Exclusive by Alan Quick

AN Outline Planning application for up 326 houses in Sandford Parish, but on the outskirts of Crediton, is likely to be submitted to Mid Devon District Council within the next few weeks.

Gleeson Developments Limited, on behalf of the landowners, met with Mid Devon District Council representatives and the ward councillors (Sandford and Creedy, MDDC), Mrs Margaret Squires and Mrs Judi Binks to hear about and discuss the proposals for the site on land north of Old Tiverton Road, Crediton, land known locally as Creedy Bridge, previously known as Pedlarspool.

On February 25, 2016, Gleeson Developments held a public consultation at Crediton Rugby Club at which the public were invited to consider plans for around 300 homes, including affordable housing, a new home for Crediton Rugby Club, community open space and possibly a new primary school at the site.

CREEDY BRIDGE

Gleeson Developments said then that it was proposing to build a “much-needed new market and affordable homes on land north of Crediton in Sandford Parish, known as Creedy Bridge”.

At the time the company said the proposed development of new homes would enable Gleeson to set aside land for a new home for Crediton Rugby Club, allowing them to expand and enhance the club’s sporting facilities.

It also said the draft proposals could include provision for up to five gypsy and traveller pitches, an extra-care facility or a new primary school.

The site has been identified by Mid Devon District Council as a sustainable location for the delivery of much-needed new homes, which are required to support local population growth and job creation in coming years.

Oliver Taylor, strategic land manager for Gleeson Developments Ltd, said that it was inviting the local community to have a say on the development proposals before it finalised plans and submitted a planning application to Mid Devon District Council.

In addition, he said people could comment via the website: www.creedybridge.com .

Three different development options were presented at the public consultation.

CONCERNS RAISED

Cllr Mrs Binks and Mrs Squires and MDDC officers raised a number of queries about the proposed development with the Gleeson Developments representatives this week.

Mrs Binks told the “Courier”: “I noted that just 16 per cent of the proposed development, to-date, is affordable housing when the Mid Devon District Council guideline is 28 per cent. It is way below that.

“I noted that there is provision for a school adjacent to the Rugby Club in the plan but Devon County Council, I understand, has no money to develop such a school at this stage.

“I asked the company to update its website, which has not been updated for about a year, with all the detailed plans and drawings and reports so that concerned members of the public can check the plans.

“Other notes I made from our meeting were that the area in Flood zone two is to be left as ‘natural undeveloped’ with a footpath through it.

“Also, that there is a planned footway for pedestrians to access the site from Pounds Hill.”

Mrs Binks said that design details and issues such as light pollution, cycle ways and digital connectivity are to be discussed at a later Reserved Matters stage.

She also noted that there are plans to improve the road layout and access, including a roundabout.

VISUAL IMPACT

Mrs Binks said that the hamlet of Upton Hellions would be most affected by the visual impact of the development.

She and Cllr Squires urged that meetings with Sandford Parish Council take place as soon as possible to inform residents of the proposals.

She said she was also aware that Gleesons would be likely to sell the land on to building developers and she also asked that Devon County Council confirm their intention to use the land set aside for a new school “in order to achieve its optimum location.”

PRIMARY SCHOOL

At a meeting of Crediton Town Council in April 2016, Mr Taylor from Gleesons and Alex Wozniczko, associate director of A W Cockward of Exeter, development engineers, spoke to councillors and about 20 members of the public.

Members of the Creedy Valley Protection Group, which opposes the development, were among the others present.

The meeting was told that a primary school for 220 children could be built within the site, but it was unlikely there would be a doctors’ surgery.

Other issues raised included highways and traffic and car parking for a proposed new rugby club.

At the meeting, Cllr Elizabeth Brookes-Hocking said that while the development was in Sandford parish, it was on the Crediton town boundary, explaining that people living at the new development “would look towards Crediton for a number of services.”

Facts and figures from the public consultation were outlined to the councillors and among those raised by members of the public was concern about the flood risk on the proposed new sports pitches.

He said there would be a scheme to take surface water run off to attenuation ponds where water would be stored to be discharged at some point into the water course. Allowing for climate change would be factored in. 

A lot of people had wanted the trees and hedges kept as much as possible. Gleeson had adopted “a landscape approach” and tree loss would be limited to those with disease or in the wrong place. There would also be work to make the site attractive to wildlife. 

TRAFFIC

Mr Taylor said that some responses had said it would impact on the approach to the town and there were “significant” concerns about traffic and how the development would work with existing roads. 

Mr Taylor said many people had felt a new GP surgery should be provided. However, there were two in the town, both of which were accepting new patients. The Department of Health guidelines were one doctor to serve 1,800 people. 

Based on its figures for the town, it had been thought the number was nearer 1,500 people and so it had been thought unlikely this development would include a new doctors’ surgery. These figures were later queried.

Asked about the density, Mr Taylor said it would be 35 units per hectare, consistent with the district council policy, which meant around 330 houses on the site. 

Cllr Brookes-Hocking commented that the town council had found that one of the things people appreciate about Crediton was its setting.

“To me this means areas such as Pedlarspool and I am concerned, because of what people have said, if the development could be fitted into the landscape sensitively is good, but imposing it on the landscape is not.”

Mr Wozniczko said access would be via Exhibition Road with a roundabout plus pedestrian footways. 

The narrow Stonewall Lane would be enhanced rather than wholescale widening.

OPTIONS

Seventy per cent had favoured a school, 80 per cent had favoured Option B that included about 330 homes and 50-70 extra-care units as well as the new rugby club.

Many people had said that two and three bedroom homes were needed plus affordable housing.  Mr Taylor said that  local people in need of affordable housing would be a priority. 

RUGBY CLUB

He said the concept of extra-care homes was welcomed and that the proposed rugby club was broadly accepted and welcomed although many were concerned about the flood risk on the sports pitches about which Gleeson would take advice. 

It is understood that the current Crediton Rugby Club site is currently on the market as a potential housing site.

It is also understood that while Gleeson Developments is not looking to provide a GP surgery on-site, as part of the scheme for extra care there may be opportunities for a care hub.

Other concerns discussed included the effect the development would have on Crediton, the provision of employment land and the possible extension of the Crediton town boundary to adopt the site and area.

OPPOSITION

Creedy Valley Protection Group has held a number of public meetings to discuss the proposed development and to prepare to make views known when the planning application is submitted.

In May last year, Cllr Binks submitted a number of questions about the proposed development, including:

• Firstly, the originating parish is Sandford and any resulting CIL should accrue to Sandford.?

• Why has the number of houses risen to 330 from the recently revised total of 200??

• The illustrative plans give no detail as to size, style and zoning of houses. Will local building materials be used and vernacular architectural styles of Sandford and Crediton buildings be reflected in the design??

• This is the northern gateway into Crediton – what sort of visual impact will it create to enhance the landscape?

?• A large proportion of Crediton residents drive to Exeter daily to work, yet this is on the other side and there is no decent road connecting the proposed development with the Crediton Link Road.?

• What proposals did they have to cope with the traffic and additional parking required for the rugby club at weekends when up to 350 parking spaces will be necessary in addition to the 600 required for homes? There should be a separate road entrance for the Rugby Club to use on match days to avoid extra traffic going through the residential area.?

• Will there be adequate footpaths and cycle paths to local schools, town centre and leisure centre??

• Will there be Superfast Broadband connections in place for all dwellings?

?• Will the Crediton Sewage Treatment works be able to cope with the additional effluent and will Air Quality monitoring units be in place?

YOUR VIEWS

Do you have a view about the proposal for 326 homes, a new primary school site, new home for Crediton Rugby Club, etc, on the outskirts of Crediton, in Sandford parish at Creedy Bridge, formerly known as Pedlarspool?

If so, why not share your view with fellow “Courier” readers?

Write a letter, suitable for publication, to The Editorial Manager, “Crediton Courier”, 102 High Street, Crediton EX17 3LF or email your letter to: [email protected] .