General Discussion
Why no sites to the north of Dawlish were selected for future housing development
If anyone is interested in knowing why no sites were selected it seems that the main issue is that most of the land lays within the Dawlish Warren Critical Drainage Area and for the time being at least the Environment Agency has put an effective ban on any more development there due to flood risk. (The Persimmon ongoing development, and the yet to be started developments at Gatehouse and Secmaton Farms were agreed as development sites some 9-10 years ago so even though they are all sited on the Dawlish Warren Critical Drainage Area they will nontheless take place which will mean a total of around about 800 more houses on the DWCA). Would this land have been identified now for development - it seems highly unlikely.
Details below taken from TDC Local Plan 2020-2040 documents. (GI = Green Infrastructure)
"Dawlish Site Reason for not allocating Dawlish North Site comprises a number of HELAA sites, lying to east and west of the A379, with different landowners, making for a rather disjointed larger site.
Some of the sites lie adjacent to the Dawlish Countryside Park, which provides SANGS for existing/allocated development. There is strong concern that development around the SANGS could dramatically alter the experience and enjoyment of the countryside park, which could prejudice its success and ultimately the protection of the Exe Estuary SPA and Dawlish Warren SAC. However, proximity of part of the larger site to the SANGS also provides opportunity for enlargement of the countryside park, depending on where development in the wider site is situated. The lack of useable footways along the busy A379 presents a problem to all sites, as links cannot be dependent on the unlit paths through Dawlish Countryside Park. The majority of the site is within the Critical Drainage Area (CDA) (with the exception of the part at Sparrow's Nest) and requires sequential assessment before allocation. There is currently no flood strategy in preparation for the Dawlish CDA and therefore no identified solutions to drainage issues in this area.
LAND NORTH OF SHUTTERTON LANE: Field lies between A379 and Dawlish Countryside Park (DCP). Land rises from north to south, where it would adjoin Shutterton Lane, beyond which is recent development. Enclosed by hedges, with narrow tree line along boundary with DCP. Access could be taken from DCP if this was widened, or from A379, as shown on draft concept plan for a standalone development. Concern about lack of links towards supermarket and town centre and lack of footway/poor narrow footway/ speed of traffic. Particular concern about impacts on DCP.
SPARROWS NEST: Fairly level grassed site, slopes gently down from east to west, enclosed by hedges/trees. Existing vehicular access from road - would not include existing roadside cottages. Lies to north of Port Road and lacks footway until junction with Port Road/Orchard Lane, beyond which is poor/no footway. Most remote part of the wider site. Only low density development along Port Road.
HIGH WINDS: Site rises from south towards north to a ridge line (where farm buildings are and running nw/se), beyond which it falls away to north. Poor existing vehicular access. Whilst there is a bridlepath along sw boundary of the site, this connects poorly and dangerously with the A379 and would not provide pedestrian link. Set beyond open grounds of Langdon Hospital.
Langdon Hospital/ Hensford Park Site comprises 3 HELAA sites, one of which overlaps with existing mixed use and green infrastructure allocations of adopted Local Plan. All access would be reliant on adjacent development and all site within Critical Drainage Area (CDA). There is currently no flood strategy in preparation for the Dawlish CDA and therefore no identified solutions to drainage issues in this area. Site is reasonably well contained within the landscape, forming a part bowl like shape.
LANGDON HOSPITAL: lies adjacent to allocated development at Shutterton and would be reliant on this development to provide access to the site. The land rises from south to north and wraps around SW and W of the hospital buildings. Variety of fields, including flower nursery use (hospital residents), enclosed by trees/hedges. Brook to south. Higher and more remote part of site (northern part) provides opportunity for open space and BNG, whilst lower parts for development. Even if vehicular link over Shutterton Brook was not provided, it would be reasonable to expect a pedestrian link/s.
LANGDON FARM: Adjoins southern part of Langdon Hospital. However, access appears to be reliant on development of land to SE, due to constraint of Shutterton Brook to north east. Masterplan shows land outside draft Plan site. Fields with boundary hedges, and farm track to north. Whilst OS plan appears to show an existing track crossing the brook to join the land to the north, this does not exist.
LANGDON ROAD: Site overlaps with mixed use and GI parts of Gatehouse development. Is reliant on adjacent development for access. Field enclosed by hedges, sloping down to the watercourse to the north."
