Background
We conducted a public consultation on our initial proposals for land off Woolacombe Station Road to help evolve our ideas ahead of submitting a planning application. These plans sought to respond to the suggested community needs of:
- Choice of Homes for families and older residents to support a year-round community
- Affordable homes to support those unable to access the open market
- Seasonal workers’ accommodation to support local businesses
To be as inclusive as possible in the context of the pandemic, our consultation comprised:
- A mailshot with a Reply-Paid feedback form
- A ‘virtual exhibition’ posted online 9-15 October, with a digital feedback form
- An in-person exhibition on 13 October attended by members of the team, with a paper-based feedback form
Several key themes emerged from the feedback we received. Here we respond to the most commonly asked questions.
Q&A
Is development permitted in an Area of Outstanding Natural Beauty (AONB)?
Yes. In fact, Woolacombe and Mortehoe are covered by the North Devon AONB designation, so even developments in the village centres are ‘in the AONB’.
From a planning perspective, the appropriate consideration is whether the scheme would have an unacceptable effect on the AONB. Our view is that the proposed development does not harm the AONB; the site lies adjacent to the principal road access to Woolacombe and Mortehoe, and is surrounded on three sides by a mixture of residential and commercial development meaning that our proposals do not break into open countryside.
Nevertheless, from the outset our key objective has been to minimise any harm to the character of the wider landscape and improve the biodiversity on the site. Our landscape-led design incorporating an extensive meadow parkland retains the important visual and landscape link between countryside and coast, replaces the grazed field with an extensive species-rich meadow and enhances the boundary planting.
Is there a need for a development of this size?
The availability of either appropriate open market or affordable housing for locals to purchase or rent is insufficient to meet the rising need in the area, as confirmed by our consultation. The imbalance in supply and demand is partly owing to the constraints of the local geography and partly because, in recent years, residential growth in the Parish has typically occurred through small, piecemeal developments. This drip-feeding of housing stock can tend to increase average house prices in the area, which in turn fuels the trend of purchase by second homeowners. It also results in many eligible households not registering themselves on the housing register in the belief they will not have the opportunity to be housed.
Further, small developments generally do not (and are not legally obliged to) offer any strategic, financial or infrastructure benefits to the community.
Only a scheme of the scale proposed will both provide sufficient choice and availability of stock to help rebalance the demand/supply ratio in the Parish, plus generate the necessary financial contribution that can make a meaningful impact upon the community in terms of local services such as education.
The scale of development also has a very positive impact upon affordable housing, not just in terms of the increase in numbers. There is a critical mass which generates the efficiency required for successful operation of the managed accommodation, meaning that these homes are far more likely to be delivered in developments where there is the necessary scale.
Is this over-development?
No. The building density of the proposed scheme is low: just 0.5 of the total 7 hectares (7%) would be covered by the building footprint. In comparison, a typical current residential development would seek a building footprint of 20% of a site of this size. It is also low and appropriate in the context of neighbouring developments (where buildings cover an average of 17% of their respective sites.)
The design also sets substantial buffers between proposed and existing buildings, well above the usual minimum standards.
Who will live in the new development?
The proposed scheme is designed to appeal to local, year-round residents. It provides the type and mix of properties our investigations suggest are most needed locally: 2-3 bed bungalows and dormer bungalows, and smaller family houses with gardens. The proposed garden sizes exceed those of most new developments, requiring a maintenance commitment which is recognised by the market to be a deterrent to second-homers.
How can we be confident the housing will be affordable for locals?
We engaged North Devon Homes (NDH) as our affordable housing partner early in the design phase as a long-standing partner with whom we have worked successfully in North Devon. As a not-for-profit charity, all of NDH’s income is reinvested back into providing more affordable homes in the district. The company is monitored by the Regulator for Social Housing and its accountability is underpinned by its Annual Report to Tenants.
30% of our proposed scheme is classed as ‘affordable housing’. This is a Government classification for homes reserved for eligible households for which open market prices are unaffordable. There are several categories within the classification. The mix on this site will be ultimately determined by North Devon Council officers but will likely include:
- 75% Social Rented (rents determined by national regime)
- 25% Intermediate (for sale/rent above Social Rented rates but below market levels. Includes shared or retained equity schemes to help residents onto the housing ladder.)
These affordable homes will be registered with Devon Home Choice (Devon County Council’s social housing lettings agency) and appointed in accordance with planning policy which prioritises local needs.
How will the affordable housing be sited and managed?
Both we and NDH have a vision of ‘working together to create communities where people want to live’. Accordingly, all the homes in the scheme will be ‘tenure blind’ i.e. affordable and open market dwellings are fully integrated and visually indistinguishable.
NDH also has a strong track record of actively managing and investing in its estates post-delivery, both in terms of ensuring compliance with tenancy agreements and ongoing maintenance of its dwellings, gardens and shared areas.
How will the open space be protected and managed?
The future of this space will be secured by a management structure incorporated into the Section 106 agreement.
The ‘wildflower meadow’ is low maintenance by design. NDH has extensive experience of managing shared open space areas and will be instrumental in ensuring this area contributes positively to the character and attractiveness of the community over the long-term.
How will traffic impact be assessed and mitigated?
We’ve seen some wildly exaggerated figures in circulation. Our planning application will be accompanied by a Transport Assessment, Construction Traffic Plan and Green Travel Plan. These will use widely accepted methodologies for assessing traffic impacts, and our calculations will be set out clearly for scrutiny as part of the post-submission consultation.
The proposed scheme incorporates a number of new and enhanced paths to connect the new homes to the existing pedestrian and cycle network. We will continue to review opportunities to enhance this important element of our proposition.
How will you address any impact on local services?
A scheme of this size will make meaningful contributions to local infrastructure that benefit existing as well as new residents. We have commenced initial consultations with relevant service providers to establish what the most positive tangible benefits might be, and these will be fed into our discussions with the Local Planning Authority.
Are you aware of the flooding issue on the site?
Yes. We have undertaken the appropriate initial consultation with South West Water and the required range of technical investigations and studies. Our planning application will incorporate a Sustainable Drainage System: it includes a network of ponds which are designed to drain slowly away, to improve on current surface water run-off rates whilst adding to the aesthetic appeal and biodiversity of the site.
Is there a need for the proposed shop and workers’ accommodation?
Both these elements were included in our initial scheme following suggestions from local stakeholders, to determine interest and need. The scheme design remains a work in progress and consultations with the business community and other stakeholders will continue before we submit the formal planning application.
Thank you
Thank you to everyone who took the time to send us feedback. We hope we have answered your questions.
Whilst we accept that some people may remain opposed to our proposals, we will continue to consult local stakeholders and tailor our planning submission to ensure that the project makes a positive contribution to the community, and in particular meets the housing needs of local families.
We are targetting submission of an outline planning application for early 2021.