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Greater Exeter Strategic Plan

Sandy Gate – Central Growth Area

Site Reference: SA-EX-26

Housing and Employment Land Availability Assessment (HELAA) sites included: fe13bki

Parish(es): Not applicable

District(s): Exeter City Council

Site size: 36 hectares

Number of homes considered in Sustainability Appraisal Report: 625 – 806 homes

Indicative number of homes factoring in sensitivities and requirements (see below): 1,050 homes

Potential for employment use: Yes

Relationship with existing allocations and other potential GESP sites: A potential alternative motorway service station is identified at site SA-ED-27 (Poltimore East). The site is identified for future redevelopment in Exeter City Council’s Liveable Exeter Programme.

Planning status: The southern section of the site is allocated in the Newcourt Strategic allocation of the Exeter Core Strategy

Summary description of the site: A split site lying to the west of Junction 30 of the M5 motorway. The site contains a motorway services, fuel station, retail, surface car parking/park & ride, industrial/ employment units, hotel, restaurants and cafés, and agricultural land.

Opportunities

This site is identified for consideration in the GESP because:

  • It would support the relocation of the Motorway Service Area with potential to relieve congestion at Junction 30
  • It provides an opportunity to make more efficient use of a brownfield site
  • It is within cycling distance of Exeter city centre and has excellent access to public transport (bus services and Digby & Sowton Railway Station) giving the potential for car-free residential development
  • It has good proximity to existing key employment areas and job opportunities, including Sowton and Exeter city centre, with potential for improved active travel connections.

Sensitivities

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

  • Existing homes, businesses, park and ride site and motorway service station
  • Feasibility and potential high cost of altering the local highway and junctions
  • It 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 contains trees with Tree Protection Orders
  • Possible air and noise pollution from M5 motorway and the railway
  • A small area of the site is affected by flooding

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 existing dwellings nearby
  • Financial contributions towards improved medical facilities and provision, schools and other social infrastructure to serve the development
  • Retention of park and ride capacity on site or potential off-site relocation to A376 or A3052
  • Car-free residential development supported by more sustainable transport measures including car clubs and e-bikes
  • Measures to minimise car use and promote sustainable and active travel, including a financial contribution to enhance bus routes and provision of pedestrian/cycle routes that improve links to Digby & Sowton railway station and city centre
  • Highway enhancements to Junction 30, Sandygate roundabout and the A3052, including a financial contribution to secure an attractive travel interchange point
  • Funding of measures to reduce the impact on the Pebblebed Heaths and Exe Estuary including provision/contribution towards Suitable Alternative Natural Greenspace (SANG)
  • A variety of amenities and services including employment, recreational, leisure and retail spaces
  • 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

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