MID Devon District Council officers have recommended that the council’s planning committee approve the revised application for development at Creedy Bridge (Pedlarspool), when it meets on September 19.

The site is allocated in both the council’s adopted and emerging Local Plans.  

Gleeson Strategic Land submitted revised proposals in March 2018 for up to 257 homes at Creedy Bridge, including 56 affordable homes.

Gleeson said these sought to respond to comments on the original application by stakeholders and consultees.

The revised outline application includes 8.6 hectares of land for a new clubhouse and replacement and additional sports pitches for Crediton Rugby Club, up to 1.1 hectares of land for a new primary school and, in line with the site allocation and at the request of the council, up to five pitches for the Gypsy and Traveller community.

Financial contributions of around £2 million for local education, transport and healthcare will also be provided.

The recommendation for approval comes after detailed discussions with the council and endorsement by all the statutory consultees as well as community consultation.

The amended plans went on view at an exhibition for residents earlier this year with an opportunity for further comment.

The number of homes proposed is now 69 fewer than in the original application while the provision of affordable housing has increased to more than 22 per cent.

John Smith of Gleeson Strategic Land said: “We are delighted that Mid-Devon’s officers have recommended that the Planning Committee approve the application on September 19.

“The proposals will provide much needed new housing and affordable housing for the district, will support Crediton Rugby Club - an important community asset, and bring many benefits to the wider area of Crediton and Sandford, including substantial financial contributions.”

Colin Mackenzie, chairman of Crediton Rugby Club, commented: “The Rugby Club fully supports this application.

“If permission is granted, we can move from our cramped and outdated location to a new site that has the potential to offer more pitches and a new clubhouse.

“It means we will be able to engage even more members of the community in the club, particularly young people.”

MID DEVON’S REASONS FOR APPROVAL

Mid Devon District Council says that the reasons for approval of permission/granting of consent are:

“The principal of developing the site for a mixed use scheme including residential development with five pitches for gypsies and travellers, and the safeguarding of land to provide a primary school and facilities for Crediton Rugby Club are considered to be in accordance with policy AL/CRE/12 (Adopted in 2011) which has been updated to reflect local circumstances as set out at policy CRE5 (2013-2033).

“Although the number of houses proposed exceeds the emerging policy target it remains at a density which is policy complaint.

“The means of access is considered acceptable in terms of highway safety and local area capacity concerns.

“Matters relating to architecture and design of all buildings, height, scale and massing of all buildings and site layout issues, including the design of all open space, landscaped areas, drainage infrastructure and parking provision are all reserved for future consideration.

“The applicant has agreed to enter into a section 106 agreement to cover matters relating to the level and nature of affordable housing to be provided on site, contributions towards delivering education facilities off site, improvements to the highway network off site and a contribution to assist with the delivery of infrastructure to encourage sustainable travel, and to safeguard the land to deliver the community uses as required by policy.

“No issues are raised in terms of this application scheme regards; impact on drainage, flood risk and/or ground contamination, the impact on any neighbouring heritage assets and without resulting in any impacts on protected species/ecology that cannot be satisfactorily mitigated against.

“The impact of the application proposal on heritage assets is considered to be less than substantial and this has been carefully considered against the benefits that would be delivered as outlined above.

“Overall it is not considered that the scope of harm that arises outweighs the benefits that would be delivered.

“On this basis the application scheme is considered to meet the requirements of Policies COR1, COR2, COR8, COR9, COR11 of the Mid Devon Core Strategy (Local Plan Part 1), Policy AL/IN/3, AL/DE/3, AL/IN/5/, AL/CRE8 of the Mid Devon Allocations and Infrastructure.

“Development Plan Document (Local Plan Part 2) and Policy DM1 and DM27 of the Mid Devon Local Plan Part 3 (Development Management Policies).

“Given the proposals respond positively to the emerging policy allocation for the site as set out at policy CR5 in the Local Review (2103-2033), the weight in the application assessment given to existing policy AL/CRE/12 has been reflected accordingly.

“Furthermore given the proposed community benefits that will be delivered in terms of securing on site affordable housing, the safeguarding of land to deliver a new primary school and a new home for Crediton Rugby Club, which are considered to outweigh any harm arising, the proposals are considered to be in accordance with the National Planning Policy Framework, both paragraph 11 and the guidance as taken as whole, in terms of the number of residential units that are proposed.”

PASSING PLACES

Off-site highway works include access arrangements from the A3072 (Exhibition Way) and pedestrian and cycle access on to the Pounds Hill / Stonewall Cross Junction, Old Tiverton Road and Pedlarspool Lane; and provision of passing places along Stonewall Lane.

The application proposes a new access into the site from A3072, and a pedestrian access in the South Western corner. Pedlarspool Lane is to become largely a pedestrianised route with restricted vehicular access at either end. Appearance, landscaping, layout and scale are reserved matters and will be dealt with at the next planning stage (reserved matters). ?The site is bounded by Exhibition Road to the south, Stonewall Lane to the west, Long Barn Drive to the North with open countryside and the River Creedy to the east.

The tree-lined Pedlarspool Lane runs through the application site effectively creating two development areas (referred to eastern and western development areas below). The site is currently in agricultural use and actively farmed.

COMPLAINT

Cllr Judi Binks (Sandford and Creedy) recently made an official complaint to the Chief Executive and Head of Planning about their lack of consultation and communication about the application because she thinks local planners should engage with local people.

She added that Mid Devon failed to inform Sandford Parish Council of the new date immediately, leaving it to her to pass on the message.

More recently she said she is “disappointed with the presentation of this long-awaited report on Creedy Bridge which comes before Planning Committee on Wednesday, September 19.

She added: “It should contain detailed photographs, maps and plans in addition to the written evidence. The actual document appears to be buried in the middle of the report and should have formed a single stand-alone report.

“I shall be addressing the actual recommendations of the report in my address to the Planning Committee on the day.”

Mrs Binks added that she has been excluded from attending a site visit to be made by planning members on September 17.

She added: “I’m hoping that Mid Devon Planners will take notice of my comments and produce an enhanced report.”

PUBLIC QUESTION TIME

The full agenda for the meeting, which will take place a Phoenix House, Tiverton, beginning at 2.15pm, along with supporting documents, have been published on the MDDC website at: www.middevon.gov.uk .

Members of the public can make their views known in the Public Question Time at the meeting on September 19 and those who wish to speak should email the committee clerk, Sally Gabriel, for more details of this procedure at: [email protected] .

A group opposed to aspects of the plan, Creedy Valley Protection Group, has been active in its opposition to the plan.

The group says the valley is “currently unspoilt” and said that the “sweetener” offered by the development plans in providing a new home to Crediton Rugby Club did not make the developers’ “bitter pill” any less destructive or toxic.

It said previously that the plan was “unacceptable for wildlife and environment”.

There have also been concerns about flooding, light pollution, air quality, endangered species, the lack of safe footpath provision, unacceptable changes to the road network and congestion and lack of local infrastructure.

The loss of good farmland has also been raised as well as visual impact and loss of some ancient trees.

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