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Greater Exeter Strategic Plan

Poltimore East – Central Growth Area

Site Reference: SA-ED-27

Housing and Employment Land Availability Assessment (HELAA) sites included: u715y6r

Parish(es): Poltimore

District(s): East Devon District Council

Site size: 44.3 hectares

Number of homes considered in Sustainability Appraisal Report: Motorway Services Area only

Indicative number of homes factoring in sensitivities and requirements (see below): Motorway Services Area only

Potential for employment use: No

Relationship with existing allocations and other potential GESP sites: Falls largely within the Clyst Valley Regional park allocation in the East Devon Local Plan.

Planning status: None

Summary description of the site: A series of agricultural fields on a shallow ridge which slopes gently down eastwards towards the River Clyst. The M5 passes north-south through its centre and the historic villages of Poltimore and Broadclyst are situated 400m to the west and east respectively. The grade II* listed Poltimore house is situated some 400m to the south-west.

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 provides an opportunity to reconsider the existing motorway service station provision at Exeter which could free up the existing site for alternative uses and relieve pressure on Junction 30 of the M5
  • There are limited feasible locations for the proposed use between Junctions 28 and 30
  • It could deliver part of the proposed Clyst Valley Trail with the potential for co-location of new educational and visitor facilities related to the Clyst Valley Regional Park
  • It could deliver biodiversity and recreational enhancements to the Clyst Valley Regional Park
  • It could provide a link to Poltimore House which is on the Historic England heritage at risk register, increasing the number of potential visitors which may aid in restoration efforts

Sensitivities

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

  • Site is largely within the East Devon Local Plan designated Clyst Valley Regional Park
  • It could impact on views from Killerton Estate, Poltimore House and Broadclyst Village, which are important heritage assets in the area
  • A public footpath runs east-west through the site, crossing over the motorway at this point – this is used by the Two Counties Way regional walking route and is also proposed for inclusion in the Clyst Valley Trail
  • It contains Grade 2 and 3a agricultural land
  • It may contain Great Crested Newts and other protected species

Requirements

Planning requirements for the site will aim to create a high quality visitor experience for motorway users in both directions with direct access from the M5 as an “on-line” facility. It will need to be future-proofed to serve a high proportion of electric vehicles with capacity to increase this to 100%. Other emerging requirements include:

  • The site would be considered in the context of potential relocation of the existing Motorway Service Area at Junction 30
  • Bespoke, high quality design, open spaces and landscaping to reflect its visibility and sensitive countryside location close to heritage assets
  • Appropriate financial and/or land in lieu contributions towards the creation and enhancement of the Clyst Valley Regional Park and Clyst Valley Trail
  • Retention of the public right of way/long distance footpath running through the site with access to the on-site food, comfort and other facilities
  • Contribution towards the enhancement of Poltimore House as a potential key visitor attraction in the area

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