. Options are also being explored for removing vehicular traffic from the southern end of Pedlerspool Lane. Traffic travelling towards the A07 would then be directed through the new development. Pedlerspool Lane would still be open to pedestrians & cyclists and therefore encourage those who are considering travel by sustainable means. Footpath links will be improved to surrounding areas to assist connectivity back towards Crediton Town Centre. ACCESS STRATEGY PLAN
WHAT HAPPENS NEXT? THE PLANNING APPLICATION Thank you for taking the time to review our emerging development proposals. We look forward to hearing your thoughts on the alternative schemes so that a favoured option can be identified. Following a review and analysis of all the comments received today and in the coming weeks, Gleeson Developments Ltd will prepare a formal submission to Mid Devon District Council seeking outline planning permission to establish the principle of development for the proposed scheme and its mix of land-uses. It is anticipated that the planning application will be submitted to Mid Devon District Council before the end of March 06. The application will be accompanied by a full range of supporting documents and technical reports, including updated plans and drawings which reflect the feedback received from today s process. When submitted Mid Devon District Council will announce receipt of the application and details will be publically available via the Council s web-site. Following the submission there will be a determination period weeks during which comments can be made formally to the Council for their further consideration. Should planning permission be granted, further detailed application(s) will be required by Mid Devon District Council on the development proposals. These application(s) will consider layout, scale, landscaping and appearance, the so called Reserved Matters. At this stage the community will be given an opportunity to influence the detailed design of the development proposals. Thank you for attending. Members of the project team are on hand to answer any questions that you may have.