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Greater Exeter Strategic Plan

Cowley – Central Growth Area

Site Reference: SA-ED-26

Housing and Employment Land Availability Assessment (HELAA) sites included: ou15y54

Parish(es): Upton Pyne

District(s): East Devon District Council

Site size: 27 hectares

Number of homes considered in Sustainability Appraisal Report: 359 – 463 homes

Indicative number of homes factoring in sensitivities and requirements (see below): 500 homes

Potential for employment use: No

Relationship with existing allocations and other potential GESP sites: Possible relationship with other site options along the Tarka line/A377 including SA-MD-4 (Newton St Cyres and Sweetham) and SA-MD-3 (Crediton South) to collectively deliver transport infrastructure, including rail, bus and cycle improvements.

Planning status:None

Summary description of the site: 27ha of predominantly agricultural land surrounding the hamlet of Cowley.

Opportunities

This site is identified for consideration in the GESP because:

  • A large proportion of the site has been put forward by landowners for development
  • It is close to significant job opportunities in Exeter city centre and the University
  • It has the potential to accommodate a Park and Ride/Change
  • It could potentially deliver part of the Boniface Trail cycle route

Sensitivities

The site has a number of sensitivities which development would need to take into account, including:

  • It may impact upon the Exe Estuary which is a Natura 2000 protected wildlife site sensitive to an increase in the number of visitors
  • A small area of the site is affected by flooding
  • St. Andrew’s Road and the existing junction with A377 would be an unsuitable access
  • Cowley Bridge and roundabout junction with Stoke Road/Wreford’s Drive are at capacity
  • There are no schools within safe walking distance of the site and the capacity of the site will not be sufficient to merit on-site provision
  • A number of Listed Buildings exist nearby. The site contains a Scheduled Monument. Cowley Bridge is also a Scheduled Monument and Grade II* Listed
  • Steep topography and visual prominence in the west of the site could reduce capacity
  • A large proportion of the site is high grade agricultural land
  • The River Exe and railway could act as a barrier to movement causing severance
  • The site is close to a number of County Wildlife Sites and may contain Great Crested Newts and other protected species

Requirements

Planning requirements for the site will aim to create a great place to live and work, providing well designed new neighbourhoods with appropriate and well managed public open space and safe walking/cycling routes. All sites will need to provide a mix of homes (including affordable and custom build), investment in low carbon energy and transport, high speed internet and wildlife enhancements. More detail on these can be found in the policies within Section B of this document. Other emerging requirements include:

  • Funding of measures to reduce the impact on the Exe Estuary including provision/contribution towardsSuitable Alternative Natural Greenspace (SANG)
  • Measures to address the risk of flooding on site
  • Preservation of archaeological features including the Scheduled Monument
  • Pedestrian and cycle connectivity to jobs and services in Exeter including delivery of part of the Boniface Trail
  • Delivery of a Park & Ride/Change within the site fronting the A377
  • Diversion of St. Andrew’s Road through the site to a new access point between Upton Pyne Cross and Duryardwood Lane
  • High quality design and layout to reduce the impact upon heritage assets
  • Financial contribution to off-site primary, early years and secondary school places
  • A variety of amenities and services including a small amount of convenience retail, local employment, sports, recreation and healthcare provision
  • Development will need to respect the privacy of existing dwellings located nearby

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