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Greater Exeter Strategic Plan

West Gate – Central Growth Area

Site Reference: SA-EX-22

Housing and Employment Land Availability Assessment (HELAA) sites included: None

Parish(es): Not applicable

District(s): Exeter City Council

Site size: 9 hectares

Number of homes considered in Sustainability Appraisal Report: 224-266 homes

Indicative number of homes factoring in sensitivities and requirements (see below): 620 homes

Potential for employment use: Yes

Relationship with existing allocations and other potential GESP sites: Close to the site options SA-EX-8 (South Gate) and SA-EX-23 (South St, Market St and Fore St). Policy S3 of the Exeter Local Plan 1st Review protects ground floor retail use at Riverside Retail Park. Policy CP10 of the Exeter Core Strategy protects facilities that meet the city’s community, social, health, leisure and recreational needs.

Planning status: The site is identified for future redevelopment in Exeter City Council’s Liveable Exeter Programme.

Summary description of the site: Predominantly brownfield. The site contains a retail park with car parking, offices and some residential properties. It also includes Riverside Leisure Centre, the remains of the Medieval Exe Bridge and a section of the City Wall.

Opportunities

This site is identified for consideration in the GESP because:

  • It provides a brownfield redevelopment opportunity
  • It is within walking distance of the city centre and has excellent access to public transport, jobs and services with potential for car-free residential development
  • A significant proportion is in public sector ownership, providing additional influence over design and delivery and the opportunity to reinvest proceeds into city improvements
  • It could incorporate a mix of uses including residential, employment, commercial and public realm.
  • There are on-going structural changes in the retail sector
  • It could deliver sustainable transport improvements including improved pedestrian and cycle connectivity across the river

Sensitivities

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

  • It includes a leisure centre, homes, businesses, public car parks and transport infrastructure A large area of the site is affected by flooding (flood zone 3)
  • It contains (and is adjacent to) historically important features including the medieval Exe Bridge and City Wall scheduled monuments and the Grade II listed St Thomas Station and Cricklepit Mill. The northern half of the site is within Riverside Conservation Area
  • It may impact upon the Exe Estuary, which is a Natura 2000 protected wildlife site sensitive to an increase in the number of visitors
  • Biodiversity interests are identified within the City Wall and protected species may use the River Exe
  • It may be contaminated and is affected by dust, air and noise pollution from existing businesses and vehicles
  • The site includes key river crossings and roads, which are key features of the city’s highway network and bus corridors

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, high density development that takes a strategic approach to flood risk and carefully respects and enhances the setting and character of heritage assets
  • New shops and workspaces, alongside a retained and potentially enhanced Riverside Leisure Centre
  • An expanded and enhanced public park around the medieval bridge, connected to the River Exe
  • Funding of measures to reduce the impact on the Exe Estuary, including provision/contribution towardsSuitable Alternative Natural Greenspace(SANG)
  • Designated cycle and pedestrian capacity, improving connections to the city centre
  • Wider highway changes including junction improvements and bus only provision
  • Contributions to expanded primary and secondary school provision and other social infrastructure to serve the development
  • Development will need to respect the privacy of existing dwellings

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