Land East of Parsonage Lane, South Molton - North Devon District ...

Development Brief forLand East of Parsonage Lane, South Molton(Proposal SMO2d)Adopted April 2008RPS

BackgroundUnder the Planning and Compulsory Purchase Act (2004) this Development Brief has beenadopted as a Supplementary Planning Document (SPD) within the Local DevelopmentFramework (LDF) for North Devon in order to supplement policies in the North Devon Local Plan1995-2011 (adopted July 2006).In accordance with Government guidance (PPS12: Local Development Frameworks), this briefwas prepared alongside a Sustainability Appraisal and Strategic Environmental Assessment inaccordance with the indicators from the Sustainability Appraisal Framework for North Devonidentified within the sustainability scoping report for this development brief. A copy of thisdocument has been published separately.A draft development brief was subject to a six-week formal consultation period from 20 July2007 to 31 August 2007 in order to take account of the views of a wide range of organisations,individuals and other stakeholders. All representations received can be viewed by request tothe Council.All representations received on time and relevant to this development brief were consideredby the Council and changes made, where appropriate, before it was finally adopted in April2008 as a Supplementary Planning Document within the Local Development Framework forNorth Devon.For further information please contact:Planning Policy TeamPlanning and Development ServicesNorth Devon CouncilCivic CentreBARNSTAPLEDevonEX31 1EAldf@northdevon.gov.uk(01271) 388392 or 388409

CONTENTS1.0 IntroductionThe need for HousingThe Planning Policy Framework2.0 Site ContextCharacter of AreaSite Characteristics3.0 Planning AnalysisLand Use and Development ConsiderationsSustainable DevelopmentDesignHousing DensityAffordable HousingOpen SpaceRenewable Sources of EnergyMaterial Considerations4.0 Development Objectives5.0 Development StrategyLand UseDesignTopographyImmediate SurroundingsOpen Space StrategyDetailed Design Guidance6.0 Transport StrategyVehicular AccessPedestrian and Cycle Access7.0 Ecological and Landscaping IssuesEcologyHedgerowsWatercourseLandscape8.0 Other issuesArchaeologyFlood RiskServicesSustainable BuildingIndicative Masterplan9.0 Planning Agreements10.0 Monitoring and Review11.0 Development ChecklistAppendiciesAppendix 1.Appendix 2.Appendix 3.Appendix 4.Site Location PlanPlanning Policy SummaryNational Guidance SummaryIndicative Masterplan

1.0 IntroductionS1.1 The purpose of this Development Brief is to guide the future development of land eastof Parsonage Lane, South Molton. It should be used to inform the preparation of futuredetailed planning applications for the site and also as guidance by the Council whendetermining any such application.1.2 This Development Brief supplements the planning policies contained in the North DevonLocal Plan and will form a Supplementary Planning Document within the emerging LocalDevelopment Framework for North Devon. In particular, this Development Brief supplementsProposal SMO2d of the North Devon Local Plan, which allocates the land east of ParsonageLane, South Molton for residential development. A plan illustrating the location and extentof the site is attached at Appendix 1.1.3 In order to ensure the Development Brief considers the aspirations of the public and inaccordance with Government guidance in PPS12: Local Development Frameworks, andthe Statement of Community Involvement for North Devon, the Brief was informed by aperiod of public consultation and was subject to a Sustainability Appraisal.The Need for Housing1.4 The Devon Structure Plan set a requirement for North Devon to provide around 4900dwellings for the period 2001-2016. A total of about 570 dwellings need to be provided inSouth Molton over this period. It is not possible to provide all of these dwellings on previouslydeveloped land and therefore some will have to be provided on greenfield sites. Onesuch site is at land east of Parsonage Lane, South Molton.The Planning Policy Framework1.5 The Council has adopted this Development Brief as a Supplementary Planning Documentwithin the Local Development Framework for North Devon in order to supplement policieswithin the North Devon Local Plan, particularly Proposal SMO2d that directly relates to thesite.1.6 In accordance with Government Guidance in PPS12: Local Development Frameworks, theBrief was subject to a statutory period of consultation for 6 weeks. This consultation periodenabled the views of a wide range of individuals, organisations and other stakeholders tobe considered within the Development Brief. During this period of consultation, the briefwas advertised in the local newspaper and was available for inspection on the NorthDevon Council website, as well as in various other locations throughout the District. Apublic exhibition was also held in the South Molton Pannier Market together with a publicmeeting at the Methodist Hall to publicise the publication of the draft development brief.The Brief has also been subject to a Sustainability Appraisal.1.7 Proposal SMO2d of the Adopted North Devon Local Plan (2006) identifies the land eastof Parsonage Lane, South Molton as a site for residential development of up to 150dwellings.Land East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEF1.8 In addition to the site-specific requirements of Proposal SMO2d, the development of landeast of Parsonage Lane will also need to comply with a range of other planning policies atthe national, regional, county and local level and ensure that the necessary physical andsocial infrastructure is provided to support the development. The fundamental planningpolicy issues applying to the site are summarised at Appendix 2.RPS PlanningApril 2008

2.0 Site ContextLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEFCharacter of Area2.1 The site lies at the northern edge of the historic Market Town of South Molton. Directly southis an area of open land in mixed ownership, which has been identified as safeguardedopen space within the Local Plan. To the west of the site is an area of relatively recentsuburban-style development and to the north lies an area of Community Woodland whichis proposed within the Local Plan to be expanded southwards, towards the site.2.2 Station Road bounds the eastern boundary of the site and provides a direct roadconnection north to the Pathfields Business Park and beyond to the A361, which, in turn,gives easy access to towns such as Barnstaple and Tiverton. Parsonage Lane bounds thesite on its western side, which extends northwards towards the Community Woodland aswell as providing a link into the town centre to the south. The town centre is within an easy10-minute walk.2.3 The town of South Molton is of significant historic importance, being listed within theDoomsday Book in 1086. The town originally grew up around the churchyard, but the centreshifted in the early Middle Ages with the creation of a new market, with long and narrowburgage plots running back from the street. The centre of the town therefore consists ofa tight urban fabric.© Crown Copyright. All rights reserved. Licence number AR 161462. © Getmapping. All rights reserved. Not to ScaleScale0 500 1000 1500 2000 MetersSite Location PlannApril 2008RPS Planning

Site Characteristics2.4 The site measures approximately 8.28 hectares (20.46 acres) of undulating agriculturalland made up of three main fields. Dividing the site at present are a series of hedgerowsthat are generally well established and of varying visual and ecological interest.2.5 The site slopes steeply down from the south-eastern corner and north-east of the site toform a valley known as Gullacombe Valley, through which a small watercourse flows. Thewestern half of the site is generally more level, but falls away around the midpoint of thesite to the valley floor.Immediate Surroundings and Boundary ConsiderationsTo the North2.6 The northern boundary has no physical distinction; it has been created to define the siteboundary. Slightly south of this, a post and wire fence runs east to west along the valley.2.7 Around 400m north is the existing Community Woodland, which is designated to beextended to the boundary of the site. There is also an existing recreational ground to thenorth-west, and a collection of dwellings (the Gunsdown Villas) abutting the north-eastboundary.Recreation GroundThe Old RectoryResidentialdevelopment atWinston Park2Hollymoor House1Nettle Barn3465 9Gullacombe10Gunsdown Villas8?Views of SiteSunnyside Bungalow7nHugh Squier AvenueView in direction ofarrow point© Crown Copyright. All rights reserved. Licence number AR 161462. Not to ScaleLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

To the WestLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEF2.8 The western boundary is formed by a well-established and maintained hedge bank. Thisboundary follows Parsonage Lane, a single track lane that connects to the recreationalground and ends at the Community Woodland. From this point, pedestrian links extendfurther north to provide direct access to Pathfields Business Park.2.9 The south-west corner also has a field gate into the site. There is also an existing dwellingcalled Nettle Barn on this boundary. The residential plots of Winston Park back on to thewest side of the footpath. The Old Rectory is located on high ground just south of therecreation ground, outside of the development boundary.1Photo 1: View eastwards across site to Sunnyside Bungalow.2Photo 2: Parsonage Lane, which bounds the western side of thesite.4Photo 4: View of Nettle Barn and western Boundary.5Photo 5: View through the adjacent open space.3Photo 3: View south down Parsonage Lane, to vehicularentrance to site and entrance to Mole Ridge Way.6Photo 6: Chain link fence just south of the northernboundary.April 2008RPS Planning

To the South2.10 The southern boundary has a hedge that separates the site from private gardens. Tothe west of Forest View a substantial hedge boundary exists that links with the southernboundary of the proposal. These private gardens are designated as a safeguarded areaof open space in the Local Plan. The ground rises from the southern boundary towards thehighest ridge of South Molton with a mix of different sized residential and mixed-use plots.Hollymoor House, is located close to the south west corner of the site. Another property,Gullacombe, is situated at the south-eastern corner.2.11 Running inside the site, adjacent to the field boundary, is a small ditch, which interceptsthe surface water run-off flowing from the adjacent open space.To the East2.12 The eastern boundary is formed by a well-established and maintained hedge bank alongStation Road. At the north-eastern corner there are several mature trees. Station Road hasa public footpath that runs adjacent to the site boundary.7Photo 7:Looking southwards along Station Road.9Photo 9: Looking southwards to Gullacombe House.Land East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEF8Photo 8: Looking north towards the Gunsdown Villas.10Photo 10: Existing housing south east of the site.RPS PlanningApril 2008

3.0 Planning AnalysisLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEFNorth Devon Local Plan3.1 This Development Brief has been prepared in accordance with the policies and proposalscontained within the North Devon Local Plan to 2011, adopted July 2006. Key policiesrelevant to the development of this site are listed in Appendix 2.Land Use and Development Considerations3.2 The site should be developed for housing and open space in accordance with ProposalSMO2d.3.3 “LAND EAST OF PARSONAGE LANE (SMO2d):The following site, as shown on inset map 5, is allocated for residential developmentprovided the elements identified for the site are proposed:A) up to 150 dwellings at a minimum net density of 35 units per hectare andincorporating a mix of accommodation types and sizes including at least 50affordable homes;B) a new link road from north road to serve the site together with accessfrom station road;C) extensive landscaping along all its boundaries and approximately 3.5hectares of formal and informal open space concentrated in the easternhalf of the site;D) the provision of, or contributions sought towards pedestrian and cyclelinks connecting to the recreation ground, the community woodland,pathfields industrial estate, the new infant school, the town centre andalong station road;E) the provision of a bus waiting and turning area;F) measures to retain the functioning and integrity of the biodiversity network;G) the site is not developed before april 2006 at the earliest;H) the preparation of a development brief; andI) in addition to the above elements, contributions will be sought towards:-• providing additional secondary, junior and infant school places;• the creation of the community woodlands to the north of the site.”April 2008RPS Planning

North Devon Local Plan Proposals MapLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEFScale0 50 100 150 200 250 MetersRPS PlanningApril 2008

Sustainable Design and ConstructionLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEF3.4 Any new development should be sustainable by utilising natural resources efficiently inits design, construction and future use, with consideration given to the sourcing of localmaterials. To ensure that new development embraces these principles, it should beaccompanied by a Sustainability Assessment in accordance with Policy DVS1A of theadopted North Devon Local Plan. In accordance with this policy, the application proposalsshould achieve a Building Research Establishment eco-homes rating of at least ‘good’and should be accompanied by a quantified assessment that demonstrates how this hasbeen achieved. To meet this requirement under the Code for Sustainable Homes, a ratingof at least Code level 3 should be achieved.3.5 The development will also be required to incorporate on-site generation of renewableenergy in accordance with Policy ECN15 of the adopted North Devon Local Plan. Designachieving a sustainability rating under the Government’s Code for Sustainable Homes(adopted 2006) will be required in accordance with Policy G of the draft Regional SpatialStrategy (RSS) for the South West. This requirement will be reviewed in accordance withthis policy in the adopted version of the RSS. Where the introduction of sustainablemeasures into a scheme raises issues of financial viability, the Council will expect ‘openbook’ negotiations and may seek independent verification. Financial viability should beassessed on a ‘whole of life’ cost basis.3.6 Development proposals should accord with the Design Principles and Guidance on Aspectsof Development Form set out within Policy DVS1 of the North Devon Local Plan and thedocument By Design, on which these principles are based. A summary of National DesignGuidance is included at Appendix 3.3.7 Proposals should also incorporate a comprehensive landscaping scheme that satisfiesthe Landscape Design Principles set out in Policy DVS2. In accordance with this policy,existing landscape features that contribute to the character or nature conservation of thesite should be preserved wherever possible, including hedgebanks and trees. Due to thelandscape setting of the site, successful integration of the proposal, including boundarytreatment, into the existing landscape is particularly important.April 2008RPS Planning

Housing3.8 Planning Policy Statement 3: Housing, encourages the most efficient and effective use ofland for housing developments. In order to achieve this, the guidance states that residentialdevelopments should be of a minimum density of 30 dwellings per hectare with specificdensity ranges to be established by Local Planning Authorities.3.9 Proposal SMO2d sets a requirement for the development to achieve a minimum net densityof 35 units per hectare. Due to the large area of Public Open Space required through thispolicy, this density requirement relates to the parcels of residential development ratherthan the site as a whole.Affordable Housing3.10 In accordance with Proposal SMO2d, the Council will require the provision of at least50 affordable units, or 35% of the total number of units proposed, subject to the overallviability of the development. The affordable housing provided will be subject to securearrangements to ensure it remains available to meet the needs of the community bothinitially and in the long term provided the need exists. In providing these affordabledwellings, the Council will:• seek to ensure that the provision of affordable housing is integrated and indistinguishable,as far as possible, from market housing;• encourage the dispersion of affordable dwellings throughout the scheme in a number ofsmall clusters and not in a single large group;• encourage a mix of sizes, types and tenures of dwellings, to meet the needs of the LocalCommunity; and• expect at least two thirds of the affordable dwellings to be social rented units subject tocurrent need at the time of a formal planning application.3.11 The Council will expect affordable housing proposals to reflect the guidance regardingthe type of provision set out in Policy HSG7 and through the Affordable Housing Code ofPractice (March 2004) or subsequent replacement documents.Land East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

10Open SpaceLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEF3.12 Proposal SMO2d sets a requirement for the provision of approximately 3.5 hectares offormal and informal Public Open Space (POS) concentrated in the eastern half of thesite, the majority of which will be informal or strategic open space.3.13 The Council’s own Supplementary Planning Guidance on the provision of Public OpenSpace, Sport and Recreation (adopted March 2004) sets minimum standards for theamount of different types of Public Open Space that should be provided per 1,000population. These standards should be interpreted on a pro-rata basis (set out below) forthe number of new residents expected in the development of land east of ParsonageLane.3.14 It is recognised that it may not be possible or desirable to provide certain elements ofopen space on site due to the topography of the site and the minimum size requirementsfor specific facilities. Overall, however, the development should provide sufficient openspace to meet the Council’s total requirements, as well as additional strategic open spacein accordance with Proposal SMO2d.April 2008RPS Planning

Renewable Sources of Energy113.15 Local Plan Policy ECN15 sets a requirement for this development to incorporate renewableenergy generation to provide at least 15% of predicted energy requirements. In accordancewith the draft RSS for the South West, the Council will require the development to achieve acarbon reduction of on-site regulated emissions in order to meet Policy RE5. This requirementwill be reviewed in accordance with this policy in the adopted version of the RSS. Thedeveloper will be required to provide the Council with a ‘Renewable Energy Statement’that should demonstrate how potential renewable energy resources would be utilised tomeet this requirement. The Council will encourage the developer to consider the use ofa district heating system in order to assist in meeting this requirement.Access, Parking and Transport3.16 Local Plan Policy TRA1A promotes the provision of sustainable transport choices in newdevelopments, including walking, cycling and public transport. The Development Proposalsfor this site should therefore provide good pedestrian and cycle links north to the CommunityWoodland and Pathfields Business Park, as well as south to the town centre.3.17 Local Plan Policy TRA8 requires residential developments to provide a level of off-streetparking appropriate to the location of the development and the requirements of the futureoccupiers. This should not generally, on average, exceed 1.5 spaces per dwelling.Land East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

124.0 Development ObjectivesLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEF4.1 Proposals for the residential development of Land East of Parsonage Lane should achievethe following objectives:1) Careful and sensitive planning to ensure that the development is properlyintegrated into the urban fabric of the town and to protect its landscape settingand the residential amenity of surrounding properties;2) Incorporate the distinctiveness of South Molton throughout the design – creating aplace with local identity;3) Use the characteristics of South Molton to set out an attractive, safe, secure andsuccessful development which minimises opportunities for crime;4) Create a land efficient development that preserves and respects thetopographical and landscape character of the site;5) Encourage opportunities for walking and cycling throughout the site and tosurrounding services and facilities, particularly enhancing pedestrian and cyclelinks from the town centre to Pathfields Business Park;6) Integrate with the existing infrastructure of South Molton – facilitating easy access topublic transport;7) Provide a mix of types, tenures and sizes of dwellings to promote a viable andvaried community structure;8) Deliver attractive and useable areas of Public Open Space for the town, whichpreserves or enhances the key network features and Biodiversity Network andecological value that currently exists;9) Consolidate the settlement edge with a visually attractive scheme;10) Introduce a new secondary vehicular route between Station Road and NorthRoad, alleviating traffic on North Street and Parsonage Lane and assisting in thecirculation of traffic and public transport through South Molton;11) Improve pedestrian and vehicular access to South Molton Community InfantSchool;12) Respect the character and setting of the South Molton Conservation Areaminimising the impact of the development on the towns historic core andmaintaining views from within the site towards St. Mary Magdalene Church towerwherever possible.13) Ensure that the development will be able to withstand, and continue tofunction, during future severe weather events such as strong winds, excessive rainand prolonged hot or cold periods; and14) Deliver a proportion of housing to Joseph Rowntree Foundation LifetimeHomes Standard.April 2008RPS Planning

13overhead cableProtect and enhance boundaryhedgerowVisually prominent landWinston ParkPressurised sewer mainHedgerow to be removedAccessMole Ridge WaySchoolSteep GradientConstraints and OpportunitiesnSteep gradientMarsh areaWatercourseAccessDesignated OpenSpaceImportant view publicpointLocal FacilitiesExisting HedgerowLand East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFWatermainNew Road LinkAccessMain Vehicular RoutesVisually Prominant LandWatercourseRPS PlanningApril 2008

145.0 Development StrategyLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEFUrban Design Considerations5.1 Land Use – The land use for the site has been established through its allocation within theLocal Plan (Proposal SMO2d) for a residential development of around 150 dwellings.5.2 Due to the topography of the site, and the desire to respect its natural form, it is only possibleto develop around half of the site. On these developable areas it is therefore important tomake best use of the developable land without compromising the character and settingof the site.5.3 The Council expects that the majority of dwellings will be provided as family houses,however the development will be expected to provide a range of dwelling sizes andtenures dispersed throughout the scheme to create a mixed, balanced and inclusivecommunity. At least 5 % of the proposed dwellings should meet the Joseph RowntreeFoundation Lifetime Homes standard.5.4 The development should also incorporate a significant area of Informal Open Space inthe north east of the site, which respects the topography of the site and provides a naturalfeature around which the development can focus.5.5 Design – Consideration should be given to the design and landscaping policies set out inPolicies DVS1, DVS1A and DVS2 within the adopted North Devon Local Plan, and shouldreflect the specific design principles set out through this guidance.nAConcept Masterplanextend communitywoodland to a naturalcontour linesafe pedestrian linktransition from woodlandto parkland treesprotect and enhanceexisting water courseenhance natural valleyas safe and attractivepublic realmsequence of linkedlandscaped spacesgreen linkroad aligned to acontourdevelopment formmoulded onto slopessafeguarded as OpenSpace in the adoptedLocal PlanApril 2008RPS Planning

5.6 A well-designed building form should aid in the creation of the sense of place; defining theurban form, strengthening key routes and improving legibility. The layout should respondto the topography and setting of the site to retain the character of the landscape.5.7 The design of the development should, where possible, reflect the built form andarchitectural details common to South Molton to create a development that will integrateinto the character of the area, the setting of the town and its local distinctiveness. Thedevelopment should incorporate sustainable design and construction principles. Designachieving a rating within the Code for Sustainable Homes will be required by Policy Gof the draft Regional Spatial Strategy subject to any revised wording of Policy G onceadopted.5.8 The predominant building height for the site should be 2 storeys to ensure that theproposals blend with the local scale and massing of the surrounding properties. There may,however, be certain circumstances in which 2½ or 3 storey buildings may be appropriate,for example, to define spaces or create statements on focal buildings. In these cases,this should be justified through the Design and Access Statement accompanying anyapplication.5.9 In addition to considering appropriate building heights as part of the built form, therelationship between the various features of the site to be retained should be considered,such as the relationship between residential use and open space, existing and newlandscaped areas, and highways.5.10 Topography – The topography of the site also means that building on certain areas of thesite, at a higher level, would be more visually intrusive on the landscape than building onlower levels. The development proposals should therefore be constrained to proposingbuildings at the same maximum contour level as the surrounding development.Site Topography15Land East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFapproximate gradients steeper than 1:5napproximate gradients between 1:6 and 1:8approximate gradients flatter than 1:9RPS PlanningApril 2008

16Land East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEF5.11 It may be more appropriate for development on the most elevated parts of the site to beonly single storey. The Design and Access Statement accompanying any application shoulddemonstrate that the building heights proposed are appropriate for the topography.5.12 Development proposals should respect the topography of the site where possible, andrespond to the slopes of the site. Split level properties and terraces that step-down slopes,as seen elsewhere within South Molton, should be used to achieve this objective.5.13 Immediate Surroundings – The amenity of the existing dwelling on the western boundary,Nettle Barn, should be considered and protected in accordance with Policy DVS3. Dwellingsproposed around this boundary should seek to maintain its privacy through appropriatedesign and boundary planting if considered appropriate.5.14 The development proposals around the south-eastern corner of the site should adopt asimilar approach and be set back from the existing property (known as Gullacombe) asufficient distance so as to minimise the impact on the amenity of this property. Dwellingsproposed on the southern boundary should also maintain the privacy of existing propertiesaround this boundary, including Hollymoor House, through appropriate design andboundary planting.5.15 In addition the Council will expect the developer to incorporate measures to mitigatethe impact of noise and light pollution to protect the amenities of the occupants of theexisting properties and surrounding area in accordance with Policy DVS3 whilst designingout opportunities for crime. Appropriate street lighting should be provided that improvesthe safety and security of the area and promotes the use of pedestrian linkages throughthe site. Any necessary lighting should be low key, unobtrusive and directional.5.16 Due to the established hedgerow along Station Road and the difference in height betweenthe road and the site level, the hedgerow on this boundary should be maintained andenhanced where appropriate. Properties should not be designed to form a frontage onto the road at the expense of losing this hedgerow. The design of the vehicular accessonto Station Road should also seek to minimise the loss of hedgerow, whilst achievingacceptable visibility splays to the satisfaction of the Local Highways Authority.April 2008RPS Planning

5.17 Open Space Strategy – Proposal SMO2d requires the provision of approximately 3.5 hectaresof formal and informal Public Open Space to be provided, concentrated in the easternhalf of the site.5.18 The Public Open Space, Sport and Recreation Supplementary Planning Guidance acceptsthat in certain circumstances it is not practical or desirable to meet the standards ofprovision within a scheme. At land east of Parsonage Lane, the topography of the sitedoes not allow for the provision of playing pitches on-site and developers may also havedifficulties in providing some other forms of open space that require level sites. In suchcircumstances contributions may be sought for the provision or enhancement of facilitiesoff-site. An equipped children’s play area for use by younger and older children, possiblyin the form of an adventure style playground, together with an area of informal openspace will be required to be provided on-site.5.19 Overall, however, the applicant is required to provide a significantly higher amount ofPublic Open Space than would normally be required, in line with the requirements ofProposal SMO2d. The Council will require details of how this open space will be providedwithin the development as part of a detailed planning application.5.20 The Council will expect a significant proportion of open space to be provided throughone large area of open space in the north-eastern portion of the site. At this point thesite forms a steep natural valley. Preserving this area as open space will perform multipleroles of: protecting and enhancing the existing watercourse whilst providing a significantarea of informal open space to be used by residents; conserving the prominance of theelevated landscape; and offering the opportunity of enhancing the Biodiversity Networkthrough creating an area of wetland in accordance with Policy ENV8 of the Local Plan.nExtended communitywoodlandTransition fromwoodland toparklandLinear ParkOpen Space StrategyThe Valley17Land East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFPaved CoreRPS PlanningApril 2008

18Land East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEF5.21 The development is also expressly linked to the delivery of the extension to the CommunityWoodland. Direct pedestrian links should be provided into the Community Woodland toenable future residents to utilise this facility. The development should also act to improvepedestrian links for South Molton as a whole, from the town centre to the CommunityWoodland and onto Pathfields Business Park.5.22 All areas of open space provided on-site should be designed to be active and overlookedspaces that are safe areas to play and enjoy, as well as being easily maintained. Footpaths,low key roads and houses fronting directly on to the areas of open space should beintroduced to provide activity and surveillance. The informal open space area to the northof Hollymoor House should be designed so as to discourage the area from being usedas a formal play space to avoid conflict with traffic entering and leaving the site and toprotect the amenities of the existing dwelling.Detailed Design Guidance5.23 The following design principles should be taken into account in the detailed design forthe site:• The designers and developers will be expected to be able to demonstrate how the proposalresponds to the site context, character and local distinctiveness;• Reference should be made to the local vernacular, in particular related to layout andhow the buildings relate to spaces and streets;• Direct copying of architectural features should be avoided to prevent an undesirablepastiche;• The palette of styles and materials should be limited in order to maintain simple consistencyand local Identity;• Proposals should establish appropriate proportions and composition of architecturalelements; and• The proposal should include areas of incidental open spaces that respond to the existingfeatures of the site.April 2008RPS Planning

Phasing195.24 In order to ensure the development does not cause additional traffic on ParsonageLane and North Street during its construction, the development should be served fromStation Road until the new road link from Parsonage Lane to North Road is completed.The Council will expect the applicant to sign up to a legal agreement to ensure the newlink road between Parsonage Lane and North Road is implemented at the completionof around 50% of the development and completed prior to the construction of the final25% of the development. In order to relieve existing traffic problems on Parsonage Lane,consideration should be given to providing the proposed link from North Road earlier. Themajority of construction traffic for the development will be required to access the site fromStation Road only.Land East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

206.0 Transport StrategyLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEF6.1 A Transport Assessment should be submitted with any application to analyse the impacttraffic generated by the development will have on the surrounding road network andprovide a strategy to reduce the number and length of journeys, as well as minimising thenumber of trips by car.Vehicular Access6.2 Vehicular access to the site is currently via a number of established field gates around theboundary to the site.6.3 In order to provide a development proposal that integrates into existing pedestrian, cycleand vehicular routes, two main vehicular access points should be created. The access tothe west of the site is to join Parsonage Lane at its junction with Winston Park and to theeast would join Station Road. The adopted Local Plan requires a link from the ParsonageLane/Mole Ridge Way junction through Mole Ridge Way to a junction with North Road.This link should be designed to the satisfaction of the Local Highway Authority. Some offsite works may also be necessary to ensure adequate sight lines are provided for vehiculartraffic. The route of this link is illustrated below.nNorth RoadWinston ParkMole Ridge WayAccess PointParsonage LaneVehicular AccessStation RoadAccess PointPotential Limited Access PointWest StreetNorth StreetApril 2008RPS Planning

6.4 Whilst the adopted Local Plan requires a through route, a main vehicular access ontoStation Road, together with an emergency route along Mole Ridge Way to North Roadwith a controlled access point would be acceptable as an alternative subject to approvedmanagement and maintenance arrangements.6.5 A further potential vehicular access point could be created at an existing gateway atthe south-eastern corner of the site, off Station Road. It has the potential to act as anemergency access, as well as serving a limited number of properties.6.6 The development should incorporate a primary route running through the site from StationRoad to Parsonage Lane. The general alignment of the main vehicular route should respondto the topography and retention of existing landscape features. All vehicular routes withinthe development proposals should be designed to restrict traffic speeds to a maximumof 20mph. Secondary routes should be designed to passively control vehicle speeds toensure that the development gives priority to the provision of a safe cycle and pedestrianpriority realm.6.7 This includes making provision for either a bus turning area or a bus stop and pull in area, ifrequired. The way in which this bus waiting/turning area could be provided will be discussedat detailed application stage.21Land East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

22Pedestrian and Cycle AccessLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEF6.8 A residential travel plan should be prepared and submitted with any application in order todemonstrate how the development proposals aim to reduce congestion whilst maintainingaccessibility and encourage use of the least polluting modes of transport. The travel planshould be prepared and undertaken with appropriate reference to the County Council’semerging Local Accessibility Action Plan.6.9 The development of the site should create ease of movement through the site forpedestrians and cyclists. Wherever possible, paths should be overlooked by propertiesand features that create opportunities for crime, or a fear of crime, should be avoided.The development should ensure that paths link in to the existing cycle/pedestrian paths inorder to facilitate the development of green links/safe routes to local facilities, schools andfrom the town centre to the Pathfields Business Park to the north. The Council will expectthe new pedestrian/cycle routes to be segregated from each other where practical with aminimum width of at least 2 metres each. Where pedestrian/cycle routes are shared theyshould be designed in accordance with the principles set out in the document ‘Manualfor Streets’. Where the proposed pedestrian/cycle route terminates at the entrance toParsonage Lane, there should be a pedestrian/cycle route bordering the southern edgeof the site in order to cut off the corner of Parsonage Lane. A safe crossing point shouldbe facilitated across North Road to the new community infant school.Route HierarchyApril 2008RPS Planning

6.10 The development should also provide a link into the Community Woodland to the north ofthe site, and facilitate the provision of a footpath into the area to the south, safeguardedas visual Open Space. A further pedestrian and cycle access should be provided on toParsonage Lane from the northern part of the site.6.11 Traffic Orders may be required in order to reduce traffic speeds in Station Road and tocontrol on street parking in surrounding roads.23Land East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

247.0 Ecological and Landscaping IssuesLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEFEcology7.1 An Ecological Assessment of the site has identified two areas of wetland within the siteas Key Network Features that fall within a larger Network Feature, which acts as a wildlifecorridor through the site and forms part of the North Devon Biodiversity Network. The areasdesignated as Key Network Features are of moderate to high local value and should beprotected or enhanced within the development proposals. Ecological surveys for protectedspecies should be undertaken prior to development.7.2 The Council will seek to retain the Key Network Features within the development of the sitein accordance with Policy ENV8 of the Local Plan. The role of the Key Network Features, asa habitat corridor within the Biodiversity Network, should be retained as far as possible. Inorder to preserve its high ecological value, a strip of 7 metres in width where possible eitherside of the stream connecting the habitats, should be provided in future developmentproposals. In some places a reduced buffer zone of no less than 2 metres in width may beacceptable. Prior to the commencement of development, the established buffer zoneshould be protected by an agricultural grade stock proof fence and left undisturbed bythe development and associated infrastructure works. On completion of the developmentthe fencing will be removed and the buffer zone should be incorporated into the overalllandscaping scheme.Ecological Features• 11 - Hedgehog• 12 - Sweet-briar• 13 - Common Frog• 16 - Common FrogLicence No. 100019783 Devon County Council 2005 Source: Devon Biodiversity Records CentreExtract from: Wildlife Sites and Notable SpeciesSurrounding Parsonage Lane,South MoltonApril 2008RPS Planning

Hedgerows257.3 The form and strength of hedgerows is a key feature of the site. Overall, they are tall andthick; most are quite species rich, containing at least five woody species, and two hedgeshave six species in a 30 metre stretch, together with associated features that classify themas important under the 1997 Hedgerows Regulations.7.4 Hedgerows within the site should be preserved wherever possible and aim to retain thegeneral field structure. A mature Oak tree exists on the southern boundary that should bepreserved. Although preferable, it recognised that it is not possible to preserve all currenthedgerows within the development of the site. It is therefore accepted that the “important”hedgerow within the south-west of the site cannot be retained, along with other sectionswhere unavoidable (for example, to provide access routes).7.5 Where areas of hedgerows are lost, the Council will seek enhancements to the ecologicalvalue of preserved hedgerows and other areas within the site to compensate for the valueof the loss. New areas of planting and landscaping should use native species trees andbushes appropriate to North Devon.7.6 Hedgerows that are retained within the proposal should include a grass buffer of at least 2metres wide on each side to enable management and ensure protection and preservationof their ecological value. The Council will seek to maintain and enhance where necessarythe existing southern boundary in order to protect the private amenity space of adjoiningproperties.Watercourse7.7 A large area of informal/strategic open space should be located at the north-easternpart of the site. This should be a largely natural element of open space and should retainthe open watercourse wherever possible. The ecological and biodiversity value of thisfeature should also be preserved and enhanced where necessary.ImportantHedgerowImportant HedgerowsImportantHedgerowLand East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

26Land East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEF7.8 There is potential to enhance the function of the watercourse by incorporating attenuationponds. It could enhance the ecological value of the watercourse, off-setting any ecologicalloss elsewhere in the site as well as fulfilling a role within the drainage strategy. It is essentialthat the formation of the attenuation ponds does not undermine the integrity of the bankin the north-eastern corner so as to maintain the existing trees on this boundary.7.9 A small ditch runs along the southern boundary of the site, on the border of the areaof open space, to the south of the site. This is a tributary of the main watercourse andintercepts flows from this open space and the existing storm water drainage from HollymoorHouse. A foul overflow also discharges into this ditch which could have implications on thepossible attenuation pond downstream from this point. Detailed proposals will thereforeneed to consider the operation of this ditch and the way in which it can be treated inorder to mitigate the impact this will have on the watercourse, whilst also facilitating thedevelopment of land directly adjacent to it.7.10 The Council will expect the applicant to take measures to remove the foul water dischargefrom the watercourse. This could be achieved by culverting a section of the southernboundary ditch, if required, and removing the foul water overflow from discharging intothe watercourse, subject to the approval of the Environmental Agency. The Council willexpect measures to be put in place to enhance the ecological value further down thewatercourse to compensate for the ecological loss of this ditch.Landscape7.11 It is important that the landscape character of the site and its capacity for change guidesits future development and integration into the landscape.7.12 The site lies within the Landscape Character Area of The Culm (Area 149), as defined bythe Character of England map, produced by the former Countryside Commission. Thesite land lies close to the northern limit of the Culm, near the border with the LandscapeCharacter Area 145, Exmoor. The site is, however, within The Culm and therefore the keylandscape characteristics relevant to the site land include:“Rolling, locally steeply-undulating open, pasture separated by many small valleys;Heavy, poorly drained soil supporting rushy pastures of low agricultural quality but highnature-conservation interest;Wide views across a remote landscape;Little tree cover except occasional wind-shaped hedgerow and farmstead trees, coniferblocks and valley woodlands;Occasional hilltop villages.”April 2008RPS Planning

27view of rushy pastures7.13 A Landscape Assessment that has been undertaken concludes that most of the site hasa high capacity to change, as the specific landscape character type (rolling, villageedge, sandstone) could be retained through a pattern of development that respectsthe topography to preserve the roll of the land. The Council will therefore seek a form ofdevelopment that retains the natural form of the site wherever possible and limits the lossof the rushy pasture and the existing hedge pattern to a minimum.7.14 Development proposals should seek to preserve and where possible, enhance the visualamenity and landscape characteristics of the site. In particular, the Council will expectproposals to respect and respond to the topography of the site and retain the existinghedge pattern wherever possible. In addition, the Council will encourage the introductionand management of landscaping to incorporate measures to enhance the biodiversityon the site.Land East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

288.0 Other IssuesLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEFArchaeology8.1 In 1994 an area of burnt charcoal-rich clay was identified within the centre of the siteduring the monitoring of service trench excavations. As such material can often indicatesettlement sites, Devon County Historic Environment Service advised that, prior todevelopment, a process of archaeological investigation should be undertaken.8.2 In response to this, a full Archaeological survey of the site has been undertaken includingan area of trial trenching. No archaeological deposits of intrest were found and thereforethe development of the site will have minimal archaeological impact. Full details of theexcavation works can be made available on request.Flood Risk8.3 Although the Environment Agency flood mapping indicates there to be no floodplainwithin the site, a Flood Risk Assessment should be submitted with any future applicationto demonstrate that the development proposals can be undertaken without resulting inflooding in the 1-in-100-year event. The requirements of PPS25 should be met in relationto flood risks to the site, from all sources, and the management of surface water runoff.8.4 A preliminary Flood Risk Assessment has already been undertaken which identifies that areceiving watercourse flows through the site, generally in an easterly direction with thetopography, to a point at the north-eastern corner of the site, where the watercourse sinksinto a culvert which passes under Station Road.8.5 This culvert extends under a field and discharges into the River Mole. The developmentproposals will need to demonstrate that this culvert is in an adequate condition and hassufficient capacity to enable the discharge of the surface water run-off via this route.8.6 It is recognised that the subsoil of many areas of the site is unsuitable for the use ofsoakaway features. The Council will, however, require the introduction of other forms ofSustainable Urban Drainage where possible, in accordance with Policy DVS7 of the LocalPlan. An opportunity exists to create an attenuation pond within the site to manage surfacewater run-off. The natural location for a pond is at the upstream end of the Station Roadculvert, where the existing topography forms a bowl. If required, the structural stability ofthe embankment will need to be investigated, and details of the design and treatmentof the attenuation pond provided. In addition to the attenuation pond, the provision ofother suitable drainage features, such as a system of swales within the green corridor sewereasement strip, will be encouraged.Services8.7 A water main runs diagonally across the site. Development proposals will need toincorporate its route into the design.8.8 Overhead cables cut across the site, north to south, in two places towards the east andwestern edges of the site. It will be necessary to realign, or relocate underground, the routeof these cables through any development proposal for the site. All works to the overheadlines will be carried out in association with Western Power Distribution.April 2008RPS Planning

Sustainable Building298.9 In line with Policy ECN15, at least 15% of the predicted energy requirements across thedevelopment scheme should be provided by way of renewable energy generation. Theapplicant should demonstrate through which methods the energy will be generated andhow this contributes to the overall predicted requirements across the scheme by way ofon-site renewable energy generation. The Council will also require the developer to providesufficient on-site renewable energy to reduce carbon output from energy use by usersof the dwellings constructed to a level that exceeds the regulated emissions to Part L ofBuilding Regulations 2006 in accordance with Policy RE5 of the draft RSS. This requirementwill be reviewed in accordance with this policy in the adopted version of the RSS.8.10 Due to the site’s topography, it is likely that significant amounts of ground remodelling willbe required in its development. In the interests of sustainability, the Council will expect theapplicant to submit a waste audit statement and adopt a strategy to minimise the amountof material being transported off-site, through the reuse of excavated earth elsewhereon-site. The developer will also be required to provide adequate waste managementinfrastructure within the development such as recycling centres or a community compostingscheme or provide financial contributions towards such facilities elsewhere in the SouthMolton area.8.11 Each residential dwelling should include provision of storage for wheelie bins and recyclingcontainers, which are easily accessible for collection by refuse/recycling vehicles inaccordance with the Council’s adopted ‘Design Guide on Refuse Storage for NewResidential Properties SPD’. The developer will also be encouraged to provide a water buttfor each residential dwelling in order to recycle rainwater runoff for use in the garden.Land East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

30Land East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEFIndicative Masterplan8.12 The Indicative Masterplan below (and included at a larger scale at Appendix 4) providesan indication as to how the development principles set out within this Brief could betransferred into a form of development that would satisfy the Council’s DevelopmentObjectives. Any future planning application will be expected to propose a developmentform that would also satisfy these objectives.Designated Open SpaceIndicative MasterplanApril 2008RPS Planning

9.0 Planning Agreements319.1 North Devon Council will seek to negotiate appropriate planning obligations with theapplicant. A draft Section 106 Agreement should be submitted with any future applicationfor the site. An indication of what may be sought by the Council through planning conditionsand the Section 106 Agreement include:• Affordable Housing Provision – Provision of at least 35% affordable housing, including amix and tenure of housing, subject to the overall viability of the scheme.• Off-Site Highway Works – As part of the development of this site, a new road should bedelivered to link through Mole Ridge Way to North Road. The applicant will be requiredto ensure the link road is delivered in advance of the completion of the development.Contributions may also be sought towards the improvement of Borners Bridge junction, iftransport modelling demonstrates it necessary. Part of any contributions sought towardsthe improvements to Borners Bridge could also contribute to upgrading the existingpedestrian/cycle route under the road if required.• Education Infrastructure – Dependent on the timing of the development and specificcircumstances within the local schools, it may be necessary to make contributions toincrease educational facilities to accommodate the population increase resulting fromthe development. The level of contributions sought will be negotiated between the CountyCouncil and developer at the planning application stage.• Maintenance of Public Open Space – Contributions will be sought in order to ensure themaintenance of any on or off-site Public Open Space. Alternatively, the developer mayneed to make arrangements for its long-term management.• Sustainable Transport – The Council will seek to ensure the development will be servedby sustainable modes of transport, including a bus service that should serve the site.Contributions may be sought in order to facilitate this service.• Phasing – In order to ensure the development does not cause additional traffic forParsonage Lane and North Street, the Council will expect the development to be servedfrom Station Road, until the new link road from Parsonage Lane to North Road is completed.The Council consider it to be appropriate for around 50% of the development to becompleted prior to the implementation of the new link road from Parsonage Lane to NorthRoad. It is suggested that the new link road should be completed prior to the constructionof the final 25% of the development.• The majority of construction traffic should be accessed from Station Road only.• Sewerage Capacity – Contributions will be sought towards upgrading sewerageinfrastructure resulting form the development if required.Land East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

3210.0 Monitoring and ReviewLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEF10.1 The adoption of this Development Brief will mean that it becomes a significant materialconsideration in guiding the future development of this site. The document should provideguidance for the entirety of the lifetime of the plan and, given this, could need updatingto ensure that it remains up-to-date if circumstances change.10.2 The test of effectiveness of the Brief will be whether the objectives have been met. This willentail monitoring the development process beyond the granting of planning permissionfor this site, through to the compliance with conditions and/ or legal agreements.April 2008RPS Planning

DEVELOPMENT CHECKLIST33This Development Checklist is provided as a summary of the key points which the developmentat land east of Parsonage Lane, South Molton, will be expected to achieve.In developing the site, the Council will expect the applicant to provide:HousingDesign• A residential development of up to 150 dwellings at a minimum net density of 35dph;• At least 50 affordable dwellings or 35% of the total number of dwellings proposed,subject to the overall viability of the scheme;• Affordable housing which is indistinguishable, as far as possible, from market housingand dispersed throughout the scheme in a number of small clusters and not in onelarge group; and• A mix of dwelling types and sizes to create a mixed and balanced community.• Proposals to respond to the topography and setting of the site in order to retain thecharacter of the landscape and retain as much of the existing landscape featuresas possible;• The design of the development to reflect the character of the existing developmentof South Molton;• Approximately 3.5 hectares of formal and informal open space, concentrated inthe eastern half of the site; and• The predominant building height to be 2 storeys. Any proposals of over 2 storeysshould be justified within the Design and Access Statement;• Achieve a design standard that meets at least level 3 of the Code of SustainableHomes.TransportLand East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEF• Two main vehicular access points into the site:- Junction to the west of the site to join Parsonage Lane at its junction withWinston Park. Also required to deliver a link through Mole Ridge Way toa junction with North Road;- Junction to the east to join Station Road.RPS PlanningApril 2008

34Land East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEF• The road layout to respect the topography of the site and designed to restrict trafficspeeds to a maximum of 20mph;• Secondary routes to passively control vehicle speeds and give priority to theprovision of safe cycle and pedestrian priority routes;• An adequate road layout to accommodate a bus route and make provision for abus lay over area;• A number of pedestrian and cycle routes that link with the existing infrastructureto provide safe routes to local facilities and to the Community Woodland to thenorth;• To make a contribution towards upgrading the junction at Borners Bridge; and• A safe crossing point across North Road to the new community infant school.Ecology and Landscaping• To protect and, where possible, enhance the areas designated as Key NetworkFeatures within the development of the site;• Undertake a full protected species survey and mitigate impact;• A habitat corridor of approximately 7 metres in width, where possible, running eitherside of the stream to be retained within the development proposals;• Make provision for an agricultural grade stock proof fence along the establishedbuffer zone prior to the commencement of development;• Existing hedgerows on-site to be retained where possible and include a grass bufferof at least 2 metres on each side;• To make enhancements to the ecological value of existing hedgerows tocompensate for the value of those lost;• A large area of informal/strategic open space located at the north-eastern part ofthe site, focused around the open watercourse; and• To make a contribution to the creation of the Community Woodland to the north ofthe site.April 2008RPS Planning

35Sustainable Building• Provide at least 15% of the predicted energy requirements across the developmentscheme by way of renewable energy generation; and• Achieve a design standard that meets the Code for Sustainable Homes;• Achieve an agreed carbon output reduction from the development that exceedsthe current regulated emissions to Part L Building Regulations 2006;• A Waste Audit Statement should be submitted in order to demonstrate how the creationof waste will be managed and disposal managed in the construction process; and• The provision of on-site waste management facilities.Land East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

36Land East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEFApril 2008RPS Planning

Appendix 1 Site Location PlanLand East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

SITE LOCATION PLAN APPENDIX 1© Crown Copyright. All rights reserved. Licence number AR 161462.Scale 1: 3500 @ A3REF: JBR0812Land East of Parsonage Lane Development BriefDATE: April 2008STATUS: FinalJBR\0812_LAND_EAST_PARSONAGE_LANE\Illustrator\REV00\JBR0812-Site Location Plan-REV00-22.06.06.aiCHECKED BY: PRDATE CHECKED: April 2008REVISION: 00PREPARED BY: AS155 Aztec West, Almondsbury, Bristol BS32 4UB T: 01454 853000 F: 01454 858029 W: www.rpsgroup.com/pte

Appendix 2 Planning Policy SummaryLand East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

Appendix 2: Planning Policy SummaryDesign and the Historic EnvironmentGovernment GuidancePPS1, PPS3, PPS9 and the documents ‘By Design: Urban Design in the Planning System– Towards Better Practice’ and ‘Better Places to Live: By Design’Regional Planning Guidance for the South West (RPG10)EN3, EN4Draft RSS for the South West 2006-2026 (Panel Report)SD4, Development Policy E, ENV1Devon Structure Plan 2001 to 2016CO6, CO7, CO8, CO10North Devon Local Plan 1995-2011DVS1, DVS1A, DVS2, DVS3, ENV8, ENV11, ENV14,Sustainable DevelopmentHousingGovernment GuidancePPS1, Supplement to PPS1 (Planning for Climate Change), PPS3, PPS22 and the documentsCode for Sustainable Homes - A step-change in sustainable home building practice, andThe future of the Code for Sustainable Homes - Making a rating mandatoryRegional Planning Guidance for the South West (RPG10)RE6Draft RSS for the South West 2006-2026 (Panel Report)SD1, SD2, SD4, Development Policy G, RE5, W4Devon Structure Plan 2001 to 2016ST1, CO11Devon County Waste Local PlanWPC4, WPC5North Devon Local Plan 1995-2011DVS1A, ECN15Adopted Supplementary Planning DocumentDesign Guide on Refuse Storage for New Residential PropertiesSupplementary Planning DocumentGuidance on Use of On-site Renewable TechnologiesGovernment GuidancePPS3, and the documents Code for Sustainable Homes - A step-change in sustainablehome building practice, and The future of the Code for Sustainable Homes - Making arating mandatoryRegional Planning Guidance for the South West (RPG10)HO3, HO6Draft RSS for the South West 2006-2026 (Panel Report)Development Policy B, H1, H2Devon Structure Plan 2001 to 2016ST1, ST15, ST18, ST18aNorth Devon Local Plan 1995-2011HSG2, HSG5, HSG6, HSG7, SMO2dAdopted Supplementary Planning GuidanceAffordable Housing Code of PracticeLand East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

Travel and TransportLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEFGovernment GuidancePPG13, PPS3Regional Planning Guidance for the South West (RPG10)TRAN1, TRAN7, TRAN10Draft RSS for the South West 2006-2026 (Panel Report)SD1, SD4 , Development Policy BDevon Structure Plan 2001 to 2016TR3, TR4, TR5, TR7, TR9 and ‘Devon Local Transport Plan’,‘Emerging Local Accessibility Action PlanNorth Devon Local Plan 1995-2011TRA1A, TRA6, TRA8Flood RiskGovernment GuidancePPS25Regional Planning Guidance for the South West (RPG10)RE2Draft RSS for the South West 2006-2026 (Panel Report)SD2, F1Devon Structure Plan 2001 to 2016CO13North Devon Local Plan 1995-2011DVS6, DVS7Physical and Social InfrastructureGovernment GuidanceCircular 05/05Draft RSS for the South West 2006-2026 (Panel Report)SD4 , CS1, HE2, Development Policy DDevon Structure Plan 2001 to 2016ST4North Devon Local Plan 1995-2011COM1 and paragraphs 3.46 to 3.48Adopted Supplementary Planning DocumentsDeveloper Contributions Code of PracticeEducation Contributions Code of PracticePublic Open Space / Public ArtGovernment GuidancePPG17Draft RSS for the South West 2006-2026 (Panel Report)GI1, RE8North Devon Local Plan 1995-2011REC5, REC8 , paragraph 10.10AAdopted Supplementary Planning GuidanceProvision of Public Open Space, Sport and Recreation Code of PracticeApril 2008RPS Planning

Appendix 3 National Guidance SummaryLand East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

APPENDIX 3: National Design Guidance SummarySecured by Design (2004)Secured by Design is a guidance document that supports the principles of “designingout crime” by use of effective crime prevention and security standards. It supports oneof the Governments key objectives through planning, to create safe and secure placesfor people to live and work.As such, the proposed development for the site should acknowledge and draw upon thekey principles of this guidance, which include:• Environmental quality and sense of ownership – the development should bepensively designed to:- help foster community spirit and a sense of shared ownership andresponsibility;- create a sense of place and strength in community identity; and- respond to community needs to encourage regular use of public space andlimit opportunities for crime.• Roads and footpaths – routes through the site should be designed to ensure thatthey are clear, direct and safe. Footpaths and cycleways should be generous inwidth and have a suitable landscape setting to avoid creating narrow corridorsthat could be perceived as threatening.• Natural surveillance – public and semi-private areas should benefit fromoverlooking and passive surveillance, but care is needed to ensure that privacy isnot infringed.• Parking – parking associated with new housing should be provided within thecurtilage of dwellings or close to and visible from the houses where owners live.• Dwelling boundaries – care should be taken to ensure that property boundaries,particularly those to the side and rear, as well as those that adjoin public land aresecure.• Lighting – lighting can be effective in reducing fear of crime. The proposals for thesite should provide adequate lighting to all public areas.Land East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

By Design: Urban Design in the Planning SystemLand East of Parsonage Lane, South Molton (Proposal SMO2d) ADOPTED DEVELOPMENT BRIEFBy Design: Urban Design in the Planning System (2000) was prepared as a companionguide to PPG3: Housing and addresses specific design issues as well as promoting theoverall idea of an urban design vision. As such, the proposed development for the siteshould acknowledge and draw upon the key principles of this design guidance, whichinclude:• Character – a place with its own identity;• Continuity and enclosure – a place which offers clear distinction between publicand private space;• Quality of the public realm – a place with attractive and successful outdoor areas;• Use of movement – a place that is easy to get to and move through;• Legibility – a place that is easy to understand and move within;• Adaptability – a place that can easily change; and• Diversity – a place with a variety and choice.Accordingly, the design and layout of this site should be creative whilst respecting thosecharacteristics that are distinctive to South Molton.By Design: Better Place to LiveThe importance of designing and creating better places to live should be an objective ofany proposal for the site and should ensure that a sense of community successfully evolvesbetween both existing and future residents.Six key areas are identified within the guide, each of which should influence the evolvingdesign framework for the site:• Understanding the context – ensuring that any development respects thetownscape and landscape of South Molton and the site’s immediate surroundings;• Creating a movement framework – creating strong links for pedestrian and cyclistsinto and around the town.• Housing mix and neighbourhood – create a mixed and balanced community.• Housing layout and urban form – create a layout that considers the arrangementsand relationships of streets, houses, garden and areas of Public Open Space.• Space in and around the home – create a sense of quality and identity.• Thoroughness in design – create a scheme that considers the architecture,streetscape and relationship between public and private areas.April 2008RPS Planning

Appendix 4 Indicative MasterplanLand East of Parsonage Lane, South Molton (Policy SMO2d) ADOPTED DEVELOPMENT BRIEFRPS PlanningApril 2008

INDICATIVE MASTERPLAN APPENDIX 4n© Crown Copyright. All rights reserved. Licence number AR 161462.REF: JBR0812Land East of Parsonage Lane Development BriefDATE: April 2008STATUS: FinalJBR\0812_LAND_EAST_PARSONAGE_LANE\Illustrator\REV00\JBR0812-Site Location Plan-REV00-22.06.06.aiCHECKED BY: PRDATE CHECKED: April 2008REVISION: 00PREPARED BY: AS155 Aztec West, Almondsbury, Bristol BS32 4UB T: 01454 853000 F: 01454 858029 W: www.rpsgroup.com/pte

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