General Discussion
Documents related to this Application are available here.
You can comment on this application using this form.
I wonder if there will be any bungalows, or lifetime homes, or wheelchair friendly homes?
https://hudsonarchitects.co.uk/news/why-arent-we-building-more-lifetime-homes
And then there's the matter of the eco-friendliness (or not!) of future housing developments. I wonder just how 'green' this development will be?
On developments of this size TDC presently has a target that 25% of the build should be Affordable Homes.
According to a report in the Dawlish Gazette (2.12.21) the number of Affordable Homes (AH) being proposed is 20 for rent and 8 for shared ownership. Total of 28. Which is 13.93%. So say that's 14%.
(for info: the adjacent Persimmon build presently under construction is for 200 homes. 22 of these will be AH. Which represents 11%).
Some Teignbridge Housing Need facts
"As our population grows older, we need homes that people can live in independently for longer. By 2039: • 1 in 3 Teignbridge residents will be 65 years or older • 1 in 8 will be aged over 80
House prices are more than 10 times the average household salary. Over 1,000 people in the district are in need of an affordable home to rent or buy."
From: https://democracy.dawlish.gov.uk/documents/s3750/Need%20to%20Know%20Guide%20-%20LP-P3.pdf
Correction to my post dated 2nd December. The number of homes being built by Persimmon is 190 (the other 10 allocated for the site are, I believe, for self build).
So the actual percentage of Affordable Homes being built on the Persimmon site (22 out of a build of 190) is 11.58%
Half a home anyone?
The planning application for the 201 homes at Secmaton Farm is on the agenda for Dawlish Town Council's planning committee meeting being held on Thursday 9th December.
These are the town councillors who sit on the town council planning committee should you wish, prior to the meeting, to let them know your thoughts on this application.
- Councillor Lin Goodman-Bradbury (Chairman)
- Councillor Gary Taylor (Deputy Chairman)
- Councillor Alison Foden
- Councillor Martin Heath
- Councillor Mike James
- Councillor Carole Tamlyn
- Councillor Byron Woods
- Councillor Martin Wrigley
Well, well, well! would you believe it! I've just taken a look at the recently posted online Design and Access statement for this development and amongst other things, it says this.
"Bungalows are sited to the upper slopes and to the east adjacent to existing bungalow properties. Small distinct areas are shown on the site plan designated for Retirement Housing use. These include housing which will allow potential ground floor living areas for the elderly. "
Let's hope it goes to plan then, but I won't hold my breath until I see them actually built (being slightly cynically minded!) Also, how many are planned for this development?
I think it is 12 in total.
I am trying to get confirmation (or otherwise) of that number.
I share your cynicism by the way @Cassandra. I will be gobsmacked if, planning permission having been granted, that somewhere along the line in the future the developer doesn't then plead lack of viability to TDC planning department and the number of Affordable Homes and/or bungalows gets reduced. And the general public will never be made aware of what the viability argument was.
See below for Dawlish Town Council's Planning Committee's thoughts on this planning app.
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Decision: Resolved that this Council raises objections to the application on the following grounds:
· Greater clarity required on the matter of o Water drainage and sewerage capacity for the site o Traffic management o Intended construction management plan
o Loss of Cirl Bunting habitat mitigation should be addressed · Lack of community infrastructure in terms of education provision being provided in DA2 allocation;
· The link road was required to be in place before construction begins to prevent heavy plant traffic accessing the site along Elm Grove Road and by Gatehouse School;
· The percentage of 14% affordable housing is insufficient for the site and does not comply with the recommended level of 25% as set out in the Teignbridge Local Plan;
· Protection of existing hedgerows through conveyancing post property sale to ensure longevity of wildlife corridors and natural habitats;
· Any site management should be coordinated with the other phases of DA2 to ensure a uniform approach to prevent varying rules being applied different across the DA2 allocation;
· The main arterial road should be wide enough for two cars to pass each other, with parking separate to that of the through road;
· Management of the allotment site should be transferred to Dawlish Town Council upon completion together with a decreasing dowry · Provision of post boxes to be provided across the DA2 allocation to negate the need for increased traffic movements in the town centre.
It was further resolved that should the Planning Officer be minded to approve the application, the Town Council Planning Committee requests that the application is called-in to the Teignbridge Planning Committee for determination.
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Torbay and Devon NHS Foundation Trust are asking for a sum of £191,992 from the developer to mitigate the extra demands on the local NHS that the residents on this estate will create.
Reason; The local NHS is already operating at full capacity and this development will increase demand on acute, community and planned healthcare. Without this financial contribution there will be longer waiting times for all patients.
I note that one of the objections put forward by Dawlish Town Council is that "The percentage of 14% affordable housing is insufficient for the site and does not comply with the recommended level of 25% as set out in the Teignbridge Local Plan"
However, I also note that at 4.2 of the Planning Statement addendum dated November 2021 the following is written: The (revised) Affordable Housing offer (14%) has been agreed in principle with TDC in advance of this resubmission.
The saying about left hand not knowing what the right hand is doing certainly seems to apply to anything TDC deals with.
A synopsis of DCC (Devon County Council) Highways dept's. requirements;
Transport
Bus Service - bus stops along the link road for (presumably) the number 2 bus.
Cars - the development will require the provision of two car club vehicles at a cost of £30,000 each (includes start up costs). A car parking space will also be required for the car club vehicles. More car share spaces are needed along with electric charging points.
Travel Packs - will need to be provided to all residents of the development. They should give information on alternative ways of travelling rather than using private motor vehicles - (walking, cycling, bus, trains). They should give information about transport for those with disabilities. All travel packs should include vouchers of up to £250 per dwelling towards public transport use plus £50 per dwelling towards cycling or car club use.
Extract from the Environment Agency’s response to planning application 21/02674 – 201 houses at Secmaton Farm, Dawlish.
The E.A’s full response can be found on TDC’s planning portal for this planning application. Look at the document put online 11.2.22.
EA expresses concern about flooding on part of the proposed site itself and possible flooding elsewhere caused by the site being developed. The EA states that part of the site lies within Flood Zone 3. Flood Zone 3’s have a high probability of flooding.
Concern expressed about wildlife esp. Water Voles.
See below for exact comments from EA (fuller version to be found on the TDC planning portal – see above).
Flooding and sea levels
“Although the Railway (along the estuary) and the Shutterton Brook Pumping/flood walls provide a form of flood defence, this will not be able to protect the site once the impacts of Climate Change are taken account of. The large opening (under the Railway) at Eel Docks is already overtopped in larger events (greater than 2.7mAOD). The predicted future tidal flood is around 4.9mAOD, some 2m above Eel Dock and above the Railway embankment. These events could flood the caravan parks, up the Shutterton Brook and the lower parts of this site. We are commencing a flood modelling project to provide better evidence of the current and future risks. Until those results are available we need to take a precautionary approach and advise that no development should be permitted below 4.9mAOD. We advise that all the housing is safely above the flood risk level.”
Water Voles, otters and other wildlife
“The Ecology section of the EIA (21/02674/MAJ chapter 8) incorrectly states that ‘water voles are not found within the local area’ (8.5.29). Shutterton Brook and nearby watercourses are in fact an important local stronghold for this protected species which is likely to be present within the site. Active Water vole burrows were found immediately downstream in 2019 and mitigation was required as part of works associated with the SWW pumping station. Water vole may be present within the brook (and banksides) plus the smaller tributary running northerly through the site and the ponds. Further ecological surveys are therefore required and should be undertaken by a suitably experienced ecologist to ensure no adverse impacts and mitigation may be necessary. If Water vole are present, the increase in the cat population associated with a housing development should also be a consideration since there is likely to be an impact from predation. Water Vole (Arvicola amphibius) are fully protected under the Wildlife & Countryside Act 1981 (as amended) and also listed as species of principal importance (rare and most threatened) under Section 41 of the NERC Act 2006. Planning authorities have a legal duty to have regard for the conservation of Section 41 species as part of the planning decision and Water voles are a material consideration in the planning process.
In particular, otters are vulnerable to road traffic accidents by bridges and mitigation (e.g., underpass, ledge, fencing) may be required. Any wetland habitats, including marshy grassland and wet scrub, should be retained or adequately enhanced or compensated to achieve a biodiversity net gain. Habitat enhancements should include measures to improve the habitat for Water vole.”
Climate Change
“Under climate change scenarios up to 2050, Devon, Cornwall & Isles of Scilly is modelled potentially to be impacted by much lower summer flows due to lower rainfall. Action needs to be taken to ensure water supply and demand is resilient to the effects of climate change and that catchments are managed better to protect water resources. We are having wider, strategic discussions with the Water Company in relation to resilience and maintaining a secure supply of water for the future and will also be working with current abstraction licence holders to adapt and mitigate for these predicted changes. As covered in the EIA Chapter 9 for this proposal, we recommend that water efficiency measures are implemented across the development to reduce the volume of water required during the occupation of the proposed development by conserving water and water recycling.”
and now Devon County Council is objecting to the planning application because of flood risk/water drainage issues.
"At this stage, we object to the above planning application because the applicant has not submitted sufficient information in order to demonstrate that all aspects of the surface water drainage management plan have been considered. "
Te Dah! This planning application is on the agenda at the next TDC Planning Committee meeting being held on 22nd November.
Officer recommendation is for approval.
There are lots of conditions attached to the approval recommendation some of which concern the building of the link road across the land concerned (Secmaton Farm) and the building of the bridge across Shutterton Brook. I will also put something about these conditions on the thread concerning the link road bridge.
It is intended that all site traffic to/from this development and that of Gatehouse Farm should then use the link road to the north (ie across the bridge and via the Persimmon bit of the link road) and not via Elm Grove.
DA2 = the Gatehouse Farm/Secmaton Farm/Persimmon developments plus another piece of land adjacent to Secmaton Lane.
DA6 = green infrastructure
Development area 4 = Persimmon Development
Development area 3 = Secmaton Farm
Development area 2 = Gatehouse Farm
"The delivery of the DA2 link road forms an important element of the DA2 allocation and significant weight should be given to the early delivery of the road. Concerns regarding the lack of delivery of the link road have been raised in response to the publicity and consultation on this application with particular concerns raised regarding construction traffic accessing the development from Elm Grove Road.
Provision of a continuous link between the Sainsbury’s roundabout junction on the A379 Exeter Road and Elm Grove Road through the DA2 allocation forms part of TLP policy DA2 and the Development Framework for the delivery of DA2 and DA6. This link road through Development Area 4, which is accessed off the Sainsbury’s roundabout, is already under construction with HIF funding secured to support the delivery of the link road and Shutterton Brook Bridge to connect Development Areas 3 and 4. The Bridge has recently received planning permission and is to be constructed by the local highway authority with construction commencing in the new year. The local highway authority is also intending to construct the carriageway to base course level through Development Area 3 between the Bridge and the connection with Development Area 2. The intention would then be for construction traffic to access Area 2 from the north rather than via Elm Grove Road."
From the Committee Report regarding the development of Secmaton Farm. See section 3.26 and 3.27 https://democracy.teignbridge.gov.uk/documents/s16283/6.a%2021.02674.MAJ%20Secmaton%20Farm%20Committee%20Report.pdf
I did go and speak against the planning application as a ward member. I will always speak against more houses. We have had more than our share of houses.
Yes I know you did Linda, I watched the youtube video of the meeting.
But as I feel sure you know as well as me - when push comes to shove it isn't what local people want it is what planning policies dictate and the number of houses each district has to build that trumps everything. And anyway the site was allocated for development in the present Local Plan so if it wasn't that particular planning application that got consent it would have had to have been another one.
Cllr Wrigley has an interestesting article about housing numbers and Local Plans in today's Dawlish Gazette. see page 37.