FEARS about flooding and questions about how “green” homes might be were among topics discussed with Mid Devon District Council’s principal planning officer about a new housing estate on the edge of Crediton.

This was the Pedlarspool/Creedy Bridge site, 8.6ha of land that has outline approval for 257 homes and would include up to five gypsy and traveller pitches plus securing land for future removal of Crediton Rugby Club there and a primary school.

Planning officer, Mr James Clements, was at a public meeting held by Crediton Town Council at Old Landscore School to try to answer issues raised about the plan.

It was regretted more people had not been able to be there but appreciated that many were probably working.  The application was to be discussed at the April 5 meeting of the town council’s planning group.

James advised people to send as many comments as they could about the application to the town council and to the district council.

He explained that outline approval had been given mid-way through last year which meant it was approved in principle with certain matters being called Reserved Matters.

DEALING WITH FLOODING

There would be two ponds to take surface water, attenuation ponds.  Since 2016, developers have had to look at dealing with climate change.

Told that the site already floods, all the water from the top of the hill would run down, so why put houses there, Mr Clements replied that part of the outline was drainage specifications and a huge amount of micro drainage information had to be provided.

When he said a swale would run through the middle of the site, a comment was that “it looked as if the swale ran into where the RFC car park might be”.  Mr Clements said he would check this.

One person said half of the site had been completely under water on occasion and one man joked he thought the application was for a marina with 250 moorings.

‘TRY TO FUTURE PROOF’

Mr Clements said the applicant was looking at holding back the water as much as possible; the ponds would need to hold water for some time and drain at a certain time.

There were questions about wildlife, including bats and would there be a hedgehog way?

Mr Clements explained that he was limited in what he would be able to talk about.

HOUSES FIRST

After several questions about moving around the site either with a vehicle, cycle or on foot someone said they were not getting at Mr Clements but felt this was a fundamental point.

The man went on: “This did not happen at Tarka View where the pedestrian and cycle paths have come after the houses,” but someone remarked that, unhappily, the natural way of life was for the houses to be built first; it was all about money.

One person thought that the rugby club and pitches would be in doubt because of the flooding. “This is what happens when permission is agreed for one part.  This is where the planning system lets people down,” said another.

“There are unforeseen consequences,” Mr Clements said and Cllr Brookes-Hocking remarked: “Sometimes they are foreseen and we are asking what would be the impact of flooding.”

LOCAL ROADS

Mr Clements was asked what was being done to deal with the increased traffic. It was said the flattest route for walking into Crediton would be along the bottom of Cromwells Meadow to join Footpath 24 into Lords Meadow.

On traffic, Cllr Brookes-Hocking asked whether tractors would have to go through the estate if Pedlarspool Lane was closed at either end, as was proposed.

Mr Clements said this would be part of a Traffic Order agreement.  There was “strong hope” Pedlarspool Lane would remain open because of objections raised.

Turning to the proposed primary school, Mr Clements pointed out that if nothing had happened after five years, there could be another application.

FOR PEDESTRIANS

Asked if any of the traveller sites could become a permanent home and what would happen if they were not used enough, Mr Clements said these are secured and have to be controlled by the S106 legal agreement.

The pitches can only be used by people who meet the definition for gypsy and traveller within the S106.

Asked if there could be lights at the new roundabout on the main road, Mr Clements said that all these points would be part of the Section 106 and highways agreements.

The legal agreement had been that there was a roundabout and a bus stop.  There was some flexibility.  He had managed to negotiate some crossings for pedestrians.  This would have to be taken up with the county council.

One person said this looked like a “bog standard” new estate, not addressing any of people’s concerns, done “in an office in London”.  Cllr Brookes-Hocking pointed out that this all began 15 years ago.

She said an extension to Footpath 24 had been built and it was a short distance, about 200 yards, to the roundabout.

CARBON AND HOMES

Mr Clements said there was provision for two play areas and there had been plans for provision for a Trim Trail at the top of the site, but the developers had said this would be difficult because of the topography.  The district council’s planners had asked had they not realised there was a hill!

There was some discussion about where Section 106 money could go.  That does not include any contribution direct to Sandford Parish Council.  Nor at present, does the district council have a Community Infrastructure Levy (CIL).

There was more discussion regarding carbon emissions and in terms of house insulation etc.

Asked about the style of houses, Mr Clements said the district planners had been told the developers had taken new development as being the vernacular for Crediton.  “We have asked, in 10 years’ time, if you come into Crediton on this road (from Tiverton), what have they done to make it look good, there was no reply.”

Asked why many homes did not face south, Mr Clements said he could ask the developers.

Cllr Brookes-Hocking said the town council would be discussing the plan, and this meeting, at its next Planning and Town Strategy Committee being held on April 5, at Old Landscore School of which eight of the 12 town councillors were members, including herself.