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Greater Exeter Strategic Plan

Westclyst and Mosshayne – Central Growth Area

Site Reference: SA-ED-25

Housing and Employment Land Availability Assessment (HELAA) sites included: ro14yot, 9515y3t, eu15yro

Parish(es): Broadclyst

District(s): East Devon District Council

Site size: 117 hectares

Number of homes considered in Sustainability Appraisal Report: 1,656 – 2,136 homes

Indicative number of homes factoring in sensitivities and requirements (see below): 1,600 homes

Potential for employment use: It could potentially accommodate employment uses in the part of the site fronting Tithebarn Lane

Relationship with existing allocations and other potential GESP sites: Sites immediately to the west of the site and the M5 and south of the site and the railway have been allocated by the East Devon Local Plan and Exeter Core Strategy and are now under construction. The site is in close proximity to significant numbers of jobs proposed on allocated sites in East Devon’s West End. Part of the site is allocated as Clyst Valley Regional Park.

Planning status: None

Summary description of the site: 117ha of predominantly agricultural land and marshland surrounded by the M5 motorway, railway and the River Clyst.

Opportunities

This site is identified for consideration in the GESP because:

  • It is close to Pinhoe train station
  • It is close to significant job opportunities in Exeter and the West End
  • It is well located to attract strategic employment development as part of a mix of uses
  • It could easily link in to the Monkerton/Tithebarn heat network
  • Pinhoe and the allocated urban extensions in the vicinity include a number of essential services already which could be enhanced

Sensitivities

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

  • 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
  • A large area of the site is affected by flooding
  • Topography and visual prominence in the north/east of the site could reduce capacity
  • Langaton Lane would currently be unsuitable and lacks resilience as sole point of access
  • The M5 and railway could act as barriers to movement causing issues of severance
  • Highway constraints in Pinhoe Village
  • The southern-most part of the site contains potentially important archaeological assets
  • A number of listed features exist within and nearby including the Broadclyst Conservation Area and associated Grade I Listed Buildings alongside Poltimore House, Killerton House and the Registered Park and Gardens
  • It contains part of the allocated Clyst Valley Regional Park
  • Local primary schools in Pinhoe are at/approaching capacity and the potential for Clyst Vale Community College to expand would need consideration
  • A large proportion of the site is high grade agricultural land
  • The noise from the M5 and railway could reduce capacity and need mitigation
  • 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:

  • Funding of measures to reduce the impact on the Pebblebed Heaths and Exe Estuary including provision of Suitable Alternative Natural Greenspace(SANG)
  • Measures to address the risk of flooding on site
  • Rail infrastructure improvements to enable half-hourly train service frequency
  • Potential local highway improvements
  • Pedestrian and cycle connectivity to jobs and services in Pinhoe, Exeter and West End of East Devon.
  • Measures to reduce noise impacts from the M5
  • On-site primary school provision including early years plus additional secondary places
  • High quality, accessible employment uses allowing for expansion of the Science Park
  • A variety of amenities and services including a small amount of convenience retail, sports, recreation and healthcare provision
  • Development will need to respect the privacy of existing dwellings located nearby

 

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