SANDFORD Parish Council, at its meeting on Thursday, February 8, has submitted the following comments to the planning authority, Mid Devon District Council, in relation to application: 18/00786/MOUT - Land at Higher Road, Crediton - Outline for the erection of 65 dwellings, public open space, ancillary works and associated  infrastructure, including access.

The council decided that its previous objections as detailed in its letter of June 13, 2018, was to stand.

In addition, it agreed that it was difficult to comment further on this application with the lack of detail supplied.

It was agreed to object to the proposal, on safety grounds, to construct the footpath along Higher Road.

It was felt that this should be included within the proposed development.

JUNE LETTER TO MDDC

On June 13, 2018, Sandford Parish Council wrote:

Re: Planning application 18/00786/MOUT Address: Land at NGR 282727 100936, Higher Road, Crediton, development Proposal: Outline for the erection of up to 65 dwellings, public open space, ancillary works and associated infrastructure.

Further to the public meeting of July 9, 2018 and subsequent meeting of councillors, it was unanimously resolved to object to the above proposed development. Although it has been asserted by Placeland LLP that a public consultation has taken place, the details available, as an outline application, are limited to a potential site layout. This limits the opportunity to comment constructively.

However, the following reasons for the objection are as follows:

• The proposal is outside the Local Plan allocation for housing development.

• The site is not proposed to be allocated for housing in the Local Plan Review.

• The site is outside the town boundary/Built Up area as defined by the proposals map.

• Although the proposal is adjacent to the boundary of Crediton Town, it would be on a green field site backing on to an ancient woodland, with subsequent decimation of existing wildlife, including the protected species of bats and dormice that have been found to exist on and around the site. Therefore, the environmental characteristic of the woodland is likely to be significantly negatively affected now busier adjacent main road around the proposed estate.

• The light pollution from the modern ultra-bright LED street lighting and lack of adjustment mean there are now very few hours of darkness which would also impact on the remaining wildlife.

• The increase in traffic would impact widely with a proposal to funnel all traffic through the proposed new site; this realigned road layout would generate additional emissions due to the constant change in speed and junctions, sharp bends at each end of the proposed site, and the Higher Road junction with Alexandra Road and George Hill. The secondary/ cumulative/ synergistic effects of more traffic driving to a junction feeding right turns down Jockey Hill, to reach Exeter, would exacerbate the existing bottle neck at Blagdon/Jockey Hill narrow junction. The development may therefore contribute to deterioration in air quality which, in certain locations, already exceeds the national air quality objectives (Air Quality Regulations - Part IV of Environment Act 1995) for nitrogen dioxide and particulates.

• Higher Road is a well-used route around Crediton and when there are problems on the A377, Crediton, it becomes the only route westward without excessively long diversion.

• With the pinch point at the junction of Alexandra Road with Higher Road and the pinch point at the end of the path into the woodland from Higher Road, traffic delay to the rat run along Higher Road to the A377, is substantial. With the proliferation of online ordering delivery vans, more HGVs and farm vehicles the infrastructure is already inadequate for current traffic levels and any increase in traffic generated by work and school trips + shopping, etc, will worsen the problem.

• Given that Crediton is in an Air Quality Management Area (AQMA), the proposed development will have the potential to negatively impact further on local air quality. This development is of particular sensitivity given its location immediately to the north of the town, backing on to ancient woodland.

• Any prioritising of traffic down Alexandra Road would only lead to more congestion as this is a very narrow road with constant delays.

• The proposed amended road layout would result in unacceptable harm to the amenity of occupiers of neighbouring properties. Exiting properties onto Forches Corner would have to cross Alexandra Road AND Higher Road to access Jockey Hill. Similarly Mount Jocelyn occupants would have their access significantly altered to their detriment.

• It is likely that children walking to school along Alexandra Road and George Hill would be vulnerable to accident from cars and lorries.

• The Crediton Garden Centre, now called Homeleigh, at the western end of Higher Road, has also applied for a substantial increase in size which would generate more traffic, which in turn would generate further pollution from traffic emissions.

It is noted the recent “Chapel Downs” application was refused and for many of the same reasons, this application should also be refused.

The above letter was signed by Malcolm Vallance, Sandford Parish Clerk and also copied to: Ian Sorensen (Devon County Council), Higher Road Protest Group, County Councillor Mrs Margaret Squires and Mid Devon District Councillor, Mrs Judi Binks.