Planning in Exeter

Community facilities and utilities infrastructure

Facilities that meet Exeter's community, social, health, welfare, education, spiritual, cultural, leisure and recreation needs will be protected. New and improved community facilities and utilities infrastructure must be provided in a timely manner to meet the needs of new development, make a positive contribution towards safeguarding and creating sustainable communities, promote social inclusion and reduce deprivation. Facilities which serve the city as a whole should be located in the City Centre or, if this is not feasible, at sustainable locations which are readily accessible by all modes of travel, particularly public transport. Facilities which serve neighbourhood needs should, wherever possible, be located within or close to district or local centres or at locations easily accessible to the local community, particularly by foot or bicycle. Partnership working, direct implementation and contributions secured through Policy CP18 will help to meet community needs including: raising skills, tackling inequalities in health, social care, housing and education, and providing and improving social, cultural, sporting, leisure and recreational facilities.

Design and high quality development

CP17: All proposals for development will exhibit a high standard of sustainable design that is resilient to climate change and complements or enhances Exeter's character, local identity and cultural diversity. Development at Monkerton and Hill Barton will: • employ high quality design to create a distinctive sense of place that relates well to existing communities; • reinforce the east west ridgeline and provide a strategic greenway that links to developments to the east of the city, including Cranbrook; • integrate green lanes, hedgerows and trees and provide open space, playing fields and allotments; • be orientated on the sustainable movement network and designed so as to reduce the dominance of vehicles within the public realm; • create a safe and secure environment that encourages social interaction and inclusion and promotes healthy living and a sense of well-being; • retain and enhance the biodiversity of the site and adjacent areas; • apply innovative design to overcome constraints, such as noise, pollution and topography; • aim to install low and zero carbon energy provision (for example, Combined Heat and Power (CHP)). Development at Newcourt will: • integrate features of cultural, architectural and landscape value that reinforce local identity; • create a safe and secure environment that encourages social interaction and inclusion and promotes healthy living and a sense of well-being; • respect the historic setting of Newcourt House; • retain the distinctiveness of Topsham from Exeter; • retain and integrate hedgerows and mature trees and provide open space, playing fields and allotments; • be set around a high quality sustainable movement network to encourage pedestrian and cycle trips and to provide easy access to the Exe Valley strategic greenway and to Ludwell Valley Park; • retain and enhance the biodiversity of the site and adjacent areas; • aim to install low and zero carbon energy provision (for example, Combined Heat and Power (CHP)). Development to the south of Alphington will: • seek to integrate existing and proposed communities and encourage social inter-action whilst ensuring the urban extension has its own recognisable sense of place; • apply innovative design to respond to the challenges presented by the steep topography of the area; • create a network of safe and convenient green routes that bridge the barriers presented by transport infrastructure and promote healthy living and a sense of well-being; • provide open space, playing fields and allotments to meet the needs of residents; • retain and enhance the biodiversity of the site and adjacent areas; • protect ancient monuments and their setting; • set the built form within high quality and diverse green spaces; • ensure that exemplary design is employed in creating attractive and workable environments where people want to live; • aim to install low and zero carbon energy provision (for example, Combined Heat and Power (CHP), such sources may include the Marsh Barton Energy from Waste (EfW) facility). Development in the City Centre and Grecian Regeneration Area will: • enhance the city's unique historic townscape quality; • protect the integrity of the city wall and contribute positively to the historic character of the Central and Southernhay and Friars Conservation Areas; • create places that encourage social interaction, utilising public art as an intrinsic component of a high quality public realm; • enhance and expand the city's retail function to improve Exeter's draw as a regional shopping centre; • include residential development in a mix of uses that encourage vitality and establish a safe and secure environment; • create a City Centre that is vital and viable and presents a positive experience to the visitor; • enhance the biodiversity of the City Centre and improve the links to the green infrastructure network; • contribute to the establishment of a decentralised energy network. Development in the Quay and Canal Basin area will: • respect the historic character of the area and incorporate uses that realise the potential of existing high quality historic buildings; • provide a high quality public realm that adds to the interest and draw of the area; • establish an attractive and safe environment that encourages social interaction and relaxation within the Piazza Terracina and along the Riverside walk; • include attractions that tell Exeter's historic story as an important industrial centre and port; • create vibrancy that encourages visitors and tourists to linger longer within Exeter; • provide a permeable built form with good connections to an enhanced Exe Riverside Valley Park; • retain and enhance the biodiversity of the canal basin and adjacent areas. Development in the Water Lane Regeneration Area will: • take a comprehensive approach to the delivery of development which ensures that new housing is compatible with other existing land uses in the area, particularly industry; • provide a mix of uses that encourage vitality and create a safe and secure environment; • include innovative modern design that respects the form and massing of existing development, to enhance the character of the area; • address the issue of flood risk through design and layout; • aim to connect to a heat supply from the Marsh Barton EfW facility

Employment Land Provision

The development of around 40 hectares of employment land and associated infrastructure (in addition to around 20 hectares comprising completions and permissions at 1 April 2010) is proposed, as follows: • up to 30,000 square metres of office floorspace on about 1.5 hectares, as part of mixed development in the City Centre; • around 5.5 hectares in the Pinhoe area; • about 21 hectares to the east of the outer bypass: comprising 5 hectares on the fringes of Exeter Business Park in the Hill Barton area, and 16 hectares south of the A379 in the Newcourt area; and • about 15 hectares to the south west of the city, in the Matford area (subject to an acceptable flood risk assessment, ecological survey and habitat regulations assessment). The release of employment allocations for other uses will only be acceptable where it can be demonstrated that development for an alternative use represents an opportunity that would create significant economic benefits for the city and the Travel to Work Area. The established employment areas at Southernhay, Matford, Marsh Barton, Pinhoe, Sowton, Exeter Business Park, Pynes Hill and Peninsular Park will be retained in employment use, except where their loss would not cause harm to business or employment opportunities or where there are unacceptable amenity impacts for local residents. Elsewhere, an alternative use may be acceptable where it is demonstrated that employment use is not viable or needed to meet current and long term needs or where there are unacceptable amenity impacts for local residents.

Decentralised Energy Networks

Decentralised Energy Networks will be developed and brought forward. New development (either new build or conversion) with a floorspace of at least 1,000 square metres, or comprising ten or more dwellings, will be required to connect to any existing, or proposed, Decentralised Energy Network in the locality to bring forward low and zero carbon energy supply and distribution. Otherwise, it will be necessary to demonstrate that it would not be viable or feasible to do so. Where this is the case, alternative solutions that would result in the same or better carbon reduction must be explored and implemented, unless it can be demonstrated that they would not be viable or feasible.

Renewable and Low Carbon Energy

New development (either new build or conversion) with a floorspace of at least 1,000 sq. metres, or comprising ten or more dwellings, will be required to use decentralised and renewable or low carbon energy sources, to cut predicted CO2 emissions by the equivalent of at least 10% over and above those required to meet the building regulations current at the time of building regulations approval, unless it can be demonstrated that it would not be viable or feasible to do so.

Sustainable Design and Construction

Proposals for development are expected to demonstrate how sustainable design and construction methods will be incorporated. All development must be resilient to climate change (particularly summer overheating) and optimise energy and water efficiency through appropriate design, insulation, layout, orientation, landscaping and materials, and by using technologies that reduce carbon emissions. Residential development will be required to achieve the above (Para 10.29) Code for Sustainable Homes Level (overall performance across the code categories and complying with minimum standards). All non-domestic development will be required to achieve BREEAM 'Very Good' standards increasing to 'Excellent' standards from 2013. Non-domestic buildings are expected to be zero carbon from 2019. Due to their scale the Monkerton/Hill Barton, Newcourt and Alphington urban extensions should achieve levels of sustainability in advance of those set out nationally.

Environmental impacts and air quality

Development should be located and designed so as to minimise and if necessary, mitigate against environmental impacts. Within the Air Quality Management Area shown on the following map, measures to reduce pollution and meet air quality objectives, that are proposed by the Local Transport Plan and the Air Quality Action Plan, will be brought forward.

Flood risk and sustainable drainage

The spatial strategy reflects the precautionary approach to flooding and flood risk. Site allocations will be determined by applying a risk-based search sequence, utilising the sequential test and, where appropriate, the exception test, in accordance with national policy guidance. The Exeter Strategic Flood Risk Assessment will be used to ensure that development avoids areas of higher risk. All development proposals must mitigate against flood risk utilising SUDS where feasible and practical.

The strategic green infrastructure (GI) network

The strategic green infrastructure (GI) network is shown on the key diagram. The Exeter GI network has been identified to protect and enhance current environmental assets and local identity and to provide a framework for sustainable new development. GI will be an integral part of planning for the urban extensions at Monkerton/Hill Barton, Newcourt and Alphington. New multifunctional areas of green space and green corridors will be created to meet the needs of these new communities. A sustainable movement network will link the urban area to the urban extensions and beyond to the open countryside. To the east of the city green corridors, that incorporate multi-use trails (for cycling, walking and horse riding) and provide high quality biodiversity habitat, will link Exeter to the proposed Clyst Valley Park and on to Cranbrook. The character and local distinctiveness of the areas identified below, will be protected and proposals for landscape, recreation, biodiversity and educational enhancement brought forward, in accordance with guidance in the Green Infrastructure Strategy, through the Development Management DPD: • the hills to the north and north west; • Knowle Hill to the south west; • the strategic gap between Topsham and Exeter; • and the Valley Parks: Riverside, Duryard, Mincinglake, Ludwell, Alphington to Whitestone Cross, Savoy Hill and Hoopern. The Exe Estuary European Site will be protected. Development that is likely to have a significant effect on the integrity of the Exe Estuary, East Devon Pebblebed Heaths/East Devon Heaths or Dawlish Warren European sites will be subject to the Habitats Regulations 2010 and the requirement East therein to undertake a Habitat Regulations Assessment. Contributions will be sought from new development towards management and other measures at the Exe Estuary, Dawlish Warren and Pebblebed Heaths and at other European sites as may be justified by the emerging evidence base. The biodiversity value of Stoke Woods and Bonhay Road cutting SSSI, and all other sites of national, regional and local conservation importance will be protected, and unavoidable impacts mitigated and compensated for, in accordance with their relative status. Biodiversity enhancement areas, for the restoration or creation of new priority habitats, will be identified within the strategic nature areas to the north of the city and in other areas of biodiversity and geological interest. Proposals for these areas will be brought forward through the Development Management DPD. Opportunities to provide green corridors, open space and allotments, to enhance cycling and walking opportunities, to link existing habitats, to incorporate environmental assets and to integrate biodiversity, proposed by the Exeter Green Infrastructure Strategy, will be secured through partnership working, direct implementation and the application of Policy CP18 (see Section 11).

Over the plan period 2006-2026 provision

Over the plan period 2006-2026 provision is made within the city, for: • around 60 hectares of employment land • at least 12,000 dwellings • up to 40,000 sq metres net retail floorspace. The spatial strategy identifies the opportunities for Exeter to grow within its environmental limits. Development will be guided to the most sustainable locations, recognising the contribution to be made to growth by the existing urban area, particularly the City Centre, and ensuring that the necessary infrastructure, including low and zero carbon energy, transport and green infrastructure, is in place to allow for sustainable urban extensions to the east and south west of the city. Proposals are based on: (i) around 4,900 dwellings and 20 hectares of employment land that are completed or have planning permission. (ii) promoting the City Centre as the sustainable heart of the city to include provision for: up to 30,000 sq metres office floorspace on around 1.5 hectares of land, about 200 dwellings, and around 3,000 sq metres net retail convenience floorspace, and up to 37,000 sq metres net retail comparison floorspace. (iii) promoting the land to the east of the outer by-pass (within the city) at Monkerton/Hill Barton and Newcourt as comprehensively planned and fully integrated mixed-use urban extensions to provide in total: about 21 hectares of employment land, and around 4,800 dwellings. (iv) providing a further 5.5 hectares of employment land to the north east of the city in the Pinhoe area. (v) securing a balance of infrastructure provision and housing delivery by identifying, to the south west of the city, about: 15 hectares of employment land at Matford, and around 500 dwellings south of Alphington as part of a larger urban extension that extends south of the city boundary into Teignbridge. (vi) bringing forward development in the rest of the city to accommodate around 1,800 dwellings.

Strategic Allocations

The following areas are proposed as strategic allocations: The Newcourt area (identified on plan 1, page 100) is proposed for around 3500 dwellings (including 1176 with planning permission), around 16 hectares of employment land and all associated infrastructure including: • local centre to provide shops and community facilities including a health centre; • two new primary schools; • gypsy and traveller site provision if necessary; • green infrastructure framework; • low and zero carbon infrastructure; • new pedestrian and cycle crossings of the A379 and the railway line; • transport hub to include rail halt and bus interchange; • new link road through the development with access onto the A379; • improvements to the strategic road network particularly at Countess Wear roundabout; and • contributions towards other educational, social and community facilities. The Monkerton/Hill Barton area (identified on plan 2, page 101) is proposed for around 2500 dwellings, around 5 hectares of employment land and all associated infrastructure including: • local centre to provide shops, doctors surgery and community facilities • a primary school; • green infrastructure framework; • low and zero carbon infrastructure; • gypsy and traveller site provision if necessary; • new pedestrian and cycle bridge over the motorway; • new link road from Cumberland Way to the motorway to provide vehicular access; • safeguarding the new rail halt on the Exeter to Exmouth line; • A new training and educational facility by Exeter College; and • contributions towards other educational, social and community facilities. The area south of Alphington (identified on plan 3, page 102) is proposed for around 500 dwellings and all associated infrastructure including: • green infrastructure framework • low and zero carbon infrastructure; • enhancements to transport infrastructure in particular the strategic road network; and • contributions towards other educational, social and community facilities.

Housing Provision

The development of at least 12,000 dwellings is proposed as follows: Completions 2006-2010 2,687 Planning Permissions 2,224 Permissions subject to S106 agreement 26 Identified sites within the urban area 977 Regeneration Areas 1,048 Newcourt 2,300 Monkerton/Hill Barton 2,500 Alphington 500 Total 12,262

Residential development density

Residential development should achieve the highest appropriate density compatible with the protection of heritage assets, local amenities, the character and quality of the local environment and the safety and convenience of the local and trunk road network.

Housing supply and mix

The supply of housing should meet the needs of all members of the community such that: • all major developments (10 or more dwellings) should include a mix of housing informed by context, local housing need and the most up to date Housing Market Assessment; • specialist housing, such as wheelchair accessible housing, sheltered housing, residential care homes, 'extra care' housing and continuing care retirement communities should be provided as part of mixed communities, where possible, in accessible locations close to facilities; • all housing developments should be designed to meet Lifetime Homes Standards where feasible and practical; and • purpose built student accommodation should be provided to meet the housing need.

Gypsies and Travellers

Land will be allocated for 25 residential pitches and 5 transit pitches, for gypsies and travellers. Sites should: a) be well located on the highway network; b) have safe and convenient vehicular and pedestrian access; c) be located within a reasonable distance of local facilities, including schools and health centres; d) minimise environmental and landscape impact; e) protect the amenities of adjacent occupiers; f) have adequate levels of privacy, security, storage space and residential amenity; and g) provide appropriate parking, including parking for visitors and for commercial vehicles related to any business activities likely to be carried out.

Affordable housing

On sites capable of providing 3 or more additional dwellings (irrespective of the number of dwellings proposed) 35% of the total housing provision should be made available as affordable housing for households whose housing needs are not met by the market. At least 70% of the affordable housing should be provided as social rented housing. The overall percentage of affordable housing and the tenure split will be subject to considerations of viability and feasibility. Where it is not possible for viability reasons to provide the full requirement of social rented housing affordable rent provision would be considered let as far as possible at social rented levels. The remaining balance of the affordable housing should be delivered as intermediate affordable housing.

New development must be supported by appropriate infrastructure provided in a timely manner

New development must be supported by appropriate infrastructure provided in a timely manner. The City Council will continue to work in partnership with infrastructure providers and other delivery agencies to keep an up to date infrastructure delivery plan that will enable proposals, in accordance with the spatial strategy, to be brought forward. Developer contributions will be sought to ensure that the necessary physical, social, economic and green infrastructure is in place to deliver development. Contributions will be used to mitigate the adverse impacts of development (including any cumulative impact). Where appropriate, contributions will be used to facilitate the infrastructure needed to support sustainable development.

Retail Facilities

Retail facilities will be provided so as to contribute to the delivery of sustainable growth and respond to the needs of local, including disadvantaged, communities. To maintain and enhance the vitality and viability of the City Centre, the provision of around 3,000 square metres of net retail convenience floorspace and around 37,000 square metres of net retail comparison floorspace is proposed. This will include up to 30,000 square metres of comparison floorspace in the Bus and Coach Station area, to be developed as part of a mixed-use scheme by around 2016. Retail development outside the City Centre should be located in the district or local centres. Out of centre sites will only be considered if there are no suitable sites in, or on the edge of, the City Centre, district centres or local centres and the proposal would cause no significant overall impact on the existing centres and would bring net benefits. In all cases proposals must be accessible by public transport and other sustainable modes, and be appropriate in scale and character to the role and function of the proposed location. Local retail facilities will be required as part of the community provision at the Monkerton/Hill Barton and Newcourt urban extensions.

Comprehensive strategic transport measures

Comprehensive strategic transport measures to accommodate the additional development proposed for the city and adjoining areas shall include: • a step change in the quality, capacity and environmental performance of public transport, especially between the City Centre and proposed developments adjoining the city to the east in East Devon and to the south west in Teignbridge; • additional Park and Ride sites around the city including Ide interchange; • improvements to the strategic road infrastructure including key junctions on the M5, outer bypass and the Alphington Road corridor; • new rail halts at Hill Barton and Newcourt on the Exeter to Exmouth line and at Matford on the Exeter to Plymouth line; • demand management measures; and, • improvements to facilities for pedestrians and cyclists. The contributions necessary to ensure the delivery of transport infrastructure will be secured through the application of Policy CP18.