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Greater Exeter Strategic Plan

Topsham and M5 – Central Growth Area

Site Reference: SA-EX-3

Housing and Employment Land Availability Assessment (HELAA) sites included: fo141jb, h015yge, p815y97, 9613bzo, zd15kp3, vg15yhq, vr141et, g315x0y, dk15x1x, cq15y3m, l715yim,

Parish(es): Topsham / Clyst St George

District(s): Exeter City / East Devon District Council

Site size: 95 hectares

Number of homes considered in Sustainability Appraisal Report: 1,316 – 1,700 homes

Indicative number of homes factoring in sensitivities and requirements (see below): 1,500 homes

Potential for employment use: Yes

Relationship with existing allocations and other potential GESP sites: Site is near site option SA-ED-2 (Oil Mill Lane).

Planning status: Multiple applications for piecemeal residential development within the site are at various stages, from submitted to approval granted at appeal. Permissions have been granted for 286 dwellings (54 under construction); two care homes and 47 assisted living apartments.

Summary description of the site: Between the M5 and Topsham and approximately 5 km from Exeter city centre. Contains a range of existing uses including residential, sports facilities and agriculture.

Opportunities

This site is identified for consideration in the GESP because:

  • A large proportion has been put forward by landowners for development
  • It provides a sustainable location for development, being close to Topsham and Topsham Road which host a range of facilities and services including schools and public transport. It is also within cycling distance of Exeter
  • It is well located in relation to existing employment areas including Sowton and Exeter city centre, with potential for improved active travel connections
  • It has excellent access to public transport, both bus services and proximity to Newcourt and Topsham Railway Stations

Sensitivities

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

  • Cost and feasibility of improving the local highway and junctions, particularly Old Rydon Lane and the Clyst Road junction with the A379
  • Development may impact upon the Pebblebed Heaths and Exe Estuary which are Natura 2000 protected wildlife sites sensitive to an increase in the number of visitors
  • It may contain protected species
  • A large proportion of the site is high grade agricultural land
  • Possible noise from M5 Motorway and railway
  • It is close to a variety of listed buildings and Topsham Conservation Area

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:

  • High quality, moderate to high density design that provides a healthy living environment for new residents and respects the privacy of nearby existing dwellings
  • A new primary school with early years to serve the site and contributions to additional secondary school provision
  • A multi-purpose community facility and neighbourhood hub to host local events and work space for small businesses etc
  • Financial contributions towards improved medical facilities and provision at Topsham and/or Glasshouse Medical Centres
  • Measures to minimise car use and promote sustainable and active travel, including minimal car parking for new residents, financial contributions to significantly improve e pedestrian/cycle links to Newcourt and Topsham railway stations a new pedestrian/cycle bridge over the Avocet Line and enhanced bus services between Topsham and Exeter
  • Highway improvements including along Sidmouth Road, Clyst Road and Rydon Lane
  • The potential safeguarding of land for a new railway spur (to be confirmed)
  • Funding of measures to reduce the impact on the Pebblebed Heaths and Exe Estuary including provision/contribution towards Suitable Alternative Natural Greenspace (SANG)
  • Mitigation of noise from M5 and railway (e.g. orientation, triple glazing, planting, sound buffers, and acoustic panelling)
  • Measures to address the risk of flooding on site, including ensuring that surface water run-off does not cause issues downstream
  • A financial contribution towards the upgrading of electricity infrastructure

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