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Greater Exeter Strategic Plan

Water Lane – Central Growth Area

Site Reference: SA-EX-6

Housing and Employment Land Availability Assessment (HELAA) sites included: gq15yle, t313u6v, t416ya3

Parish(es): Not applicable

District(s): Exeter City Council

Site size: 26 hectares

Number of homes considered in Sustainability Appraisal Report: 1,363 – 1,620 homes

Indicative number of homes factoring in sensitivities and requirements (see below): 1,570 homes

Potential for employment use: Yes

Relationship with existing allocations and other potential GESP sites: Site is identified for mixed-use redevelopment in Policy KP6 of the Exeter Local Plan First Review and Policy CP3 of the Exeter Core Strategy (2006-2026. It is to the north of site option SA-EX-10 (Marsh Barton) and is identified for future redevelopment in Exeter City Council’s Liveable Exeter Programme.

Planning status: Previous planning applications for piecemeal residential development within the site have been refused, because the infrastructure and environment needed to create sustainable development will only be delivered if the site is redeveloped comprehensively. 800 homes are already committed in the Exeter Core Strategy.

Summary description of the site: Predominantly industrial site between the Exe Canal and a mainline railway. Also includes a large electricity sub-station, a vacant gas works, a biogas power station, existing homes, a social club and the disused Grace Road Playing Fields.

Opportunities

This site is identified for consideration in the GESP because:

  • It provides an opportunity to make more efficient use of a brownfield site
  • It has excellent access to public transport and is close to a wide range of job opportunities and facilities, giving the potential for car-free residential development
  • It gives an opportunity to significantly enhance the appearance of the area
  • A proportion is in public sector ownership, enabling additional influence over design and delivery and the opportunity to reinvest proceeds into city improvements
  • A proportion of the site has been put forward by landowners for development
  • Additional residents in this area could boost city centre viability

Sensitivities

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

  • It includes a number of existing business and utilities, plus public car, coach and boat parking
  • Most of the site is affected by flooding (flood zone 3)
  • Parts of the site are within the Waste Consultation Zones of the Marsh Barton energy from waste plant and the Exton Road recycling facility
  • It may impact upon the Exe Estuary, which is a Natura 2000 protected wildlife site sensitive to an increase in the number of visitors
  • It adjoins a County Wildlife Site (the Canal) and may contain Great Crested Newts and other protected species
  • It is likely to be contaminated and is affected by dust, air and noise pollution from existing businesses, vehicles and the railway
  • It may contain archaeological remains and includes some locally listed buildings

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 and high density design that takes a strategic approach to flood risk mitigation
  • Provision of new workspaces, shops/leisure uses and community facilities including a primary school with early years
  • Potential off-site relocation of the electricity sub-station
  • Phased development that takes account of the Marsh Barton energy from waste plant ensuring its operation, and biogas power station. Development that respects the privacy of existing residents
  • Car-free residential development supported by more sustainable transport measures including car- clubs and e-bikes
  • Other measures to minimise car use including vehicular access restrictions and financial contributions towards pedestrian/cycle routes including a new crossing of the Exe Canal
  • Funding of measures to reduce the impact on the Exe Estuary, including provision/contribution towards Suitable Alternative Natural Greenspace(SANG)
  • Financial contributions towards improved medical facilities and utilities provision in Exeter

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