Planning in East Devon

Retention of Land for Sport and Recreation

Proposals that would result in the loss of open space currently or previously used for recreation and/or sports uses, play areas or playing fields will not be permitted unless: 1. Alternative provision of equivalent community benefit is made available and will be appropriately laid out by the applicant as a replacement. Or 2. Sports and recreational facilities can best be retained and enhanced through the redevelopment of a small part of the site. Or 3. Locally There is an excess of public open space, children's play areas or sports pitch provision in the area as the case may be.

New Open Space, Sports Facilities and Parks

Within or adjoining urban or built-up areas, permission will be granted for new open space areas, allotments, sports facilities and parks, the accommodation of the visual and performing arts, and the upgrading or enhancement of existing facilities provided the following criteria are met: 1. They do not unduly affect the character and appearance of the area and the visual and physical amenities enjoyed by adjoining residential areas. 2. They are accessible by public transport, bicycle and on foot. 3. Appropriate car and cycle parking is provided. 4. The proposed road access to the site provides for safe exit and entry and the local road network can safely accommodate the extra traffic the proposal would generate. 5. The facilities are located without detriment to the best and most versatile agricultural land, nature conservation interest and the conservation of areas of landscape, scientific, archaeological or historic interest.

Allotments

Permission will not be granted for proposals involving the loss of allotments for other development unless there is insufficient demand for allotment use or appropriate alternative sites can be provided.

Recreation Facilities in the Countryside and on the Coast

Planning permission will be granted for outdoor recreation facilities in the countryside and on the coast provided that the nature of the activities undertaken or the space requirements of the proposal require a countryside or coastal location and: 1. The facilities or development proposals are in scale with the character, environmental characteristics and setting of the area and do not conflict with countryside, nature or landscape policies, nor detract from the amenities of the area. 2. The proposals allow for safe access and discreet parking arrangements, particularly in environmentally sensitive areas, and do not result in the loss of or cause unacceptable disruption to existing public rights of way. 3. On site facilities should be appropriate to meet the needs of the proposal and links with adjacent footpaths and bridleways should be suited to any proposed site uses. Where indoor areas are required use should be made of existing buildings. Any new buildings and necessary extensions should be limited in scale and be in close proximity to existing groups of buildings or an existing settlement. Where it is proposed to extend or intensify an existing use the cumulative effect of the use will be considered in the interests of the character of the area.

Community Buildings

New community facilities and buildings will be accommodated on sites that lie within or adjacent to Built-up Area Boundaries. Where residential development intensifies the need for community buildings a developer contribution towards their provision or the upgrading of existing buildings will be sought.

Local Community Facilities

Proposals for new facilities, extensions and/or alterations to existing facilities to serve the local community will be permitted on sites within or adjoining Built-up Area Boundaries provided they meet the following criteria in full: 1. The proposal would be compatible with the character of the site and its surroundings and in villages with the rural character of the settlement. 2. The proposal will be well related to the built form of the settlement and close to existing development. 3. The site is accessible by a variety of types of transport, including walking and cycling and the amount of traffic generated by the proposal could be accommodated on the local highway network without harming road safety. 4. The proposal would not be detrimental to the amenity of neighbouring residents by reason of undue noise or traffic. In the countryside, outside defined Built-up Area Boundaries, proposals will only be permitted if they meet the above criteria and a need for the facility has been proven. Planning Permission will not be granted for developments that would result in the loss or closure of a community facility unless the community facility is no longer needed or is not viable or an alternative facility of equal or higher value is being provided.

Shared Community Facilities

In order to ensure that land is used efficiently and effectively, to ensure that facilities become a vibrant focus for community activities and to enable access by a wide section of the community, proposals for new community facilities, both public and private, will be expected to be capable of dual-use, as considered appropriate by the community and unless local circumstances indicate that dual use is not appropriate. Proposals for new community facilities in villages and rural areas should share existing premises wherever possible.

Community Safety

Through the East and Mid Devon Community Safety Partnership the Council will work to reduce crime and the fear of crime in the District. The Council will encourage new development that has been designed to minimise potential for criminal activity and incorporates the principles of 'Secured by Design' and will support development proposals aimed specifically at improving community safety.

Balanced Communities

By balanced communities we mean that in any area or neighbourhood there is a match between jobs, homes, education, and social and community facilities. Ideally these should compliment the range of ages of the resident population and have appropriate access for those with disabilities. Key components of a balanced community include: a) Securing employment provision across East Devon - this should reduce the need for commuting - where housing is proposed we will require new job provision. b) Securing social, educational, green infrastructure and health and community facilities - these facilities play a central part in community life and new housing should help secure their provision and keep the community vibrant and viable by making financial contributions towards their provision or by providing such facilities on site where necessary. c) Getting more age-balanced communities - many East Devon communities have an overtly aged population profile. Where this is the case we will encourage residential development that will be suited to or provide for younger people and younger families.

Open Space Standards

Open space standards have been defined in the Open Space Study 2012 (including urban and rural standards) and are shown below. Standards are minimums that may be exceeded. Developments proposing net new dwellings will be expected to provide for open space on-site in line with the table below where there is a demonstrable need for such open space in the vicinity. Developments will be assessed against existing provision in the parish in which they are proposed. Where existing provision of specific typologies exceeds quantity standards, on-site provision will only be required where the existing open space typology is of poor quality or is in some other manner deficient such as not matching up to the accessibility standard. Developments will be expected to provide open space on-site through a Section 106 Agreement in line with the following thresholds: • 9 dwellings or less will not be required to provide any specific open space typologies on-site, however developers may choose to make such provision. • 10 – 49 dwellings will be required to provide amenity open space on-site as per the standards below. • 50 – 199 dwellings will be required to provide amenity open space, and children's and youth play space on-site as per the standards below. • 200+ dwellings will be required to provide for all open space typologies on-site as per the standards below. It may be necessary or desirable to provide more of certain typologies and subsequently less of others depending on site specifics and an appropriate layout and arrangement will be considered during the planning application process. Where a developer considers an alternative mix is more appropriate evidence should be submitted with an application to demonstrate the justification for an alternative approach. Provision of new off-site open space or enhancement of existing off-site open space will be funded through the Community Infrastructure Levy (CIL) if considered necessary. Until adoption of CIL, off-site open space will be funded through financial contributions as part of a Section 106 Agreement where on-site provision is impractical or non-viable. Developments which do not meet these requirements will be refused planning permission where the Council considers them capable of delivering the required open space on-site unless viability assessment proves otherwise. Provision of outdoor sports pitch requirements (grass and artificial) will be guided by the Playing Pitch Strategy. Provision of tennis courts and bowling greens will be guided by the Open Space Study Fixed Sports Assessment. All open space typologies must be delivered in appropriate locations as agreed with the Council and must not be located within land recognised as floodzone 2 (with the exception of natural and semi-natural greenspace which potentially it may be appropriate to provide this way). Urban standards apply to the operative town (Parish) council areas of Axminster, Budleigh Salterton, Exmouth, Honiton, Ottery St Mary, Seaton and Sidmouth. Urban standards also apply to the allocated Cranbrook site. Rural standards apply to developments everywhere else in the district. Existing open space sites will be protected and, where appropriate, new sites designated.

Design and Local Distinctiveness

In order to ensure that new development, including the refurbishment of existing buildings to include renewable energy, is of a high quality design and locally distinctive, a formal Design and Access Statement should accompany applications setting out the design principles to be adopted should accompany proposals for new development. Proposals should have regard to Village and Design Statements and other local policy proposals, including Neighbourhood Plans, whether adopted as Supplementary Planning Guidance or promoted through other means. Proposals will only be permitted where they: 1. Respect the key characteristics and special qualities of the area in which the development is proposed. 2. Ensure that the scale, massing, density, height, fenestration and materials of buildings relate well to their context. 3. Do not adversely affect: a) The distinctive historic or architectural character of the area. b) The urban form, in terms of significant street patterns, groups of buildings and open spaces. c) Important landscape characteristics, prominent topographical features and important ecological features. d) Trees worthy of retention. e) The amenity of occupiers of adjoining residential properties. f) The amenity of occupants of proposed future residential properties, with respect to access to open space, storage space for bins and bicycles and prams and other uses; these considerations can be especially important in respect of proposals for conversions into flats. 4. Have due regard for important aspects of detail and quality and should incorporate: a) Secure and attractive layouts with safe and convenient access for the whole community, including disabled users. b) Measures to create a safe environment for the community and reduce the potential for crime. c) Use of appropriate building materials and techniques respecting local tradition and vernacular styles

Landscape Requirements

Landscape schemes should meet all of the following criteria: 1. Existing landscape features should be recorded in a detailed site survey, in accordance with the principles of BS 5837:2012 'Trees in Relation to Construction' (or current version) 2. Existing features of landscape or nature conservation value should be incorporated into the landscaping proposals and where their removal is unavoidable provision for suitable replacement should be made elsewhere on the site. This should be in addition to the requirement for new landscaping proposals. Where appropriate, existing habitat should be improved and where possible new areas of nature conservation value should be created. 3. Measures to ensure safe and convenient public access for all should be incorporated. 4. Measures to ensure routine maintenance and long term management should be included. 5. Provision for the planting of trees, hedgerows, including the replacement of those of amenity value which have to be removed for safety or other reasons, shrub planting and other soft landscaping. 6. The layout and design of roads, parking, footpaths and boundary treatments should make a positive contribution to the street scene and the integration of the development with its surroundings and setting.

Trees and Development Sites

Permission will only be granted for development, where appropriate tree retention and/or planting is proposed in conjunction with the proposed nearby construction. The council will seek to ensure, subject to detailed design considerations, that there is no net loss in the quality of trees or hedgerows resulting from an approved development. The development should deliver a harmonious and sustainable relationship between structures and trees. The recommendations of British Standard 5837:2012 (or the current revision) will be taken fully into account in addressing development proposals. No building, hard surfacing drainage or underground works will be permitted that does not accord with the principles of BS 5837 or Volume 4 National Joint Utilities Group (NJUG) Guidelines for the Planning, Installation and Maintenance of Utility Apparatus in Proximity to Trees – Issue 2 (or the current revision or any replacement) unless, exceptionally, the Council is satisfied that such works can be accommodated without harm to the trees concerned or there are overriding reasons for development to proceed. The Council will as a condition of any planning permission granted, require details as to how trees, hedges and hedge banks will be protected prior to and during and after construction. The Council will protect existing trees and trees planted in accordance with approved landscaping schemes through the making of Tree Preservation Orders where appropriate or necessary. Planning permission will be refused for development resulting in the loss or deterioration of ancient woodland and the loss of aged or veteran trees found outside ancient woodland, unless the need for, and benefits of, the development in that location clearly outweigh the loss.

Applications for Display of Advertisements

Consent will be granted for applications for the display of advertisements taking into consideration their merits in the interests of amenity and/or public safety and where the following criteria are met: 1. The advertisement is appropriately positioned in relation to the design of the building and is of an appropriate scale. 2. The advertisement does not create a hazard to traffic safety, whether vehicular or pedestrian. 3. Advertisements are kept to the minimum, and amalgamated wherever possible, to avoid clutter which would detract from the character of the building and the street scene. 4. Where a sign is lit the type and level of illumination is appropriate given the general level of lighting in the area. 5. The construction materials and the colours of the advertisement are sympathetic to the building and area.

Local Distinctiveness in the Built Environment

Local distinctiveness and the importance of local design standards in the development process will be of critical importance to ensure that East Devon's towns and villages retain their intrinsic physical built qualities. Where towns or villages are or have been despoiled we will seek to have qualities reinstated through good design. Use of local materials and local forms and styles will be essential to this distinctiveness. We will work with our partners and local communities to produce Design Statements to guide new development and ensure its appropriateness.

Development within Built-Up Area Boundaries

Built-up Area Boundaries are defined on the Proposals Map around the settlements of East Devon that are considered appropriate through strategic policy to accommodate growth and development. Within the boundaries development will be permitted if: 1. It would be compatible with the character of the site and its surroundings and in villages with the rural character of the settlement. 2. It would not lead to unacceptable pressure on services and would not adversely affect risk of flooding or coastal erosion. 3. It would not damage, and where practical, it will support promotion of wildlife, landscape, townscape or historic interests. 4. It would not involve the loss of land of local amenity importance or of recreational value; 5. It would not impair highway safety or traffic flows. 6. It would not prejudice the development potential of an adjacent site. For the main Local Plan the boundaries relate to the Towns of East Devon. For our Villages they will be defined in the Villages Development Plan Document. Where a local community prepare a Neighbourhood Plan they may specifically allocate sites and/or include criteria based or other policies for promoting development/land uses beyond the boundary. Such 'outside of boundaries' policy provision would supersede relevant constraint considerations set out in 'Strategy 7 - Development in the Countryside' and also other relevant constraint policies.

Employment Generating Development in Built-Up Areas

Within Built-up Area Boundaries, on sites not allocated or reserved for other uses, new businesses or expansion of existing businesses will be permitted provided the proposed development, whether through re-use of existing buildings or new build, meets the following criteria in full: 1. Where practical it is accessible by pedestrians, cyclists and public transport. 2. It would not generate traffic of a type or amount inappropriate for the character of access roads or require improvements that would damage the character of those roads. 3. It would not harm the character or setting of local settlements or the amenity of nearby residents. 4. It would not harm any site of nature conservation value or archaeological importance or any building of architectural or historic interest. 5. It would blend into the landscape and/or townscape in terms of design, siting and materials. Within the Built-up Area Boundaries of the seven coastal and market towns of the district we will support regeneration schemes designed to increase net job opportunities in the business, retail and/or leisure use classes, subject to the criteria listed above.

Rural Diversification

Proposals to diversify and expand upon the range of traditional agricultural related economic activities undertaken in rural areas will be permitted where a proposal meets the following criteria in full: 1. The proposal is complementary to, or compatible with, the agricultural operations in the rural area or on a farm and is operated as part of an overall holding. 2. The character, scale and location of a proposal are compatible with its landscape setting and any area of nature conservation importance. 3. The proposal would not use the best and most versatile agricultural land. 4. The likely amount of traffic generated by the proposal could be accommodated on the local highway network without harming road safety and without adverse visual impact upon the surrounding countryside. 5. Any new building (and associated parking and other structures/storage) does not detract from the historic environment is modest in scale and is sited in or adjacent to an existing group of buildings and is of a compatible design and will blend into the landscape in terms of design, siting and materials. 6 The proposal would not cause noise, air or water pollution or flooding nor harm the amenity of local residents. 7. All new agricultural and agricultural related buildings within 1 kilometre of sighting of barn owls or signs of their activity with a ridge height of 3 metres or more shall make suitable provision for the nesting of barn owls, whether or not they have been observed at the site.

Small Scale Economic Development in Rural Areas

In villages and rural areas small scale economic development (not including retail use classes/other uses in Classes A1 – A4) and expansion of existing businesses designed to provide jobs for local people will be permitted where: 1. It involves the conversion of existing buildings. Or 2. If new buildings are involved, it is on previously developed land. Or 3. If on a Greenfield site, shall be well related in scale and form and in sustainability terms to the village and surrounding areas. Provided that the following criteria are met: a safe highway access, the local highway network is capable of accommodating the forecast increase in traffic established by a Traffic Assessment, no detrimental impact upon the amenities of neighbouring properties, wildlife, landscape or historic interests. All new buildings shall be designed to blend into their location and shall meet sustainable construction and on site renewable energy production. In order to ensure that land is retained for the benefit of the local economy, permitted development rights allowing changes to alternative uses will be withdrawn.

Extensions to Existing Employment Sites

Outside Built-up Area Boundaries and where it is clear that a business or employment site or estate is at or near full occupancy the Council will permit the small scale expansion of the site in a manner that is proportionate to the existing size and scale of site operations provided the following criteria are met in full: 1. The local highway network is capable of accommodating the forecast increase in traffic established by a Traffic Assessment; or where these can be mitigated either by physical works being undertaken by the applicant or contributions are secured towards the cost of the works. 2. There will be no detrimental impact upon any nearby residential properties. 3. No protected landscapes or historic interests or other environmental interests are adversely affected and the existing local biodiversity and habitats are conserved or enhanced. In association with any development encouragement will be given for on-site renewable energy production. In order to ensure that land is retained for the benefit of the local economy, permitted development rights allowing changes to alternative uses will be withdrawn. This policy will not apply at Hill Barton and Greendale business Parks.

Future Development at or near Exeter International Airport

The Local Plan recognises the importance of airport expansion and encourages supporting infrastructure to provide for its direct airport related growth. It is recognised that many operational uses do not require planning permission and these developments, where compatible with safe and efficient airport operation and where they do not have adverse impacts on land within operational boundaries, will be supported. The Habitats Regulations require the Appropriate Assessment of any project where the likelihood of significant effects on European wildlife sites cannot be ruled out Developments that are near to or could be affected by noise from the airport will not be allowed unless evidence is provided that current or futures users or occupiers of new dwellings, schools, open spaces or other sensitive uses will not be significantly adversely affected, taking proposed mitigations into account, by airport related noise.

Future Development of Exeter Airport Business Park

To enable modest expansion of the Exeter Airport Business Park 5 hectares of additional land (over and above the Training Academy and hotel site) is allocated, for business/employment generating uses as shown on the Proposals Map. Highway improvements will be required in order to access this site and also to enhance general airport access.

Development at Axminster

In Axminster we will support and reinforce the town's role as a self-contained medium-sized town, serving the employment, commercial and community service needs of the settlement and its rural surroundings. Proposals for development in Axminster should be consistent with the strategy, which is to: 1. New homes - encourage the building of substantial numbers of new homes. 2. Jobs – provide employment land. 3. Town Centre - give priority to the enhancement of the environment and promotion of business opportunities in the expanded town centre shopping area defined on the Proposals Map to provide the focus for jobs, shops and tourism. Promote the regeneration of the Webster Garage site and adjoining land to support commercial activity, enhance the public realm and address traffic congestion issues. 4. Transport - support the provision of better sustainable (non-car) transportation, including footpaths, cycle routes and bus services both within the town and to link with the countryside and other settlements. Introduce through-route large vehicle traffic management measures and promote a North-South relief road. 5. Infrastructure - ensure quality, accessible recreational facilities and secure drainage improvements for the town to mitigate the likely environmental impact of new housing. Support the schools, health and other service providers to meet their accommodation needs and local aspirations for new and improved facilities. 6. Environment - make sure that any development does not harm wildlife and habitats in the Axminster area. In particular, the water quality of the River Axe and the surrounding wildlife sites should be protected.

Sustaining and Diversifying Rural Enterprises

The Local Plan will provide for developments that will help sustain and diversify agricultural and traditional rural enterprises and add value to rural produce. The reuse of rural buildings to provide jobs and accommodate business start ups and expansions will be encouraged.

Promoting Opportunities for Young People

Support will be provided for initiatives that promote enhanced opportunities for access to further education, housing suitable for first time buyers and training/apprenticeships posts for young people. Largescale major development proposals will be encouraged to incorporate measures to promote these outcomes/initiatives.

Inward Investment, Communication Links and Local Benefits

Support will be given to promoting inward investment by businesses and service providers and to improvements of both transport links and electronic media links. The Council will seek to secure opportunities for local residents (including young people and people who are disadvantaged in the labour market) and local businesses to benefit from employment and procurement associated with largescale major developments and investment through a targeted recruitment, training and supply chain agreement with the developers. This may form part of a planning agreement.

Future Job and Employment Land Provision

Employment provision can potentially achieve greater education and skills development for the population of East Devon, particularly through work-based training opportunities. In order to secure local job provision we will promote mixed use developments and provision of employment uses close to where people live. Appropriate, sustainable, mixed use schemes of all scales incorporating housing and employment will be encouraged across the district. All large scale major housing developments (or parts/phases of any large scale major development) should be accompanied by employment provision to provide around: 1. One job for each new home built. 2. Around 1 hectare of employment land for each 250 homes proposed. As part of any proposal for development of employment land evidence will be taken into account on suitability of existing available and unused or underused employments sites and the ability of these to meet the needs for proposed development. On development between 50-199 units, applicants will be encouraged to make provision of 'live/work' units at 10% of the total units to be constructed and we will encourage the 'work' element to be appropriately secured by condition or S106 Agreement. In the villages we may allocate mixed use development sites and encourage the provision of a range of employment types. On smaller developments, provision for home working will be encouraged in individual dwellings.

Resisting Loss of Employment, Retail and Community Sites and Buildings

In order to ensure that local communities remain vibrant and viable and are able to meet the needs of residents we will resist the loss of employment, retail and community uses. This will include facilities such as buildings and spaces used by or for job generating uses and community and social gathering purposes, such as pubs, shops and Post Offices. Permission will not be granted for the change of use of current or allocated employment land and premises or social or community facilities, where it would harm social or community gathering and/or business and employment opportunities in the area, unless: 1. Continued use (or new use on a specifically allocated site) would significantly harm the quality of a locality whether through traffic, amenity, environmental or other associated problems; or 2. The new use would safeguard a listed building where current uses are detrimental to it and where it would otherwise not be afforded protection; or 3. Options for retention of the site or premises for its current or similar use have been fully explored without success for at least 12 months (and up to 2 years depending on market conditions) and there is a clear demonstration of surplus supply of land or provision in a locality; or 4. The proposed use would result in the provision or restoration of retail (Class A1) facilities in a settlement otherwise bereft of shops. Such facilities should be commensurate with the needs of the settlement. Employment uses include those falling into Class B of the Use Classes Order or similar uses classified under planning legislation as 'Sui Generis' uses. Redundant petrol filling stations and associated garage facilities will fall within the scope of this policy as do public and community uses and main town centre uses and other uses that directly provide jobs or employment, community meeting space or serve a community or social function.

Promotion of Tourism in East Devon

The Council will support and facilitate high quality tourism in East Devon that promotes a year-round industry that is responsive to changing visitor demands. Tourism growth should be sustainable and should not damage the natural assets of the District but aim to attract new tourism related businesses that can complement the high quality environment of East Devon.

Major Development at East Devon's West End

High quality development with associated infrastructure, built within a high quality landscape setting, will be provided in East Devon's West End. The overarching strategy for development will need to dovetail with the development strategy for Exeter with the provision of homes close to jobs and other facilities and services. High quality walking and cycling connections; enhanced bus and rail services, and improved highway provision will be integral to the overall development. Within the West End of East Devon the following schemes will be provided: 1. Cranbrook - Major new East Devon market town; 2. Pinhoe - Mixed use, residential led development; 3. North of Blackhorse/Redhayes (Tithebarn Green/Mosshayne) – residential development; 4. Skypark - Substantial high quality business park; 5. Exeter Science Park - Research/technology employment site; 6. Exeter International Airport - Provision to be made for airport-related employment uses within operational site area; 7. Multi-modal Interchange - Facility for interchange of goods and distribution centre; and 8. Exeter Airport Business Park - Middle range business park providing for medium to smaller business uses. The major developments at East Devon's West End and the Clyst Valley Regional Park proposals are identified on the Proposals Map (West End inset map). Funding contributions will be sought from all developments in the West End to secure implementation of integrated transport and infrastructure provision.

Locations without Access to Natural Gas

Where development is proposed in locations that are not connected to the natural gas network, space heating and domestic hot water should be provided by low carbon heat sources.

Sustainable Design and Construction

Encouragement is given for proposals for new development and for refurbishment of, conversion or extensions to, existing buildings to demonstrate through a Design and Access Statement how: a) sustainable design and construction methods will be incorporated, specifically, through the re-use of material derived from excavation and demolition, use of renewable energy technology, landform, layout, building orientation, massing, use of local materials and landscaping; b) the development will be resilient to the impacts of climate change; c) potential adverse impacts, such as noise, smell, dust, arising from developments, both during and after construction, are to be mitigated. d) biodiversity improvements are to be incorporated. This could include measures such as integrated bat and owl boxes, native planting or green roofs. Until the adoption of nationally prescribed standards, developments of 10 or more dwellings or 1,000m2 of commercial floor space should be assessed using the CSH or BREEAM, with housing developments meeting at least CSH Level 4 from 2013 and other uses BREEAM of at least 'Very Good'. Due to their scale, developments in the West End and developments over 4 ha or 200 dwellings elsewhere in East Devon should achieve levels of sustainability in advance of those set out nationally. The Council will wish to see homes built to Code for Sustainable Homes Level 4 and this will be a material consideration. Proposals for water harvesting and sustainable waste management will be encouraged. In building refurbishments the Council will encourage and promote the integration of renewable energy into existing buildings.

Renewable and Low Carbon Energy Projects

Renewable or low-carbon energy projects in either domestic or commercial development will in principle be supported and encouraged subject to them following current best practice guidance and the adverse impacts on features of environmental and heritage sensitivity, including any cumulative landscape and visual impacts, being satisfactorily addressed. Applicants will need to demonstrate that they have; 1. taken appropriate steps in considering the options in relation to location, scale and design, for firstly avoiding harm; 2. and then reducing and mitigating any unavoidable harm, to ensure an acceptable balance between harm and benefit. Where schemes are in open countryside there will be a requirement to remove all equipment from the site and restore land to its former, or better, condition if the project ceases in the future. Wind turbines will only be permitted where they are in accordance with a Neighborhood Plan or Development Plan Document.

Decentralised Energy Networks

Decentralised Energy Networks will be developed and brought forward. New development (either new build or conversion) with a floor space of at least 1,000m2 or comprising ten or more dwellings should, where viable, connect to any existing, or proposed, Decentralised Energy Network in the locality to bring forward low and zero carbon energy supply and distribution. Where there is no existing Decentralised Energy Network in the locality, proposals for larger developments of 4 hectares (either housing or other buildings) or 200 houses should evaluate the potential for such systems and implement them where they are viable over the life of the developments in the locality. Specific provision should be made at allocated sites at: a) Axminster – Land to the north and east of the Town; b) Exmouth – Land at Goodmores Farm; c) Honiton – Land at Reserve site – West of Hayne Lane. Consumer choice of energy sources will be retained when decentralised energy networks are developed. Project level Habitat Regulation assessments may be needed to ensure that any new infrastructure needs are met without adverse impacts on European sites.

Allowable Solutions

In some instances on site provision of renewable technologies will not be desirable or appropriate. Where this is the case developments can meet requirements through contributing to 'off site' provision in the form of making 'Allowable Solutions contributions'. Monies gathered will contribute to a 'Community Energy Fund' that will be used to pay for/contribute to energy conservation/renewable initiatives.

Land of Local Amenity Importance

Development of land shown on the Proposals Map as being Land of Local Amenity Importance will not be permitted unless a clear community need for the proposal has been identified and where the development cannot be accommodated elsewhere and would either complement or not undermine the open character of the area.

Development on High Quality Agricultural Land

The best and most versatile agricultural land (Grades 1, 2 and 3a) will be protected from development not associated with agriculture or forestry. Planning permission for development affecting such land will only be granted exceptionally if there is an overriding need for the development and either: 1. Sufficient land of a lower grade (Grades 3b, 4 and 5) is unavailable or available lower grade land has an environmental value recognised by a statutory wildlife, historic, landscape or archaeological designation and outweighs the agricultural considerations. Or 2. The benefits of the development justify the loss of high quality agricultural land. If best and most versatile land needs to be developed and there is a choice between sites in different grades, land of the lowest grade available must be used except where other sustainability considerations, including intrinsic nature conservation value of a site, outweigh land quality issues.

Control of Pollution

Permission will not be granted for development which would result in unacceptable levels, either to residents or the wider environment of: 1. Pollution of the atmosphere by gas or particulates, including smell, fumes, dust, grit, smoke and soot. 2. Pollution of surface or underground waters including: a) Rivers, other watercourses, water bodies and wetlands. b) Water gathering grounds including water catchment areas, aquifers and groundwater protection areas. c) Harbours, estuaries or the sea. 3. Noise and/or vibration. 4. Light intrusion, where light overspill from street lights or floodlights on to areas not intended to be lit, particularly in areas of open countryside and areas of nature conservation value. 5. Fly nuisance. 6. Pollution of sites of wildlife value, especially European designated sites or species. 7. Odour.

Contaminated Land

Where it is anticipated that contamination may be present on or near to a development site, a contaminated land assessment will be required. The assessment must be agreed with the Council and must: a) Identify and characterise the contamination; b) Identify the risks; and c) Identify remediation and/or mitigation measures. Where identified as necessary, the agreed measures must be taken to remediate the site prior to or during the development. Development on or in close proximity to active or former waste sites will only be permitted where it can be demonstrated that there will be no harm to future occupiers of the site from leachate or landfill gas or other waste arisings.

Notifiable Installations

Proposals for development within a notified consultation zone around a hazardous installation will be permitted only if there is no health and safety risk to that development.

Maintenance of Water Quality and Quantity

The Council will require developers to take appropriate measures to ensure that development does not adversely affect the quality or quantity of either surface or groundwater. Development that would result in adverse impacts or potential for pollution will be restricted within Source Protection Zones.

The Valley Parks in Exmouth

Within the Valley Parks in Exmouth on land identified on the Proposals Map as "Proposed Public Open Space" development other than that to provide a safe corridor for pedestrians, cyclists and disabled users and for outdoor recreation will not be permitted. New footpaths and cycleways should form an integral part of all new developments and where practical provide links to strategic and local routes, open space and recreation areas and to the Valley Parks. Initiatives to improve access to, enjoyment of and the physical extent of the Valley Parks in Exmouth, to include existing adjoining open space and new open space, will form part of a Suitable Alternative Natural Green Space (SANGS) mitigation measure for relieving visitor pressure and adverse impacts on the Exe Estuary and the Pebblebed Heaths. A particular onus will be attached to measures that will attract dog walkers away from the more sensitive estuary and Pebblebed heath sites and into less wildlife sensitive valley Park locations. Though the Valley Parks will serve a wider function than just being SANGS.

River and Coastal Flooding

A sequential approach will be taken to considering whether new developments excluding minor developments and changes of use (minor development includes non residential extensions with a footprint of less than 250 square metres, development that does not increase the size of the building or householder development unless it would create a separate dwelling) will be permitted in areas subject to river and coastal flooding. Wherever possible developments should be sited in Flood Zone 1 as defined in the East Devon District Council Strategic Flood Risk Assessment. Only if there is no reasonably available site in Flood Zone 1 will locating the development in Flood Zone 2 and then Flood Zone 3 be considered. The flood vulnerability of proposed development, as set out in Appendix D of the East Devon Strategic Flood Risk Assessment will be taken into account. If, after following this sequential approach, acceptable sites cannot be found and the development is necessary for wider sustainable development reasons, development may be permitted if all of the following criteria are met. 1. It is demonstrated that the development provides wider sustainability benefits to the community that outweigh flood risk. 2. The proposed development is on previously developed land that is suitably located and available for development, unless no reasonable alternative sites are available. 3. A flood risk assessment demonstrates that the development will be safe, without increasing flood risk elsewhere and, where possible, will reduce flood risk overall. This shall not apply to 'highly vulnerable' development in Flood Zone 3a or 'less vulnerable'; 'more vulnerable'; or 'highly vulnerable' development in Flood Zone 3b as defined in the East Devon Strategic Flood Risk Assessment.

Surface Run-Off Implications of New Development

Planning permission for new development will require that: 1. The surface water run-off implications of the proposal have been fully considered and found to be acceptable, including implications for coastal erosion. 2. Appropriate remedial measures are included as an integral part of the development, and there are clear arrangements in place for ongoing maintenance over the lifetime of the development. 3. Where remedial measures are required away from the application site, the developer is in a position to secure the implementation of such measures. 4. A Drainage Impact Assessment will be required for all new development with potentially significant surface run off implications. 5. Surface water in all major commercial developments or schemes for 10 homes or more (or any revised threshold set by Government) should be managed by sustainable drainage systems, unless demonstrated to be inappropriate.

Development Affected by Coastal Change

Where there is robust evidence to demonstrate that permanent homes (with unrestrictive occupancy) or community facilities, commercial or business uses that are considered important to coastal communities are likely to be affected by coastal erosion within 20 years of the date of the proposal, proposals for relocation/replacement may be considered favourably subject to the following criteria: 1. The new development is located in an area at less risk of coastal erosion; 2. The replacement property is located close to the community from which it is displaced and has an acceptable relationship with it in terms of character, setting, local amenity and any special landscape designations; 3. Overall, taking both the existing and proposed buildings into account, the proposal should not have an additional detrimental impact on the landscape, townscape or biodiversity of the area, taking into account any special designations; 4. The existing site is either cleared and restored with enhancements for nature conservation or put to use to benefit the local community within three months of the first use of the replacement. The future use of the site should be secured in perpetuity and provision made for public access to the coast where appropriate; 5. The development is consistent with the criteria set out in Policy S7 - Development in the Countryside; and 6. In the case of a residential proposal, the gross volume of the replacement dwelling is no larger than the one it is to replace.

Land at the Byes in Sidmouth

Land at the Byes is designated on the Proposals Map. The only development which will be permitted in this area is that which will not detract from its amenity, nature conservation and/or recreational value to the town.

Protection of Local Nature Reserves, County Wildlife Sites and County Geological Sites

Development or land-use changes likely to have an adverse effect, either directly or indirectly, on: 1. Local Nature Reserves. 2. County Wildlife Sites. 3. County Geological Sites. either as identified on the Proposals Map in the Local Plan or otherwise existing in the plan area will only be permitted if the justification for the proposals clearly outweighs any harm to the intrinsic nature conservation and/or scientific value of the site. Where development is permitted on such sites mitigation will be required to reduce the negative impacts and where this is not possible adequate compensatory habitat enhancement or creation schemes will be required and/or measures required to be taken to ensure that the impacts of the development on valued natural features and wildlife have been mitigated to their fullest practical extent.

Wildlife Habitats and Features

Wherever possible sites supporting important wildlife habitats or features not otherwise protected by policies will be protected from development proposals which would result in the loss of or damage to their nature conservation value, particularly where these form a link between or buffer to designated wildlife sites. Where potential arises positive opportunities for habitat creation will be encouraged through the development process. Where development is permitted on such sites mitigation will be required to reduce the negative impacts and where this is not possible adequate compensatory habitat enhancement or creation schemes will be required and/or measures required to be taken to ensure that the impacts of the development on valued natural features and wildlife have been mitigated to their fullest practical extent.

Green Infrastructure in East Devon's West End

We will ensure that the Green Infrastructure Strategy for East Devon's West End dovetails with comparable work being undertaken in Exeter to provide a green framework within which strategic development occurs. All development proposals of the West End will individually and collectively contribute to the implementation and long-term management of green infrastructure initiatives through appropriate contributions and/or on site provision, and Green Infrastructure initiatives should feature in all developments. Clyst Valley Regional Park Land to accommodate the Clyst Valley Regional Park is allocated on the Proposals Map. Developer contributions, the Community Infrastructure Levy and other agricultural-environmental funding streams will be used in combination to deliver this 'landscape' scale strategic project. Landowner, developer and multi-agency collaboration will be essential to achieve the broad range of outcomes intended for this area to ensure the planned growth is delivered sustainably over the plan period. The Clyst Valley Regional Park will: a) Provide high quality natural green space that is complementary to development and will be a stimulus to encourage commercial and business development of the highest standard. b) Ensure natural ecosystems function in the West End of our District and ensure residents, workers, school children and visitors of all abilities have easy access to high quality open spaces, with linked benefits to health, education and food production. c) Take recreation pressure away from more environmentally sensitive locations thereby overcoming concerns arising from application of the Habitat Regulations that would otherwise prevent development coming forward. Provision of the park could help address need and requirements arising from development in other parts of East Devon, Exeter and potentially Teignbridge. We will encourage a park that 'reaches into' the open spaces of our neighbouring authority partners. d) Provide new wildlife corridors that enhance the biodiversity of the West End. e) Provide green corridors, open space and biodiversity enhancement areas. Enhance cycling and walking opportunities to link habitats and sustainable movement networks that promote the overall recreational experience for the West End. f) Conserve and enhance heritage assets and their setting to reflect their intrinsic importance, maximise beneficial outcomes for park users and to encourage use of the park and to enrich the cultural identity of the area. The park will be designed and managed to highest natural green design standards and it will be subject to parkland, open and recreation space and countryside and green infrastructure policies. Development will not be allowed in the designated area unless it will clearly achieve valley park specific objectives for people and wildlife. Countryside policies of the plan will still apply in non-allocated development locations and areas.

Sustainable Development

The objective of ensuring sustainable development is central to our thinking. We interpret sustainable development in East Devon to mean that the following issues and their inter-relationships are taken fully into account when considering development: a) Conserving and Enhancing the Environment - which includes ensuring development is undertaken in a way that minimises harm and enhances biodiversity and the quality and character of the landscape. This includes reducing the risk of flooding by incorporating measures such as sustainable drainage systems. Developers should maximise the proportion of their developments that take place on previously developed land b) Prudent natural resource use - which includes minimising fossil fuel use therefore reducing carbon dioxide emissions. It also includes minimising resource consumption, reusing materials and recycling. Renewable energy development will be encouraged c) Promoting social wellbeing - which includes providing facilities to meet people's needs such as health care, affordable housing, recreation space and village halls. d) Encouraging sustainable economic development - which includes securing jobs. e) Taking a long term view of our actions - Ensuring that future generations live in a high quality environment where jobs, facilities, education and training are readily available.

Undeveloped Coast and Coastal Preservation Area

Land around the coast and estuaries of East Devon, as identified on the Proposals Map, is designated as a Coastal Preservation Area. Development or any change of use will not be allowed if it would damage the undeveloped/open status of the designated area or where visually connected to any adjoining areas. The coastal Preservation Area is defined on the basis of visual openness and views to and from the sea.

Coastal Erosion

The Council will promote proposals for sustainable coastal change management such as improvements to coastal defences or managed realignment, where compatible with the most up-to-date Shoreline Management Plan or prevailing coastal strategy or plan and provided they would not have an unacceptable adverse economic, social or environmental impact, including an unacceptable detrimental visual impact on a protected landscape. To protect the integrity and outstanding universal value of the Dorset and East Devon World Heritage Site the natural processes that created it will be allowed to continue, unless the safety and economic well being of any coastal community would be undermined, provided that the implications of this for the World Heritage Site have been fully considered. Where there is a conflict between allowing coastal erosion and protecting coastal communities from that erosion both interests will be recognised and wherever possible impacts will be mitigated where they arise.

Landscape Conservation and Enhancement and AONBs

Development will need to be undertaken in a manner that is sympathetic to, and helps conserve and enhance the quality and local distinctiveness of, the natural and historic landscape character of East Devon, in particular in Areas of Outstanding Natural Beauty. Development will only be permitted where it: 1. conserves and enhances the landscape character of the area; 2. does not undermine landscape quality; and 3. is appropriate to the economic, social and well being of the area. When considering development in or affecting AONBs, great weight will be given to conserving and enhancing their natural beauty and major development will only be permitted where it can be show that it cannot be reasonably accommodated elsewhere outside of the AONB. The current Area of Outstanding Natural Beauty Management Plans, the East Devon and Blackdown Hills Areas of Outstanding Natural Beauty and East Devon District Landscape Character Assessment & Management Guidelines 2008 and the Devon County Council Landscape Character Areas Assessment should be used in design and management considerations.

Nature Conservation and Geology

All development proposals will need to: 1. Conserve the biodiversity and geodiversity value of land and buildings and minimise fragmentation of habitats. 2. Maximise opportunities for restoration, enhancement and connection of natural habitats. 3. Incorporate beneficial biodiversity conservation features. Development proposals that would cause a direct or indirect adverse effect upon internationally and nationally designated sites will not be permitted unless: a) They cannot be located on alternative sites that would cause less or no harm. b) The public benefits of the development clearly outweigh the impacts on the features of the site and the wider network of natural habitats. c) Prevention, mitigation and compensation measures are provided. d) In respect of Internationally designated sites, the integrity of the site will be maintained. Development proposals where the principal objective is to conserve or enhance biodiversity or geodiversity interests will be supported in principle. Where there is reason to suspect the presence of protected species applications should be accompanied by a survey assessing their presence and, if present, the proposal must be sensitive to, and make provision for, their needs. Habitat Regulations and Mitigation of Potential Adverse Impacts of Development Where development or the occupants of development could lead to adverse biodiversity impacts due to recreational or other disturbance, we will require mitigation measures and contributions to allow for measures to be taken to offset adverse impacts and to create new habitats. This will be of particular importance where development could impact upon 'European Designated Sites' (In the case of other impacts to internationally, nationally and locally designated sites, we will seek appropriate mitigation measures). Where European designated sites might be affected there will be a need for Appropriate Assessment in line with Conservation and Species Habitat Regulation requirements. Mitigation measures will be required if harmful impacts are predicted or could arise. In respect of the Exe Estuary and the Pebblebed Heaths (and Dawlish Warren in Teignbridge) an over-arching strategic approach to habitat mitigation measures has been established through the Disturbance Study. All residential development schemes within a straight line 10 kilometres distance of any part of the SAC and/or SAC designated areas of the Exe Estuary or Pebblebed Heaths will be required to provide mitigation. The onus will rest on developers demonstrating that mitigation can and will be provided and granting of planning permission will be linked to clear evidence that delivery will actually happen to agreed timescales. The Disturbance study work and associated assessments will typically negate the need for residential development schemes to be subject to individual Appropriate Assessment. Through this strategic approach monies collected through CIL, negotiated separately through Section 106 agreements or potentially otherwise paid or contributed through other means will address mitigation requirements. Non-residential development schemes within the 10 kilometres catchment (and potentially beyond) will need to be subject to project level assessment to establish potential need for and form of any mitigation. The Council has commissioned technical advice in respect of tourism accommodation development that will parallel that for residential schemes. Payment as part of the CIL contribution will typically be the expected approach and habitat mitigation will form the first draw on CIL funds. Mitigation will include on-site and off-site measures, to include: • Improved wardening and management of sites; • Information and education; • Changes to access arrangements and points; • Habitat improvements and provision; and • Provision of Suitable Alternative Natural Green Space (SANGS). On-site mitigation measures are likely to be most appropriate in the very early years of the Local plan's life. Off-site provision in the form of SANGS should aim for a target level of provision of around 8 hectares of open space provision for every net new 1,000 residents accommodated through development. At a residential density averaged at 2.2 persons per each new home built this will equate to around 176 SqM of SANGS space per each net extra dwelling. However actual space standards will depend on the quality, character and location of provision. SANGS will need to include substantial open space areas ideally of semi-natural character and should specifically be appealing to dog walkers. They can utilise land previously inaccessible to the public or arise from improvements of currently accessible but under-used spaces. To help ensure and secure timely delivery of mitigation, specifically SANGS, the Council has the option of exercising Compulsory Purchase Order powers to ensure availability of land. Developments on the western side of the District – including in the West End, Ottery St Mary, Budleigh Salterton, and Sidmouth will all fall under the coverage of this policy. To help preserve the integrity of the East Devon Pebblebeds Heath, specifically on account of the impacts of domestic cats through bird predation, new residential uses will not be allowed on or within 400 metres of the Pebblebed Heaths Special Protection Area. The mitigation proposals, including those of the 'South-east Devon European Site Mitigation Strategy', will need to be implemented ahead of development being occupied and must provide for mitigation in perpetuity to ensure that development does not have a net adverse impact on the integrity of European designated wildlife sites. This will include provision of on-site, off-site and cross-site measures and monitoring. The delivery and success of mitigation will be monitored alongside development (specifically new housing development) and changes in population. Where mitigation lags behind development it will be a potential indicator that the worth and integrity of European sites could be being eroded. This will provide a policy basis and justification for resisting further development or occupation until effective mitigation is delivered in accordance with past development/occupancy. Work will be undertaken to establish effective trigger points or markers against which to formally assess delivery of mitigation and therefore establish a basis to refuse planning permissions with a formal first review planned for April 2018.

Environment

All development proposals will contribute to the delivery of sustainable development, ensure conservation and enhancement of natural historic and built environmental assets, promote ecosystem services and green infrastructure and geodiversity. Open spaces and areas of biodiversity importance and interest (including internationally, nationally and locally designated sites and also areas otherwise of value) will be protected from damage, and the restoration, enhancement, expansion and linking of these areas to create green networks will be encouraged through a combination of measures to include; 1) Maximising opportunities for the creation of green infrastructure and networks in sites allocated for development; 2) Creating green networks and corridors to link the urban areas and wider countryside to enable access by all potential users; 3) The designation of Local Nature Reserves and County Wildlife Sites; 4) Minimising the fragmentation of habitats, creation of new habitats and connection of existing areas to create an ecological network that is identified within the East Devon District Council Local Biodiversity Plan; 5) Progress towards delivering the Biodiversity Action Plan targets and Local Nature Reserve Strategy; 6) Conservation and enhancement of Sites of Special Scientific Interest (SSSI) in accordance with the Wildlife and Countryside Act. and other statutory and non-statutory nature conservation and wildlife sites and areas of value; 7) Making use of and protecting from development areas that are vulnerable to surface water runoff and flooding. 8) Working in partnership with neighbouring authorities to implement a consistent and strategic approach to the protection and enhancement of the highest tier of wildlife sites. New development will incorporate open space and high quality landscaping to provide attractive and desirable natural and built environments for new occupants and wildlife. It will contribute to a network of green spaces and ensure potential adverse impacts on the Exe Estuary and East Devon Pebblebed Heaths European wildlife sites are appropriately mitigated against. Where there is no conflict with biodiversity interests, the enjoyment and use of the natural environment will be encouraged and all proposals should seek to encourage public access to the countryside.

Development in the Countryside

The countryside is defined as all those parts of the plan area that are outside the Built-up Area Boundaries and outside of site specific allocations shown on the Proposals Map. Development in the countryside will only be permitted where it is in accordance with a specific Local or Neighbourhood Plan policy that explicitly permits such development and where it would not harm the distinctive landscape, amenity and environmental qualities within which it is located, including: 1. Land form and patterns of settlement. 2. Important natural and manmade features which contribute to the local landscape character, including topography, traditional field boundaries, areas of importance for nature conservation and rural buildings. 3. The adverse disruption of a view from a public place which forms part of the distinctive character of the area or otherwise causes significant visual intrusions.

Development in Green Wedges

Within Green Wedges, as defined on the Proposal Map, development will not be permitted if it would add to existing sporadic or isolated development or damage the individual identity of a settlement or could lead to or encourage settlement coalescence.

Conservation Areas

Proposals for development, including alterations, extensions and changes of use, or the display of advertisements within a Conservation Area, or outside the area, but which would affect its setting or views in or out of the area, will only be permitted where it would preserve or enhance the appearance and character of the area. Favourable consideration will be given to proposals for new development within conservation areas that enhance or better reveal the significance of the asset, subject to compliance with other development plan policies and material considerations. Loss of a building or other structure that makes a positive contribution to the significance of a Conservation Area will be considered against the criteria set out in Policy EN9.

Nationally and Locally Important Archaeological Sites

Development that would harm nationally important archaeological remains or their settings, whether scheduled or not, including milestones and parish stones, will not be permitted. Development that would harm locally important archaeological remains or their settings will only be permitted where the need for the development outweighs the damage to the archaeological interest of the site and its setting. There is a presumption in favour of preservation in situ in the case of nationally and locally important remains. Preservation of locally important remains by record will be required where the need for the development outweighs the need to preserve the remains in situ.

Proposals Affecting Sites which may potentially be of Archaeological Importance

When considering development proposals which affect sites that are considered to potentially have remains of archaeological importance, the District Council will not grant planning permission until an appropriate desk based assessment and, where necessary, a field assessment has been undertaken.

Significance of Heritage Assets and their Setting

When considering development proposals the significance of any heritage assets and their settings, should first be established by the applicant through a proportionate but systematic assessment following East Devon District Council guidance notes for 'Assessment of Significance' (and the English Heritage guidance "The Setting Of Heritage Assets"), or any replacement guidance, sufficient to understand the potential impact of the proposal on the significance of the asset. This policy applies to both designated and non-designated heritage assets, including any identified on the East Devon local list.

Development Affecting a Designated Heritage Asset

The Council will not grant permission for developments involving substantial harm or total loss of significance of a designated heritage asset unless it can be demonstrated that it is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply: a) the nature of the heritage asset prevents all reasonable uses of the site. b) no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation. c) conservation by grant-funding or some form of charitable or public ownership is demonstrably not possible. d) the harm or loss is outweighed by the benefit of bringing the site back into use. Substantial harm to or loss of a grade ll listed building, park or garden should be exceptional. Substantial harm to of loss of designated heritage assets of the highest significance should be wholly exceptional. Where total or partial loss of a heritage asset is to be permitted the Council may require that: e) A scheme for the phased demolition and redevelopment of the site providing for its management and treatment in the interim is submitted to and approved by the Council. A copy of a signed contract for the construction work must be deposited with the local planning authority before demolition commences. f) Where practicable the heritage asset is dismantled and rebuilt or removed to a site previously approved. g) Important features of the heritage asset are salvaged and re-used. h) There is an opportunity for the appearance, plan and particular features of the heritage asset to be measured and recorded. i) Provision is made for archaeological investigation by qualified persons and excavation of the site where appropriate. Where a development proposal would lead to less than substantial harm to the significance of a designated heritage asset, the harm will be weighed against the public benefits of the proposal, including securing its optimum viable use. Favourable consideration will be given for new development within the setting of heritage assets that enhance or better reveal the significance of the asset, subject to compliance with other development plan policies and material considerations.

The Historic Environment

The physical and cultural heritage of the district, including archaeological assets and historic landscape character, will be conserved and enhanced and the contribution that historic places make to the economic and social well-being of the population will be recognised, evaluated and promoted. We will work with our partners and local communities to produce or update conservation area appraisals and conservation area management plans.

Range and Mix of New Housing Development

Planning permission will not be granted for new residential development which provides for 15 dwellings or more, or is situated on a site of 0.5 ha or larger, unless it contains a mix of dwelling sizes or comprises predominantly, or totally, of smaller dwellings. However where site characteristics, including in respect of landscape prominence and character, clearly indicate an alternative scale is appropriate there will be flexibility in scale. Landscape Character Assessment will be of key importance in site assessment work and establishing an appropriate dwelling mix. To ensure a variety of housing provision, where possible, developers will be encouraged to make at least 10% of plots available for sale to small builders or individuals or groups who wish to custom build their own homes.

Conversion of Existing Dwellings and Other Buildings to Flats

Within Built-up Area Boundaries planning permission will be granted for the conversion of existing residential properties to self contained flats provided: 1. The proposed conversion will not materially adversely affect the character and amenities of the surrounding area or the building itself. 2. Development is located close to a range of accessible services and facilities to meet the everyday needs of residents. 3. Provision is made for adequate bicycle storage and car parking. Hard surfacing of front gardens to facilitate car parking will not be permitted where this would have an unacceptably harmful effect on the appearance of the area or on flooding. 4. Provision is made for storage of refuse. Proposals for the conversion of buildings not in residential use will need to be compatible with other relevant policies in the Local Plan and the above criteria. Beyond Built-up Area Boundaries the conversion of existing residential properties will only be permitted where they meet all of the above criteria and they are compatible with environment policies of the plan regulating building conversions in the open countryside.

Dwellings for Persons Employed in Rural Businesses

Permission for dwellings in the countryside for new agricultural or forestry workers or people employed in rural businesses or activities will be granted where the proposal fully satisfies the following: 1. There is a proven and essential agricultural or forestry or rural business need for the occupier of the proposed dwelling to be housed permanently on the unit or in the specific rural location for functional reasons and the size of the proposed dwelling is commensurate with the scale of the established functional need. Where this need is unproven or a new business is being established a temporary dwelling (such as a mobile home) may be permitted to allow time to establish that there is a genuine functional and financial need for a permanent dwelling. A temporary dwelling will normally be permitted for a period of three years, subject to meeting relevant criteria detailed below. 2. In the case of a permanent dwelling, the rural business has been operational for a minimum of three years, it is demonstrable that it is commercially viable and has clear prospects for remaining so. 3. In the case of a temporary dwelling, a financial assessment, specifically in the form of a business plan setting out projected future operations, must demonstrate future operational viability. 4. The qualifying test of occupancy must involve at least one occupant being employed full time in the relevant rural business. Two occupants in partnership can meet the condition so long as their joint weekly hours equate to a full working week 5. There are no buildings on the operational holding suitable for conversion to meet the residential need or exiting dwellings available now or likely to be available within a nearby location or settlement. Sale within the last three years of any dwellings or buildings suitable for conversion will be taken into account and will count against 'need' in the assessment carried out. 6. Any permission granted will be subject to an occupancy condition tying it to the relevant business on the proposed dwelling and where appropriate, any existing dwelling on the farm holding. Applications for extensions to, or replacement of, agricultural or forestry workers dwellings (other than where minor works are proposed commensurate with the scale and needs of the business) will require a reassessment of need. Any permission granted will be tied through legal agreement to the agricultural holding.

Occupancy Conditions on Rural Workers Dwellings

Proposals to relax occupancy conditions or a planning obligation will only be permitted where it is demonstrable that economic circumstances have changed such that:- 1. There is no long term functional need for the dwelling for rural worker. And: 2. Satisfactory evidence has been provided that the dwelling has been offered for sale or rent with its occupancy restriction, at a realistic price for a reasonable period of time (at least 18 months and up to 2 years depending on market conditions), and no interest has been shown in its purchase or rent, unless the property is to be sold/ leased to a Registered Social Landlord. Records of all viewings and offers will be required and the property should be regularly advertised in specialist agricultural publications as well as local media and the internet. Where these conditions have been met, and there is a demonstrated housing need in the area (as established through a local needs survey as applied to the Parish in which the dwelling is located) the condition will be modified to limit the occupancy of the dwelling to meet local affordable housing needs of the local community. Occupancy will be restricted to a person or persons who: a) Do not have access to general market housing; and b) Is a resident of that Parish group, or has a local connection with that parish group because of family ties or a need to be near their workplace. Where viable future occupancy will be tied through legal agreement to the operation and associated land which has the essential need, and a condition/legal agreement imposed to prevent the severing of the operation from the dwelling

Replacement of Existing Dwellings in the Countryside

Proposals for the replacement of an existing dwelling outside the defined Built-up Area Boundaries will be permitted, provided that all the following criteria are satisfied: 1. There is an existing, permanent, habitable dwelling located on the site, which is not a dwelling specifically granted planning permission under the agricultural or forestry exceptions policy. 2. The replacement dwelling is located on, or adjacent to, the footprint of the existing dwelling, or elsewhere within the curtilage of the building where a clear planning or environmental benefit will be achieved. 4. The replacement dwelling does not detract from the appearance and character of the landscape, and within the East Devon and Blackdown Hills Areas of Outstanding Natural Beauty harm the natural beauty of the landscape. 5. The dwelling to be replaced is not of architectural importance (whether Listed or not) or important in terms of contributing to landscape character or quality or local distinctiveness. A condition will be attached to any planning permission granted, which requires the demolition of the existing dwelling prior to the occupancy of the replacement dwelling, should an alternative location for the replacement dwelling be agreed.

Sites for Gypsies and Travellers

In the period up to 2034, 37 gypsy and traveller pitches and 3 plots for travelling showpeople should be provided. During the first 5 years, from 2014-2019, at least 22 of the gypsy and traveller pitches should be provided and 1 of the travelling showpeople's plots (with this to be accommodated on an existing permitted site with spare capacity at Clyst St Mary). Planning permission for a permanent or transit sites for gypsies and travellers will be granted if the proposal satisfies all of the following requirements: 1. It has a satisfactory relationship with other neighbouring land uses. 2. It has acceptable vehicular access and provision for on-site turning, parking and servicing. 4. It contains satisfactory proposals for screening and landscaping. 5. It has no significant adverse impact on the appearance or character of the landscape or amenity of occupiers of neighbouring properties and any impacts will be mitigated to an acceptable level. 6. In respect of proposals Outside Built-up Area Boundaries The local East Devon need has been proven and cannot be met elsewhere in the District. 7. Where sites already exist within the locality, new pitches should be accommodated through expansion/ increased use of these existing sites though as smaller sites can be more acceptable, site size restrictions could be applicable to ensure sites do not become too large. Where it is not possible to expand/intensify existing sites, the cumulative impacts of additional sites, particularly on the character of the local area and existing community, will be taken into account in addition to other considerations. Permanent sites should be conveniently located for access to existing community services and facilities and within 30 minutes travel time by public transport, walking or cycling of a primary school.

Development at Cranbrook

Land at Cranbrook shown on the proposals Map is allocated for development and will be developed as a modern market town. Mixed use development, to provide housing (including affordable housing) social and community facilities, recreation and education facilities and jobs will occur on a phased basis. The town will be built to distinctive high quality design standards incorporating the best in environmentally friendly technology. Open spaces and facilities will be readily accessible to all residents with convenient and attractive pedestrian and cycle links to local destinations and access to high quality public transport services. Working with our partners we will promote Cranbrook, up to 2031 to accommodate: 1. New Homes - Around 6,300 new homes on allocated land - which will be required to be of the highest standards in terms of energy and resource efficiency, quality of design and access to services and facilities. At peak build rates 500 new homes a year could be built at Cranbrook. 2. Gypsy and Traveller Provision - provision will be made for new gypsy and traveller sites to accommodate up to 30 pitches on land allocated for Cranbrook development. Provision will be required concurrently with (though in the early years of) the 'bricks and mortar' housing development of the allocated land. 3. Jobs - provision of up to 18.4 hectares of employment land shall be made throughout the town to provide a range of business spaces suitable for the needs of businesses as they develop and grow and to accommodate a range of employment opportunities for residents of Cranbrook and surrounding areas. Serviced or otherwise available land should be available for occupation by employment uses on a phased based that is directly proportionate to house building: • 4. 5 hectares at/before 2,500 homes are occupied; • 9 hectares at/before 5,000 homes are occupied; • 13.5 hectares at/before 7,500 homes are occupied; • The remainder after 7,500 homes. Monitoring of take up of employment land and jobs provided will allow for future policy adjustment. Nearby West End employment sites will also provide jobs for Cranbrook residents and some will travel to other locations for work purposes including Exeter City. 4. Town Centre - The town centre of Cranbrook will provide a focal point for retail, business and leisure activities and will be designed to create a vibrant day and night-time economy and this will be complemented by a series of smaller neighbourhood centres. 5. Social and Community and Education Facilities - Cranbrook will accommodate a full range of social, leisure, health, community and education facilities (including new schools) to meet the needs of all age groups that will live at the new town. 6. Infrastructure - The existing district heating system will provide for the combined heat and power needs of the town. The Council will produce an Infrastructure Delivery Plan that will set out key requirements recognising the need for improved transport links and road improvements as Cranbrook grows as well as improved education provision, high speed broadband and other services and facilities to ensure sustainable development is delivered at Cranbrook. Developments at Cranbrook shall be developed in a phased and co-ordinated manner alongside the required infrastructure and in accordance with parameter plans that will form part of a plan for Cranbrook which will be developed in partnership with the developers and the community as a Development Plan Document. The Cranbrook Plan area also identifies land for the further expansion/intensification of Cranbrook to accommodate a further 1,550 houses and associated jobs, social, community and education facilities and infrastructure outside the designated Neighbourhood Plan Areas of Rockbeare, Broadclyst and Clyst Honiton.

Development North of Blackhorse/Redhayes

Land North of Blackhorse/Redhayes (Tithebarn Green/Mosshayne) shown on the proposals Map is allocated for mixed use development. The mixed use development will be designed to form a 'village' community, and will be the subject of a master planning exercise; it will be built to reflect an agreed distinctive architectural character and will be low or carbon zero development with onsite and/or community power generation. The development will also be designed to ensure high quality links for walking and cycling and quality public transport to other nearby employment sites and into the City. The scheme will comprise of: 1. New Homes - 1,500 new homes, including affordable homes, will be required to be high quality with good access to services and facilities. Some of the homes should be designed to appeal to and potentially restricted to occupancy by workers at the Science Park. 2. Neighbourhood Centre - A new neighbourhood centre will provide a focal point for services and community facilities. 3. Social and Community Facilities - A range of social and community facilities will be needed to meet key needs of all age groups that will live North of Blackhorse and in the existing nearby communities. 4. Infrastructure: a) Energy Infrastructure – to include a heat and energy network to achieve low and zero carbon development. b) Contributions to meet educational requirements and transport provision – including Tithebarn Green road link. 5. Employment Provision – on site employment provision will form part of the overall development.

Development of an Urban Extension at Pinhoe

Land shown on the proposals Map at Pinhoe is allocated to accommodate a high quality mixed use urban extension to Exeter. The development will provide housing and affordable housing, social and community facilities, recreation and education facilities and new job provision. The proposals will be built to distinctive high quality design standards incorporating the best in environmentally friendly technology including the reduction of carbon emissions through measures such as micro-generated technology and decentralised energy systems. Open spaces and facilities will be readily accessible to all residents with improvements to local pedestrian and cycling links and enhancements to existing bus services. The scheme will comprise of: 1. New Homes - 800 new homes - New housing development will be required to be of the highest standards in terms of energy efficiency, quality of design and access to services and facilities. 2. Jobs - provision of 3 hectares of employment land to accommodate a range of employment opportunities for residents. 3. Neighbourhood Centre - A neighbourhood centre will provide a focal point for services and community facilities. 4. Social and Community Facilities - a range of social and community facilities to meet the key needs of those that will live North of Pinhoe. 5. Infrastructure - will be provided to include a park and ride/change facility and a new 210 pupil primary school with nursery provision and enhancements to existing bus services and selected highway improvements to relieve pressure on congested parts of the network.

Scale and Distribution of Residential Development

Future Development in the 2013 to 2031 period will be accommodated in accordance with the pattern of distribution tabled below with specific allocations detailed in the highlighted columns.

Development at Sidmouth

The approach for Sidmouth will see limited housing development within the existing Built-up Area Boundary. Commercial development will be focused on complementing the high quality of the town and its importance as a year round tourism destination. Job opportunities will also be provided through the allocation of additional employment land. Proposals for development in Sidmouth should be consistent with the strategy which is to: 1. New Homes – allocate land to accommodate new homes to be provided on sites within the existing Built-up Area Boundary with a small, 50 home allowance, made for future windfall completions). 2. Jobs - provision of up to 5 hectares of additional employment land, with a particular onus on B1 space (with any retail "ancillary to primary use of each unit".). Land is allocated north of Sidford (Site 041A / 041B). This will be developed in 2 phases, the first of 3 hectares in the Southern part of the site (041B), and the second phase of 2 hectares in the Northern part of the site (041A) after the 5 year review of the Local Plan. The second phase will not be allowed to go ahead until after the 5 year review and only if the Southern part of the site has been fully developed and at least 90% occupied for employment uses first. If the first phase has not been developed by the first plan review, then the employment allocation for Sidmouth should be re-examined. Furthermore, the employment site must be subject to the highest design and landscaping standards with extensive planting and wide buffers around existing homes to minimise any amenity impacts. The proposed employment site will need to contribute a section towards the Sidmouth to Sidbury cycle route. 3. Town Centre - enhancement of the environment and promotion of business opportunities in the town centre, 4. Social and Community Facilities – facilities (to include schools) to match future development and new housing, 5. Infrastructure - better management of road space in the town centre to alleviate congestion, and park and change provision to incorporate car parking provision accessible to local bus routes and services. 6. Environment – Sidmouth's outstanding natural environment is a key asset and conservation, enhancement and sensitive management of the landscape, heritage and wildlife of the area is critical. Further land Allocations at Sidmouth – as part of the delivery mechanism sites are allocated and shown on the Proposals Map for development: a) Land at Current Council Office Site – Land for residential use is allocated for 50 homes, site ED02A. b) Land at Current Manstone Depot – Land for residential use is allocated for 20 homes, site ED01). c) Land at Port Royal Site – Land for residential use is allocated for 30 homes (site ED03 (this site will incorporate mixed use redevelopment to include housing and community, commercial, recreation and other uses). d) Land at Alexandria Industrial Estate – Land for employment use of 0.5 hectares, sites 001A and 001B.

Re-development of Redundant Offices Complex at Winslade Park and Land Adjoining Clyst St Mary

Land is allocated on the southern side of Clyst St Mary village, as shown on the Proposals Map, for the conversion and redevelopment of redundant office buildings for residential uses with capacity to accommodate around 150 dwellings and to include 0.7 hectares of land (or retained office space equivalent in existing buildings) to provide for B1 office employment uses.

Development at Uplyme

The District Council will work with West Dorset District Council, Uplyme Parish Council and Lyme Regis Town Council to undertake joint evidence gathering, including on constraints, and if necessary bring forward proposals of an appropriate scale to support the potential long term growth of Uplyme and Lyme Regis.

Development at the Small Towns and Larger Villages

The following settlements vary in size and character but all offer a range of accessible services and facilities to meet many of the everyday needs of local residents and they have reasonable public transport. They will have a Built-up Area Boundary that will be designated in the East Devon Villages DPD though they will not have land specifically allocated for development. • Beer • Broadclyst • Clyst St Mary • Colyton • East Budleigh • Feniton • Kilmington • Lympstone • Musbury • Newton Poppleford • Sidbury • Uplyme • West Hill • Whimple • Woodbury If communities wish to promote development other than that which is supported through this strategy and other strategies in the Plan (at the settlements listed above or any other settlement) they will need to produce a Neighbourhood Plan or promote community led development (for example Community Land Trusts) justifying how and why, in a local context, the development will promote the objectives of sustainable development.

District Wide Affordable Housing Provision Targets

Affordable housing will be required on residential developments in East Devon as follows. Within the areas defined below a target of 25% of the dwellings shall be affordable: a) Axminster; b) Exmouth; c) Honiton; d) Ottery St Mary; e) Seaton; and f) Major strategic 'West End' development sites. Under this policy: 1 the towns listed above are defined by the area within the Built-up Area Boundary 2 the major strategic West End development sites to which policy will apply are a) Cranbrook, b) adjacent to Pinhoe and c) North of Blackhorse as shown on the West End inset map (to the Proposals Plan) Areas to which higher (50%) affordable housing targets apply: Outside of the areas listed above (i.e. all other parts of East Devon including all settlements not listed, coastal and rural areas and Budleigh Salterton and Sidmouth) 50% of the dwellings shall be affordable subject to viability considerations. The 50% figure applies to all areas that do not come under the 25% classification and which are permitted under Strategy 35 'Exceptions' policy. Where a proposal does not meet the above targets it will be necessary to submit evidence to demonstrate why provision is not viable or otherwise appropriate. An overage clause will be sought in respect of future profits and affordable housing provision, where levels of affordable housing fall below policy targets. Looking across the lifespan of the plan an affordable housing policy provision target of 70% social or affordable rent accommodation and 30% intermediate or other affordable housing is sought. However in periods of depressed markets an alternative negotiated mix to reflect viability considerations and help deliver schemes will be accept

Exception Mixed Market and Affordable Housing At Villages, Small Towns and Outside Built-up Area Boundaries

Exception site mixed affordable and open market housing schemes, at villages and outside of Built-up Area Boundaries, for up to or around 15 dwellings will be allowed where there is a proven local need demonstrated through an up to date robust housing needs survey. Affordable housing must account for at least 66% of the houses built. For: a) Villages WITH a Built-up Area Boundary the scheme must be abutting or physically closely related to that boundary; or b) Villages WITHOUT a Built-up Area Boundary the scheme should be physically very well related to the built form of the village. To be permitted evidence will need to show 1. The affordable housing need in any given locality would not otherwise be met, and 2. The village or small town has a population that falls below 3,000 persons, the scheme is well designed using local materials, close to a range of community services and facilities (including four or more of a school, pub, village hall, shop/post office, doctors surgery, place of worship or public transport service) and sympathetic to the character of the settlement and has a satisfactory highway access. 3. Initial and subsequent occupancy of the affordable housing is restricted to a person(s) who: a) Does not have access to general market housing and is in housing need; and b) Is a resident of that Parish group, or has a local connection with that parish group because of family ties or a need to be near their workplace. In the event that an occupier who fulfils both criterion (a) or (b) cannot be found within a reasonable period of time, then the criterion will be widened firstly to a person(s) with a local connection to the parish group because of family ties or a need to be near their workplace, and subsequently to a person(s) with an East Devon connection. In this policy, local connection means one or more of the following connections in priority order in respect of parishes or the parish grouping: i) persons who have been permanently resident therein for a continuous period of three years out of the five years immediately prior to the Affordable Dwelling being offered to them; or ii) being formerly permanently resident therein for a continuous period of five years at some time in the past; iii) having his or her place of permanent work (normally regarded as 16 hours or more a week and not including seasonal employment) therein for a continuous period of at least twelve (12) months immediately prior to being offered the Affordable Dwelling; or iv) persons who can demonstrate a close family connection to the District in that the person's mother, father, son, daughter or sibling has been permanently resident therein for a continuous period of five years immediately prior to the Affordable Dwelling being offered to them and where there is independent evidence of a caring dependency relationship.

Accessible and Adaptable Homes and Care/Extra Care Homes

On residential development schemes for 10 dwellings or more developers should demonstrate that all of the affordable housing and around 20% of market units will meet part M4(2) of the Building Regulations, Category 2: accessible and adaptable dwellings (or any comparable updated nationally set standards) unless viability evidence indicates it is not possible. Where there are elderly population levels in a settlement that substantially exceed East Devon average levels, for any housing planning application in that settlement the council will seek to negotiate a greater proportion and/or a lower threshold for accessible and adaptable dwellings (or any comparable updated nationally set standards) unless viability evidence indicates it is not possible. The expectation is that the majority of units would be of two bedrooms or more. We will aim to secure Care and Extra Care homes in all of our Towns and Larger Villages in line with provision of: a) 150 Care/Extra Care Home Spaces at Exmouth; b) 50 Care/Extra Care Home Spaces at Axminster, Honiton, Sidmouth, Seaton and Ottery St Mary; and c) 10 (or more) at larger settlements with a range of facilities that have easy accessibility to a GP surgery. Care/Extra Care home proposals will be acceptable on sites allocated for residential development (or which include residential uses as part of an allocation, though in such cases provision should be 'off-set' against the residential element/land). Proposals for specialist housing should be accompanied by a Care Needs Assessment which justifies the proposal's scale, tenure and accommodation type. Where such provision is proposed on an allocated housing site the actual need for provision should also be established. The Council will take account of financial viability considerations, and overall contributions for affordable housing, where older person housing is proposed on or as part of a site for residential development and such provision impacts on site viability.

Adequacy of Foul Sewers and Adequacy of Sewage Treatment Systems

New development will not be permitted unless a suitable foul sewage treatment system of adequate capacity and design is available or will be provided in time to serve the development. Development where private sewage treatment systems are proposed will not be permitted unless ground conditions are satisfactory and the plot is of sufficient size to provide an adequate subsoil drainage system or an alternative treatment system.

Infrastructure Delivery

The Council produced and consulted (in June/July 2013) on an Infrastructure Delivery Plan to set out how the implementation of Local Plan policies and proposals will be supported through the timely delivery of infrastructure improvements. It identifies schemes, sets out how much they will cost, indicates potential funding sources and establishes a funding gap. Developer contributions will be sought to ensure that the necessary infrastructure improvements are secured to support the delivery of development and mitigate any adverse impacts. The Council will introduce the Community Infrastructure Levy (CIL) alongside the Local Plan. The Infrastructure Delivery Plan will inform the Council's Regulation 123 List which will establish items of infrastructure to be funded in whole or in part through the Levy. Through Section 106 Agreements and negotiations over site development and where otherwise not met through alternative committed schemes or proposals the Council will ensure that: 1. Infrastructure requirements that arise as a direct consequence of developments are met in full to serve the needs of the proposal and occupants and users. 2. The loss of, or adverse impacts on, any significant amenity or resource present on the site prior to the development is offset by the provision of alternative facilities that are of at least equal value. Infrastructure provision should be phased to meet development and failure to provide or absence of relevant infrastructure will be grounds to justify refusal of permission.

Telecommunications

In considering applications for the installation of telecommunications systems, the Council will have regard to the following criteria:- 1. The development should be sited, well designed and landscaped to minimise the visual impact on the surrounding area while taking due account of operational efficiency. 2. The development will not adversely affect the amenity of nearby residents or significantly impact upon their enjoyment of their homes 3 New antennas will, wherever technically and legally possible, share existing masts or be erected on existing buildings or other structures. Where the sharing of a mast will require its extension the District Council may alternatively consider the sharing of the site. 4. The development will not have a adverse effect on areas designated for their landscape or nature conservation value. 5. The development will not have a significant impact on radio or television reception which cannot be mitigated. 6. The development will not have a serious adverse effect on the character, appearance and setting of a conservation area, listed building, historic park or garden, ancient monument or site of archaeological interest. 7. The development will have no adverse effect on aviation safety. 8. There has been consultation with organisations with an interest in the proposed development – most notably any nearby schools and colleges or technical businesses. Proposals to erect masts or towers will not be permitted unless the applicants can demonstrate that they have attempted to use sites with low environmental impact or share masts and have been unsuccessful. Any planning permission granted will be conditioned so that when any facility ceases to be used, becomes obsolete, or falls into disrepair, the demolition and removal of all works undertaken, both above and below ground, and the reinstatement of the site to its original condition or to an agreed specification, will be required.

Agricultural Buildings and Development

New agricultural buildings and/or buildings intended for intensive agricultural activities that could give rise to adverse amenity, landscape, environmental or other impacts will be permitted where there is a genuine agricultural need for the development and the following criteria are met: 1. It is well integrated with its surroundings and closely related to existing buildings, being of appropriate location, scale, design and materials so as not to harm the character, biodiversity and landscape of the rural area particularly within the AONB. 2. It will not be detrimental to the amenity of nearby residents on grounds of smell, noise or fly nuisance. 4. It has been established that there are no other suitable buildings on the holding or in the vicinity which could meet the reasonable need. 5. It will not lead to an unacceptable increase in traffic on the local highway network 6. All clean roof and surface waters will be drained separately from foul drainage and foul drainage will not discharge to any watercourse in order to prevent pollution of the water environment. Proposals for the development of new large scale buildings for livestock or for other use that could have polluting impacts should be accompanied by a Waste Management Plan.

Re-use of Rural Buildings Outside of Settlements

The re-use or conversion of buildings in the countryside outside of Built-up Area Boundaries will be permitted where: 1. The new use is sympathetic to, and will enhance the rural setting and character of the building and surrounding area and is in a location which will not substantively add to the need to travel by car or lead to a dispersal of activity or uses on such a scale as to prejudice village vitality. 2. The building is structurally sound and capable of conversion without the need for substantial extension, alteration or reconstruction and any alterations protect or enhance the character of the building and its setting; 3. The form, bulk and general design of the building and its proposed conversion are in keeping with its surroundings, local building styles and materials; 4. The proposed use would not harm the countryside by way of traffic, parking, storage, pollution or the erection of associated structures; 5. The proposal will not undermine the viability of an existing agricultural enterprise or require replacement buildings to fulfil a similar function. For residential proposals it must be established that: a) the building is no longer required for agricultural use or diversification purposes; and b) that its conversion will enhance its setting - e.g. through removal of modern extensions and materials, outside storage, landscaping etc. c) Development is located close to a range of accessible services and facilities to meet the everyday needs of residents Residential use will be expected to comply with the affordable housing and, open space and education provision policies of the Plan. Applications for the re-use of rural buildings should be accompanied by the results of a combined bat and barn owl survey together with a heritage survey and heritage statement where appropriate. Furthermore, provision for barn owls should be incorporated into all rural barn conversions, within 1 kilometre of sightings of barn owls or signs of their activity. Where a future alteration or extension could have a detrimental effect on the character of the converted building or the area, permitted development rights will be withdrawn for such development. Where a proposal involves the re-use or conversion of agricultural buildings and the proliferation of any replacement or new buildings would have a serious detrimental effect on the landscape, permitted development rights will be withdrawn for new farm buildings on the relevant part of that particular agricultural unit or holding. In determining proposals to convert a building constructed using agricultural permitted development rights, account will be taken of the extent to which the building has been used for its original purpose.

Spatial Strategy for Development in East Devon

Planned provision (including existing commitments) will be made in East Devon for: 1. A minimum of 17,100 new homes in the 2013 to 2031 period; and 2. Development on around 150 hectares of land for employment purposes. The overall spatial development approach is as set out below: 1. East Devon's West End will accommodate significant residential development and major employment development to attract strategic inward investment along with supporting infrastructure and community facilities. 2. The seven main towns of East Devon will form focal points for development to serve their own needs and the needs of surrounding rural areas. 3. The Local Plan will set out how development in smaller towns, villages and rural areas will be geared to meeting local needs.

Budleigh Salterton

The principal consideration for Budleigh Salterton will be the conservation of its outstanding natural environment and affordable housing and employment uses will be given priority over other forms of development. Proposals for development in Budleigh Salterton should be consistent with the strategy which is to: 1. New Homes – secure modest housing development 2. Jobs – provide modest development of new employment provision. 3. Town Centre – give priority to the enhancement of the environment and promotion of business opportunities in the town centre shopping area defined on the Proposals Map to provide the focus for jobs, shops and tourism. 4. Social and Community Facilities – support schools, health and other service providers to meet their accommodation needs 5. Environment – conserve the outstanding natural environment. Ensure that the semi-rural character of those areas on the edge of the Built-up Area, particularly to the west of the town, are maintained in order to protect the character of the AONB.

Development at Exmouth

Exmouth will see larger scale development. Working with our partners in Exmouth, we will specifically plan for and promote proposals that are consistent with the strategy which is to promote: 1. New Homes - Moderate new housing provision 2. Jobs - significant new employment provision in the town. 3. Town Centre - significant investment in new retail and commercial facilities in the town centre and the improvement of links between the town centre and seafront through Bath Road. 4. Social and Community and Leisure Facilities - new facilities to serve the needs of residents. These include enhanced medical services, educational facilities, library and other commercial services. 5. Infrastructure – key elements of infrastructure provision will need to include: a) upgrading of public transport provision to and from Exeter, primarily through the provision of an integrated transport interchange and other enhancements to public transport improvements; b) completion of Dinan Way, this highway completion is likely to require developer contribution funding. Land shown on the Proposal Map is safeguarded for completion of Dinan Way and in the safeguarded area development proposals that could prejudice development of the road will be resisted; (see also Policy TC8); c) upgrading of sewerage, mains gas and public water supply, education, medical and social care provision in Exmouth to facilitate the growing community and changing demographics; and d) a 210 pupil primary school (1.5ha site), including a nursery (at the Goodmores Farm site). e) Contributions to and improvement of walking and cycling routes in the town, through new provision and links and enhancement of existing provision. 6. Environment – make sure that any development does not harm wildlife and habitats in the Exmouth area. In particular, the water quality of the Exe Estuary and the surrounding wildlife sites including the Pebblebed Heaths should be protected. 7. Provision of SANGS - Suitable Alternative Natural Green Space (or SANGS) will be essential in Exmouth to mitigate, under the Habitat Regulations, against adverse impacts that would otherwise arise from development on the Exe Estuary and Pebblebed Heath sites. Enhancement and extension of parts of the Valley Parks in the town specifically for SANGS provision, will form part of the overall delivery with longer terms SANGS provision being secured on additional land at, around or beyond the town. Habitat Mitigation – All development at or close to or which could otherwise impact on the Exe estuary should take into account the Habitat Regulations Assessment of the Exmouth Town Centre and Seafront Masterplan. This assessment indicates that, taken individually or collectively, a number of the projects in the plan could, unless appropriately designed and implemented with effective mitigation, have unacceptable adverse impacts. Detailed assessment will need to accompany development proposals and site design and implementation, screening, fencing and landscaping and other measures should ensure that adverse impacts do not arise and where possible positive wildlife enhancements should be an outcome of development or planned activity or use. Land Allocations at Exmouth – as part of the delivery mechanism sites are allocated and shown on the proposals Map for development at: a) Goodmores Farm - mixed use development for 350 homes and around 5 hectares of land for mixed use employment (3 ha) and community and commercial facilities (2 ha) (SHLAA site W147). b) Phase 3 at Liverton Business Park - around 3 hectares of employment land. c) Land South of Redgate – Site 040A – is allocated for employment uses – a total of 0.5 hectares.

Development at Honiton

Honiton will see a moderate scale of development through the Local Plan. Working with our partners in Honiton we will focus development on the existing urban fabric and particularly improvements to the existing town centre to help sustain a vibrant and economically active town, meeting its own needs and those of the wider countryside. Honiton's aspiration is to remain compact enough to minimise car travel and not to extend into a ribbon development. Proposals for development in Honiton should be consistent with the strategy which is to: New Homes – Encourage the building of additional new homes within the Built-up Area Boundary for Honiton. 1. Jobs – make provision for additional employment land through a site allocation for B class use only. 2. Town Centre – give priority to the enhancement of the environment and promotion of business opportunities in the town centre shopping area defined on the inset plan to provide the focus for jobs, shops, tourism, leisure and recreation. 3. Social and Community Facilities – support the schools, health and other service providers to meet their accommodation needs and local aspirations for new and improved facilities. 4. Infrastructure - require new developments to meet their own infrastructure requirements, including improvements at the Turk's Head junction, which would need to be developer funded. Improved cycle links will need to be provided from any development on the western side of the town to the town centre and town facilities and amenities. 5. Environment – support schemes which enhance the quality of the town's environment. Land Allocations at Honiton – as part of the delivery mechanism sites are allocated and shown on the Proposals Map for development: a) At Ottery Moor Lane - within the existing Built-up Area Boundary to the North of the town centre. This site will house up to 150 new homes in a sustainable location close to the town centre (SHLAA sites E164, E321 and E322). High quality walking and cycling links will need to be established to local amenities. b) On land West of Hayne Lane - and North of the railway line - for employment (B Use Classes), with a phased delivery: initially 5 hectares will be released with a second 10 hectares to be released if needed after a 5 year plan review. (Employment site 042) c) Heathpark Industrial Estate - Currently undeveloped, greenfield land within the existing industrial estate – Sites 011A, 011B, 011C and 011D – is allocated for employment uses – a total of 3.2 hectares.

Development at Ottery St Mary

Ottery St Mary will see development focused on meeting local needs and making the town a more vibrant centre. The viability of the town centre will be enhanced through additional housing development. Proposals for development in Ottery St Mary should be consistent with the strategy which is to: 1. New Homes – provide for new homes within the town; 2. Jobs - provision of employment opportunities, including on land allocated for employment uses; 3. Town Centre – give priority to the enhancement of the environment and the promotion of business opportunities within the Town Centre Shopping area defined on the Ottery St Mary inset plan to improve the attraction of Ottery St Mary for residents, visitors and businesses; 4. Social and Community Facilities – support the schools, health and other service providers to meet their accommodation needs, including allocating land West of The King's School for community ad educational uses. Further development in Ottery St Mary and surrounding areas will generate the need for additional primary school provision; 5. Infrastructure - better management of road space in the town centre to alleviate congestion together with improved pedestrian and cycle links throughout the town; and 6. Environment – support schemes which enhance the quality of the town's environment. Land Allocations – land is allocated for employment uses at Finnimore Industrial Estate as shown on the Proposals Map (sites 008A, 008B and 008C, totalling 2.2 hectares);

Development at Seaton

Working with our partners in Seaton we will promote Seaton's role as an important 'green' tourism destination on the Dorset and East Devon Coast World Heritage Site (Jurassic Coast), secure completion of the Regeneration Area and plan for longer modest term growth. Proposals for development in Seaton should be consistent with the strategy which is to: 1. New Homes - Allocate land for additional homes on sites within and adjoining the town (with a small allowance, made for future windfall completions). 2. Jobs - Existing and allocated employment sites will be protected from change of use and land will be identified at the regeneration site for a mix of commercial, employment, retail, tourism and housing uses. In particular, Harepath Road will form the focus for current and future job opportunities in Seaton. Improvements to broadband provision and to public transport for commuters will be sought to help to provide, retain and make more sustainable job opportunities for the town. Green, educative and watersport themes for tourism will be promoted by the development of sustainable transport routes, including the Sustrans' Cycle Route learning facilities and a range of new holiday accommodation. Allied with this, the town will be promoted as "Natural Seaton" and provision of high quality, overnight accommodation within the town will be encouraged. 3. Town Centre - The enhancement of the existing fabric and character of the town, including design improvements and expansion of commercial opportunities in waterfront areas (sea wall and esplanade and harbour and estuary) will underpin Seaton's developing role as a year-round holiday destination. Priority will be given to the enhancement of the environment and the promotion of business opportunities within the Town Centre to improve the attraction of the town for residents, visitors and businesses. 4. Social and Community Facilities and sport and recreation provision – Provision of new sport and leisure facilities to meet the needs of the whole community will be strongly encouraged. Improvements to community and recreational facilities, particularly for young people, will be required to match new homes commitments and to redress the existing shortage of playing field space. Public and non-car transport links will be improved within and to and from the town, especially where supportive of sustainable tourism. Schools, health and other service providers will be supported to meet their accommodation needs. 5. Environment - Seaton's outstanding natural environment especially its wetlands is its most precious and defining asset, and policies for the conservation, enhancement and sensitive management of the landscape, heritage and wildlife of the area will be prominent.

Primary Shopping Frontages

Within the Primary Shopping Frontages, as defined on the Proposals Map, permission will only be granted for the conversion or change of use of the ground floor of existing shops to non-retail uses where the proposed use would not undermine the retail function, character, vitality and viability of the Primary Shopping Area. Permission for change of use will not be permitted unless it can be clearly demonstrated that there is no longer a need for such uses and that the building or site has been marketed for at least 12 months (and up to two years depending on market conditions) at a realistic price without interest. Proposals will be required not to adversely affect the amenity of the surrounding area through noise, smell, litter, traffic or disturbance arising from late opening hours.

Large Stores and Retail Related Uses in Area Centres

Permission will be granted for new retail developments including extensions to existing stores where these are within the established Town Centre Shopping Areas as defined on the Proposals Map provided they are acceptable in respect of other Plan Policies such as for design and access. Only if there are no sites that are suitable or viable for the proposed use and likely to become available within a reasonable period of time within a Town Centre Shopping Area will edge of centre sites be considered. Only if no such sites are available and suitable within either of these locations will sites elsewhere within the Built-Up Area Boundaries be considered. Large retail developments of over 500 m2 that are proposed on sites outside of a defined Town Centre Shopping Area will be required to demonstrate that it would not have an unacceptable impact on centres within the catchment of the proposed development either in itself or when considered cumulatively with other existing or proposed developments of a similar type. New retail developments will not be permitted where they would be on land allocated for other uses unless satisfactory alternative provision for such uses can be made elsewhere within the immediate locality. In order to ensure that land is retained for the benefit of the local economy, permitted development rights allowing changes to alternative uses will be withdrawn.

Neighbourhood Centres and Shops

The council will grant permission for shopping development in village and neighbourhood centres which enhances their retail or service role and is of a scale to serve the local area only. Permission will also be granted within Built-up Area Boundaries, for new local facilities predominantly selling convenience goods, of a scale to serve new residential areas or older housing areas provided the vitality and viability of no existing centre is prejudiced. Development proposals for local retail development shall meet the following criteria: 1. Each unit will not exceed a scale to serve more than the local area. 2. The operation of the retail unit will not be detrimental to the amenity of neighbouring residents by reason of undue noise, smell or traffic. 4. The development can be served by a variety of means of transport, including by foot and bicycle and will not result in excessive traffic generation. 5. The development will not, either alone or cumulatively, impact upon the vitality or viability of any nearby centre.

Use of Upper Floors in Shopping Developments

The District Council will permit the use of upper floors of premises in Town Centre Shopping Areas for residential, community or commercial purposes subject to: 1. In the case of commercial or community development, no loss of self contained or purpose built residential accommodation with all basic amenities. 2. The preservation of any existing separate access to floors above ground level and provision for storage of refuse. 3. The viability of the retail use not being undermined.

Change of Use of Village Shops or Services

Existing retail and service provision within villages should be maintained and potential providers of future retail development within villages will be encouraged to make provision of a scale and nature appropriate to local needs. Proposals which would result in a significant or total loss of shops, Post Offices, Public Houses or other services to the community will not be permitted except where the existing provision of a use of this nature is no longer viable and there is no market for the business as a going concern, evidence will need to be presented to show that the site has been actively market for at least 12 months at a sound, realistic and viable price for the type of commercial uses that the type of use can command. A vigorous economic assessment will be undertaken to establish the potential and viability of any specific concern and marketing of any property or business will need to include offering to the local community for their acquisition/operation. Permission to change the use of a shop will be subject to the retention of the shopfront.

Retail Development in Rural Areas outside Built-up Area Boundaries

In order to protect the viability of town centres in the District yet support local businesses, retail development in rural areas, outside villages, will be permitted only where it directly relates to an existing rural business subject to: a) a minimum of 60% of the produce/products for sale being produced on the premises or holding, and: b) No more than 30% of the produce/products being sourced and produced off the site of the premises or holding and from within a 16 km (10 mile) radius of the business. c) No more than 10% of the produce/products are from elsewhere. and subject to: 1. The scale and type of retail shop proposed will not adversely affect easily accessible convenience shopping available to the local community. 2. The proposal does not harm the rural character of the landscape or the amenities of the locality. 3. The local road network and access to the site can safely accommodate the extra traffic generated by the proposal. 4. The car parking will be proportionate to the scale of the development and the layout and siting will be sympathetic to the surroundings. 5. The scale and scope of any additional services will be restricted to ensure that they are ancillary to the main use.

Proposals for Holiday or Overnight Accommodation and Associated Facilities

Proposals for hotel development, conversion of dwellings into self catering accommodation, guest houses and upgrading of existing holiday accommodation will be permitted within the Built-up Area Boundaries of towns and villages provided the following criteria are met in full: 1. The scale, level and intensity of development is compatible with the character of the surrounding area, including adjoining and nearby settlements. 2. The proposal does not harm the amenities enjoyed by the occupiers of neighbouring properties. 3. On-site servicing and parking facilities are provided commensurate with the level and intensity of the proposed use. 4. The proposal is accessible on foot, by bicycle and public transport and will not impair road safety or the free flow of traffic. Conversion or use of existing buildings in the open countryside, within close proximity to the main farm house or country house, for small-scale holiday accommodation uses will be permitted where compatible with the above.

Principal Holiday Accommodation Areas

Within the Principal Holiday Accommodation Areas, as identified on the Proposals Map, the change of use or redevelopment of hotels and other forms of holiday accommodation to non-tourism accommodation uses will not be permitted unless: 1. there is no physical or economic potential for continued tourist use. And/or 2. refurbishment or redevelopment for holiday accommodation purposes is not financially viable. And/or 3. development proposals would result in environmental and/or economic benefits to the area that would outweigh the loss of the tourist accommodation. Permission for change of use will not be permitted unless it can be clearly demonstrated that there is no longer a need for such uses and that the building or site has been marketed for at least 12 months (and up to two years depending on market conditions) at a realistic price without interest. Within the Principal Holiday Accommodation Area proposals for change of use from residential to hotels or other forms of holiday accommodation will be encouraged.

Loss of Holiday Accommodation

The proposals for change of use or redevelopment of hotels and other holiday accommodation in the seaside resorts of Exmouth, Budleigh Salterton, Seaton and Sidmouth will not be permitted unless the holiday use is no longer viable and/or the new use will overcome clear social, economic or environmental problems associated with the current use. Permission for change of use will not be permitted unless it can be clearly demonstrated that there is no longer a need for such uses and that the building or site has been marketed for at least 12 months (and up to two years depending on market conditions) at a realistic price without interest.

Holiday Accommodation Parks

Outside of designated landscape areas, proposals for new sites and extensions of existing sites will be permitted where they meet the following six criteria: 1. The proposal relates sensitively in scale and siting to the surroundings and includes extensive landscaping and visual screening to mitigate against adverse impacts. They do not affect habitats or protected species. 2. They are within, or in close proximity, to an existing settlement but would not have an adverse impact on the character or setting of that settlement or the amenities of adjoining residents. 3. They would not use the best and most versatile agricultural land. 4. They will be provided with adequate services and utilities 5. Traffic generated by the proposal can be accommodated safely on the local highway network and safe highway access to the site can be achieved. 6. The development will be subject to the provisions of plan policy in terms of sustainable construction and on site renewable energy production. Proposals for the extension of existing caravan and camping sites or the addition of related and ancillary facilities on existing sites, within designated landscapes, will only be permitted where they meet the above criteria in full and provide no new permanent structures or are replacement structures designed to blend into their surroundings.

Provision of Visitor Attractions

Proposals for the provision of new tourist attractions or sites or extensions to existing tourist attractions and sites will be permitted provided that: 1. There is no significant adverse impact on the surrounding landscape and features or on any areas of natural, cultural or heritage interest. 2. The proposal relates sensitively in scale and siting to the surroundings and includes appropriate landscaping to mitigate against adverse impacts. 3. The locality is capable of accepting increased numbers of visitors without giving rise to problems related to access, road safety or congestion. 4. The site may be accessed by a variety of means of transport. 5. There is no significant detrimental effect on the amenity of nearby residents. Proposals in the open countryside will be permitted where they are compatible with the above, they relate positively to natural or semi-natural features of the rural environment and they would lead to rural economic diversification in rural locations.

Town Centre Vitality and Shopping Areas

Within Town Centre Shopping Areas as defined on the Proposals Map (outside the Defined Primary Shopping Frontages) proposals for both retail and non-retail uses which would add variety and increase activity and uses in Classes A2 and A3 of the Town and Country Planning (Use Classes Order) 1987 will be permitted provided: 1. The use would not undermine the shopping character, and visual amenity, vitality or viability of the town centre. 2. The amenity interest of occupiers of adjoining properties is not adversely affected by reason of noise, smell or litter. 3. It would not cause traffic problems. 4. Permission for change of use will not be permitted unless it can be clearly demonstrated that there is no longer a need for such uses and that the building or site has been marketed for at least 12 months (and up to two years depending on market conditions) at a realistic price without interest. Other non-retail uses will not be permitted unless the same criteria are met and the use would not harm the diversity, viability and vitality of the centre. The establishment of new shops which are outside defined town centres or which would extend the shopping areas will not be permitted if they would harm the convenience, vitality or viability of the town centre.

Integrated Transport and Infrastructure Provision at East Devon's West End

We will promote high quality and integrated transport provision at East Devon's West End where, working with partner organisations, we will secure a provision based on a hierarchy of; 1. Walking 2. Cycling 3. Frequent and high quality Public Transport provision (given priority over other road users) 4. Private motor vehicles. Though transport solutions will take into account site specific needs of a development to secure the most suitable form of sustainable transport provision. Coordinated infrastructure provision will be required to cover: 1. Low carbon heat and power supply; 2. waste management facilities and waste water treatment; 3. Highest quality data service infrastructure provision, especially broadband connections; 4. Health and education provision.

Intermodal Interchange

Land is allocated on the Proposals Map for an Intermodal Interchange Facility alongside the Exeter-Waterloo Railway Line.

Sustainable Transport

Development proposals should contribute to the objectives of promoting and securing sustainable modes of travel and transport. Development will need to be of a form, incorporate proposals for and be at locations where it will encourage and allow for efficient, safe and accessible means of transport with overall low impact on the environment, including walking and cycling, low and ultra low emission vehicles, car sharing and public transport.

Rear Servicing of Shopping/Commercial Development

In determining applications for shopping and commercial developments, including redevelopment, in town centres, the Council will expect the provision of a rear service access where practicable, and where the capacity of roads to the rear of main shopping frontages is or can reasonably be made adequate.

Roadside Service Facilities

Any proposal for a roadside service facility along a trunk road and motorway will only be granted planning permission if it meets the following criteria in full: 1. It offers a range of essential services appropriate to the route it serves. 2. It is appropriately spaced in relation to other roadside service facilities. 3. Access to the trunk road or motorway including any connection to the local road network, and the internal circulation is satisfactory. 4. It is sited, designed and landscaped to minimise impact on the character and appearance of the landscape. 5. It does not cause a material loss of amenity to nearby residents. 6. It should be capable of serving traffic travelling in both directions on the route. 7. The design of new or improved accesses or other necessary trunk road works should be sufficient to accommodate anticipated traffic flows up to 15 years after the opening of the development. 8. Proposals for roadside facilities along trunk roads that are the subject of major improvements will not be granted planning permission unless they will be compatible with the future highway design. New roadside service facilities along other routes constituting the high quality road network should be located on sites within the identified Built-up Area Boundaries, and meet criteria 1, 2, 3 and 5 above. Upgrading of existing facilities on this network will need to be compatible with criteria 1, 2, 3, and 5 above.

Aerodrome Safeguarded Areas and Public Safety Zones

The outer boundary of the aerodrome safeguarded areas and the Public Safety Zones for Exeter International Airport are shown on the Proposals Map. Within these areas planning permission will not be granted for development that would prejudice the safe operation of protected aerodromes or give rise to public safety concerns. Planning permission will not be granted for developments in the vicinity of an airport (or that could impact on safe operation of aeroplanes) that would compromise air safety by creating physical obstructions that could interfere with flight paths or navigational aids. Permission will not be granted for developments that will unduly prejudice future development or expansion programmes or potential at Exeter airport.

Accessibility of New Development

New development should be located so as to be accessible by pedestrians, cyclists and public transport and also well related to compatible land uses so as to minimise the need to travel by car. Where proposals are likely to attract large numbers of visitors they must be accessible by public transport available to all sectors of the community. Development involving the creation of public open space, car parking area, highways and other areas to which the public have access, must provide adequate provision for persons with reduced mobility.

Traffic Management Schemes

The Council, when considering development proposals in town centres will seek the introduction of traffic management schemes when one or more of the following objectives can be achieved: 1. Safe and efficient movement of the mobility impaired, pedestrians, cyclists and vehicles. 2. Alleviation of congestion. 3. Reduction of traffic conflict and accident potential. 4. Reduction of delays to public transport. 5. Reduction of environmental damage by traffic.

Footpaths, Bridleways and Cycleways

Development proposals will be required to include measures to provide, improve and extend facilities for pedestrians and cyclists commensurate with the scale of the proposal. Footways and routes for pedestrians and cyclists within and through new development schemes will be encouraged. These measures may include both shared and exclusive surfaces to provide safe, convenient and attractive routes, and must be designed to take account of the needs of persons with restricted mobility. Wherever possible the opportunity should be taken to join, upgrade and extend existing or proposed networks. Development which would result in the loss, or reduce the convenience or attractiveness of an existing or proposed footpath, cycleway or bridleway, will not be permitted unless an acceptable alternative route is provided.

Safeguarding Disused Railway Lines

The Council will support initiatives from Devon County Council and other bodies, to secure new footpath and cycle way links where practical, especially where costed programmes of work are in place. The Council will resist the granting of planning permission for development on undeveloped sections of disused railway lines which have potential for re-use as a transport and recreation route, if it prejudices the future ability of the route to perform this function.

Park and Ride and Park and Share/Change

The Council will support the provision of "Park and Ride" and "Park and Share/Change" facilities where their location and design will: 1. Maintain and improve accessibility for all sectors of the community. 2. Reduce the environmental impact of the private car on the local community. 3. Encourage the use of more energy efficient modes of transport. In all instances proposals will need to be sympathetic to and unobtrusive in their landscape setting and a demonstration of need must be shown.

Adequacy of Road Network and Site Access

Planning permission for new development will not be granted if the proposed access, or the traffic generated by the development, would be detrimental to the safe and satisfactory operation of the local, or wider, highway network. Where new development requires off-site highway improvements any planning permission granted will be subject to a planning obligation requiring these works to be carried out either by the developer, or through an agreement with the Highway Authority to ensure that: 1. The required highway improvements are included in, and, will be constructed as an integral part of the development or are part of a programmed improvement scheme to be undertaken by the Highway Authority. In the case of programmed schemes the planning permission will be subject to a condition delaying its implementation until the highway improvements have been carried out, unless otherwise agreed by the Highway Authority. 2. The applicant is in a position to secure the implementation of the required highway improvements.

Safeguarding of Land Required for Highway and Access Improvements

Land required for the following highway and access schemes will be safeguarded from other development. Road Schemes a) Completion of Dinan Way at Exmouth. The extent of safeguarded land is indicated on the Proposals Map. Future planning for and the implementation of this proposal will need to be compliant with Habitat Regulation requirements. Other Access Improvements b) Exmouth, town centre to seafront – enhanced pedestrian route. c) Honiton, Heathpark to Sidmouth Road – pedestrian and cycle link. d) Sidford to Sidbury – pedestrian and cycle route. e) A3052 Harpford to Newton Poppleford – footway/footbridge. f) Exeter to Broadclyst – cycle route. g) B3184 Clyst Honiton to Airport and Business Park. h) Axminster North-South Relief Road.

Parking Provision in New Development

Spaces will need to be provided for Parking of cars and bicycles in new developments. As a guide at least 1 car parking space should be provided for one bedroom homes and 2 car parking spaces per home with two or more bedrooms. At least 1 bicycle parking space should be provided per home. In town centres where there is access to public car parks and/or on-street parking lower levels of parking and in exceptional cases where there are also very good public transport links, car parking spaces may not be deemed necessary. All small scale and large scale major developments should include charging points for electric cars.