Agenda item

Outline application for residential development of up to 110 dwellings, public open space and associated infrastructure with all matters reserved except access - Land At Wooda Road, Pitt Lane, Appledore.


The following Councillors attended the site visit:


Councillors C Leather, M Brown, R Boughton, P Christie, R Craigie, R Lock,

D McGeough, P Watson and R Wiseman



Application No. 1/1343/2018/OUTM  -  Outline application for residential development of up to 110 dwellings, public open space and associated infrastructure with all matters reserved except access - Land At Wooda Road, Pitt Lane, Appledore


Interests:  None


Officer recommendation:   Grant subject to a Legal Agreement



The planning application had been called into Plans Committee by former Councillor Davis for the following reason:


“I would like a site visit by Plans Committee to see whether such an undertaking of that on Pitt Hill Appledore, along with other developments in close proximity, as it is of my own considered opinion that the proposed development would be likely to create, as well as exacerbate, a particular traffic problem that is common to all roads that lead to and from the Heywood Roundabout, as I feel the present road system is inadequate for such an undertaking, and therefore feel the proposal is contrary to Policy DM05 of the North Devon and Torridge Local Plan”.


Prior to the presentation of the report, Members were informed of the following updates:


  • Condition 4 – expansion of part (c) to include reference to closure of Pitt Lane and for an advisory note to be added to the foot of this condition that advises ‘works to close Pitt Lane to vehicular traffic will first require the determination of a Traffic Regulation Order’.


  • Condition 6 – part (h) will be amended to read ‘measures for the control of noise, vibration and lighting which demonstrate the adoption and use of best practice to reduce impacts’;


  • Condition 7 – to include reference to the noise assessments that have been undertaken;


  • Condition 9 – first part to read ‘the primary Wooda Road site access’ and for plan reference 18002-SK007-A to be added after ‘approved plans’ and to add a sentence at the end to confirm that details of the secondary Wooda Road access serving the pumping station and the point of vehicular connection to Pitt lane will need to be approved at reserved matters stage;


  • Condition 10 – to be removed;


  • Condition 13 – part (e) to be removed on the basis this will be dealt with in the S106.


The S106 will need to include an obligation to ensure that the remainder of the allocation is not prejudiced from being delivered due to there being a ransom position in respect of highways access or surface water drainage.


The Development Management Team Leader presented the report and advised Members of the main planning considerations.


The Chair reminded Members that it is an outline application with only access to be determined, and is a strategic site in the Local Plan for housing in Appledore.


During the debate the following points/concerns were raised:


·         Loss of green wedge between Northam and Appledore.  The Committee were advised that the site is within the development boundary and there is no designation for green wedge within the site location.


·         Councillor Christie raised concerns with regard to the biodiversity offset within the Kenwith Valley and as Ward Member for this area had not been made aware of this or the proposed location within the Valley.    The Development Management Team Leader explained that details had been provided by the applicant of three potential sites, but due to the sensitivity of these sites the information had not been made public.  The Local Planning Authority are seeking a 10% net gain.   The detailed Environmental Impact Appraisal and the Biodiversity Position Statement sets out the baseline conditions.   There is also a S106 contribution for the biodiversity offsite. 


·         Impact from noise from Appledore Shipyard should it reopen.  Members were informed that due to the uncertainty of the Shipyard the Environmental Protection Officer had requested further information to be provided.  An additional Noise Assessment had been submitted and reviewed.  There is condition recommending update to the Assessment should the Shipyard re-open.


·         Affordable Housing Provision – Councillor Christie had concerns with the information provided by the District Valuer.  As this is an Outline application, no details with regard to number/style of houses had yet been agreed.  Reference was made to the requirement in the Local Plan for the delivery of affordable housing equal to 30% of the number of dwellings on site, but this application was 5%.  An explanation was given as to how this figure had been arrived at.  The initial Viability Appraisal submitted by the applicant was based on an indicative mix of dwellings.  The District Valuers Affordability Appraisal had shown the profit margin as 17.50 – 17.85% and had concluded that the scheme was unviable.  Notwithstanding the significant viability issues and the District Valuers report, the applicant had offered 5% affordable housing across the development. 


·         S106 Agreement – no provision for a contribution to be made to the Heywood Road roundabout.  It was confirmed by Devon County Highways that as there is a scheme already in place, a contribution would not be sought.


·         Infrastructure – lack of medical centres, schools etc.


The Devon County Highways Officer addressed the meeting on the following matters:


·         Right hand turn lane – an assessment had been carried out on that junction.  All right turn lanes, where they exist, are to be removed due to the problems they cause.


·         Traffic going through the site – consideration had been given to this matter, but an alternative proposal to use Pitt Lane would require a hedge to be removed.  For Ecology reasons it had been decided not to go ahead with that proposal.


Following further discussion with regard to the viability of the development, It was proposed by Councillor  Leather and seconded by Councillor Watson  that the application be deferred until January for a second Viability Appraisal for the site to be submitted and a recorded vote was taken.







Cllr C Leather




Cllr M Brown




Cllr R Boughton




Cllr P Christie




Cllr R Craigie




Cllr R Lock




Cllr D McGeough




Cllr P Watson




Cllr R Wiseman






(Vote:  For – 8, Abstentions 1)


The motion was carried.




That the application be deferred until January for a second Viability Appraisal for the site to be submitted.



Mr I Baker addressed the Committee in support of the application

Mr J Bell addressed the Committee objecting to the application

Mr T Rossiter addressed the Committee objecting to the application

Councillor Hames and Councillor Ford, Ward Members, addressed the Committee



Supporting documents: