Planning in Teignbridge

Main Street Design

The Main Street will be a single carriageway road (30mph limit) designed to safely accommodate vehicles, pedestrians, cyclists and buses. It will have a shared footpath and cycleway running on one side with a single footpath on the other. The design of the public realm will mitigate the impact of vehicular traffic along the route.

Design code

The following design code provides a framework of 4 distinct neighbourhoods - each with their own character and access to a local hub, linked by a pedestrian friendly Main Street, all set within a comprehensive green network providing opportunities for recreation and wildlife whilst helping to set the urban areas into the landscape and adjacent areas of the town. The Main Street forms the central spine road through the development and provides access to Neighbourhoods 2, 3 and 4. It links through these neighbourhoods and provides an important gateway for the NA3 site, and a strategic route to improve connectivity between Ogwell and Kingskerswell. The Main Street provides a direct route for pedestrians, cyclists, cars and buses to cross the site. It will have a formal frontage and crossing points to enable pedestrians and cyclists to connect through the site to the wider area. Connecting streets comprise the network of internal streets that provide access from the Main Street to serve the individual development parcels within each neighbourhood. These streets will include primary, secondary and tertiary streets, the character of which will vary to address topography and built form. The green edges include any frontage onto the woodland or park areas. Dwellings should have a positive relationship with these areas, fronting on to them wherever possible. It is anticipated that in these locations, development will be lower density apart from the central park area, where higher density development with a more formal frontage will be encouraged. The green links are linear green corridors within the masterplan overlooked by development to create physical and visual links between the new development and historical assets, habitats, Decoy Country Park, wider countryside and settlements of Newton Abbot and Kingskerswell. The green links are structured around key landscape assets and provide informal recreation as well as a network of cycle and footpaths. The green spine and corridors form part of the strategic landscape framework providing an important informal green space and dark corridors to buffer the development from the nearby settlements and countryside to the south. This space will connect with the formal green links, parks and areas of play space within and adjacent to the development. Part of this area will be retained as agricultural land for grazing cattle and wildlife habitats. Public rights of way and informal footpaths will be retained through these areas and connect to the wider movement network. The neighbourhood hub is a mixed use pedestrian priority area that should be located within Neighbourhood 2 as part of the area around Wolborough Barton Farm. The form and character of the neighbourhood hub should sensitively respond to its context and look to provide a range of new community, employment, education and shopping facilities.

Wolborough

Land allocated to the south of Newton Abbot for the development of approximately 120 hectares of land for a mix of uses.

Drainage Strategy

It is a requirement of the National Planning Policy Framework (NPPF) that new development should not increase flood risk to adjacent areas and where possible should reduce existing risks. Urbanisation will increase flood risk because the introduction of hard surfaces onto greenfield land without mitigation will increase the maximum rates of discharge, the speed of run off, the overall volume of run off over a defined period of time (round 1 year) and cause an overall deterioration in the water quality of the run off. Mitigation is therefore required and should be provided as part of good urban design. For testing the impact of the development proposals on receiving watercourses the 'design flood' will be taken as being the 1 in 100 year flow plus the appropriate climate change allowance applicable at the time of the determination of any application.

Wolborough Neighbourhood Development Framework - Neighbourhoods, Movement Strategy, Density Strategy, Land Use, and Landscape

The character of the four neighbourhoods should draw on the unique attributes of their context and should seek to reflect local residential character and architectural precedents as described in the TDC Design Guide. The different characteristics of form and appearance will help differentiate the neighbourhoods whilst addressing the site constraints and topography, and achieving modern residential standards, particularly in terms of access. To establish a coherent movement pattern, it is necessary to have a clear hierarchy of street types. The appropriate use of these streets in conjunction with built form and landscaping will be the basis for creating this hierarchy. The development will be served by a single tree lined street running on an east west alignment through the site. The carriageway is designed to a minimum width of 6.5m with widening on its bends. The main street will have different characters along its length that respond to its location within the site. As a minimum a 3.5m wide shared foot cycle way will be provided along one side of the main street with a footpath along the other side. In certain locations the footpath may run separately from the main street to address the slopes and enable access to the different development parcels. Side junctions are to be designed to give priority to bicycles and pedestrians using the main street. Junctions onto the main street will be by way of priority arrangement thus maintaining priority on the main street for the through movement of vehicles. Where capacity requires, right turn lanes from the main street will be accommodated. Direct access to residential properties should be provided, where appropriate to help reduce vehicles speeds and create a pedestrian friendly environment. Early delivery of the main street from Totnes Road to Kingskerswell Road is essential. The purpose of the street will be much more than that of just addressing highway capacity constraints. It will provide a crucial connection between home and community facilities across and beyond the allocation, access to which will be integral to establishing a sustainable and cohesive development from the outset. Primary routes provide access from the main street to each land parcel. They will be designed to a minimum width of 5.5m with 2m footways provided along both sides of the carriageway. Direct frontage access can be provided where necessary. Where the primary route carries a foot/ cycle link that continues to provide connection with off-site highway infrastructure a 3m wide shared foot/ cycleway will be provided. Secondary routes provide access from the Primary Route to dwellings. They will be designed to a minimum carriageway width of 5m. A single 2m footway will be provided along either side of the carriageway. Most of the accesses to dwellings will be provided from secondary routes with driveway access provided. Where the primary route carries a foot/cycle link that continues to provide connection with off-site highway infrastructure a 3m wide shared foot/cycleway will be provided. Mews streets/ shared routes provide access from secondary internal streets to a small cluster of dwellings and green edges. They will vary in width and been designed to a minimum width of 4.5 metres with no designated footway. The main street will provide a high quality bus link to accommodate new and/or redirected bus services. Four bus stops will be provided on the main street positioned to achieve a maximum 400m walking distance for most residents/ employees across the masterplan area. Cycle links to the town centre and railway station are encouraged. Green routes will be provided through and within the site providing both internal connection between land parcels and links to existing infrastructure which facilitate sustainable links to key areas of development and infrastructure. Internal green links provide connection across the site to provide permeability and tie the site into the external links and wider transport infrastructure. Where provided as shared foot/ cycle links these paths will be a minimum of 3.5m wide. Foot only links will be a minimum of 2m wide. The density and scale of space between units of development will vary across the site and across the different development parcels to respond to the site sensitivities and challenging topography. Residential development is indicated at a range of densities: Higher density development - up to 38 units per hectare; Lower density development/ greater proportion of green space - approximately 20 - 25 units per hectare. Higher densities will be achievable in the lower or less prominent areas. Lower density development with a higher proportion of open space will be focused toward the external edges of the site facing outwards to the wider countryside and to respect the setting of the listed church and Conservation Area. High density units may be achievable in these areas with apartments or the provision of a residential care facility. The site can accommodate approximately 1,300 homes, over 7 ha of employment land as well as providing sufficient land for primary and secondary schools facilities. At a strategic scale, the landscape will, in the main, perform the following roles: Integrate the development into the existing wider landscape context by retaining (where appropriate) the pattern of existing hedges, trees and woodlands; reflecting the pattern of the surrounding landscape; and adding to the existing landscape structure. Provide a setting and structure for the new development that mitigates/ameliorates development by minimising the scale of change to the landscape and minimises the erosion of visual amenity; produces a contained, green and rural setting for the Church of St Mary and enhances views of the church as well as views out from the church; builds on the landscape heritage of Newton Abbot's 19th century Italianate architecture and landscape; and creates separation between development areas that allows the creation of distinct character areas that relate to the character of neighbouring development areas / build on vernacular architecture of the context.