General Discussion
“The coastal towns in Teignbridge comprise Teignmouth and Dawlish which are situated on the eastern boundary of the district. These historic seaside towns are the district’s second and third largest settlements and provide a good range of services and facilities for their communities. They have limited employment opportunities however, and are popular commuter towns to Exeter, supported by mainline railway connections which help promote sustainable travel to the city.
Both towns are primarily accessed by the A379 which runs parallel to the coastline and feeds into Exeter. There are constraints at various points along the route, including an Air Quality Management Area (AQMA) in Teignmouth and bottlenecks in some of the villages between Dawlish and Exeter. Options to improve capacity are very limited and recent trials to address issues have not been successful.
Additional growth on the edges of Teignmouth is highly constrained by topography, strategic cirl bunting breeding territories and access, with all routes feeding into Bitton Park Road where the AQMA is designated.
The coast of Teignbridge is protected by the ‘Undeveloped Coast’ policy EN2, which extends up the Estuaries.
Dawlish has seen significant growth in recent years, with a strategic development at Secmaton Lane (extant Policy DA2) currently under construction. There are potential future options for further growth in the town, mainly in the north, however the entirety of this area is designated as a Critical Drainage Area (CDA) and sites would be subject to sequential testing. The CDA has been designated by the Environment Agency due to flood risk following prolonged or intense rainfall when the Shutterton Brook is unable to drain to the estuary via its outfall due to ‘tide lock’ conditions. In ‘tide lock’ conditions, flood risk is dependent upon runoff volumes in the Shutterton Brook and the availability of flood water storage capacity at Dawlish Warren. These risks will increase significantly in line with predicted climate change and sea level rise. Currently, there is insufficient information to agree how this flood risk can be appropriately managed and without an identified solution there is no guarantee that sites within the CDA would be deliverable within the plan period.
For these reasons combined, this plan makes no further residential allocations for either Dawlish or Teignmouth. It is anticipated that further work will continue to better understand and resolve the issues currently preventing development as part of future plan preparation.
The 2014 Local Plan policies which allocated a significant amount of housing growth in Teignmouth and Dawlish, will remain in place via this plan as extant policies.”
From Page 156 Teignbridge Local Plan 2020 - 2040 Proposed Submission (Regulation 19) - January 2023
appendix-a-proposed-submission-local-plan-2020-2040.pdf (teignbridge.gov.uk)
I covered the issue of flooding in the Shutterton Brook area of Dawlish in May of last year.
Have a read of this thread https://dawlish.com/thread/details/47888 ; and also have a look at the links I have provided - they show the potential flood threat to Dawlish Warren/Shutterton/Secmaton areas.
No wonder no more future new housing developments have been identified for the Secmaton area in the emerging Local Plan! As I said on that earlier thread - why on earth the DA2 development (that's Persimmon/Secmaton Farm/Gatehouse Farm) were identified for housing in the previous Local Plan, given the flooding threat, is beyond me.
Well only they know and only time will let the rest of us know.
However, I can tell you this.
1.The land comprising the proposed Hensford Park site falls into the Critical Drainage Area - so problems there.
2. A good third of the land comprising the Hensford Park site was never, ever, put forward for consideration for development in this emerging Local Plan. So couldn't, in the accepted way of things, be developed until at the earliest 2040 onwards which is when when the next Local Plan (2040-2060) would come into force. And there is no guarantee that the land, even if submitted for consideration for development, would be selected for such.
3. The other two thirds of the Hensford Park site, were put forward for consideration for development in this emerging Local Plan (2020-2040) but were nontheless discounted for reasons given in the first post of this thread.
So.......as I see it the only way the Hensford Park site could stand any chance of being granted planning permission this side of 2040 is for there to be some planning loophole somewhere which would enable a speculative planning application to be successful.
And in my saying the above I don't believe I am saying anything that those involved in land development don't already know.(!)
and on the subject of flooding. If anyone fancies a paddle I hear that Secmaton Lane presently has a fair amount of water available ...........
oh and a mixture of a high tide and lots of rain led to the road between Cockwood and Dawlish Warren becoming flooded 'n all.
The only development being proposed for Dawlish is:
Langdon Business Park, Dawlish
An area of 3 hectares southwest of Langdon Hospital is allocated for employment development and will include a mix of employment uses. Planning conditions should be imposed to ensure permitted development rights for conversion to residential uses are removed.
More info here about the Local Plan.
Public Consultation period will be for 6 weeks starting Monday 23rd Jan.
There's a post on Eyes of Dawlish saying that the cycle/footpath beside Shutterton Brook is flooded. That's the path between Exeter Road and Dawlish Warren.
Click on this link to see DW/Shutterton Brook flood area risk.
The deadline for making submissions to TDC re the draft Local Plan has been extended to 5pm Thursday 16th March 2023.
To ensure that everyone has the opportunity to have their say, we’ve extended the deadline to 5pm on Thursday 16 March. The feedback form is available at teignbridge.gov.uk/lpconsultation
‘Detailed guidance on how to complete the form is also available on our website and there is also a YouTubevideo which takes. people through the form, step by step.
‘Anyone experiencing problems completing the form, should contact our Local Plan Review Team before the extended deadline on 01626 215754 or email them at localplanreview@teignbridge.gov.uk.’