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S2.10.5 PLANNING
New Applications
a) 1/1183/2005 : Amended application for residential development at
land between Exeter road and Shute Lane for Redrow Homes
The Chairman asked for comments from Cllrs which covered concerns over
sewerage, access onto Shute Lane, access through to Westcotts Drive,
affordable housing provision, funds to Winkleigh Pre-school and the
size and type of the development. Cllr Bowers read out a draft letter
connected to this application regarding a photograph in Redrow Homes'
Design Statement which claimed to be of a property in Winkleigh but
is not.
Cllr J Turner declared an interest and did not take part in this debate.
Following a lengthy debate on the application Cllr Hodgson proposed
that Winkleigh Parish Council REFUSE this application for the following
reasons "
The Developers wish to connect to the existing sewerage pipe which
is inadequate. It is essential that there is full compliance with the
Planning Inspectorates recommendations following the 2002 hearing for
WINK4 including the introduction of a new 400m main sewer from the new
development to the sewerage works.
Extract from the Appeal Decision APP/W1145/A/02/1083237 17th July 2002
" 15. The agent for foul sewerage, North Devon District Council,
has not objected to the proposal subject to certain conditions including
the provision of a new sewer, the latest estimate of length being 400m.
The appellants' agent says that this sewer could be provided and provision
could be secured by a condition. The proposal is in outline and the
detail of foul drainage could be left for future consideration, but
the principal of provision of that sewer before occupation of a new
dwelling is a matter for consideration at this stage, and has not been
guaranteed. I consider that a grant of planning permission confers rights
on householders to connect to a public sewer which, if exercised in
this case, could lead to overloading of the existing sewer. There is
no indication that a new sewer is in the sewerage agents' programme
of works. No discussions have taken place between the applicants and
the sewerage agent regarding requirements and there is no undertaking
between the parties for sewer provision".
Winkleigh Parish Council note TDC's position on this by referring to
a letter of 10th September 2004 from Mr A Seaman to Mr I.Lake of South
West Water (ref: AS/LAH/D.7.1)
Extract " It is proposed that South West Water and Torridge District
Council agree that given the compliance problems and capacity issues
currently experienced within Winkleigh sewerage treatment works that
all development proposals submitted as planning applications to Torridge
District Council that increase foul effluent flows to the receiving
sewerage treatment plant will not be permitted until such a time as
the matter is reviewed and agreed by ourselves". Winkleigh Parish
Council would state that there has been no material change to the sewerage
system in Winkleigh since the time of the inspectors decision.
The building of 2 1/2 & 3 storey dwellings would be inappropriate
and out of character with the rest of the village. Winkleigh Parish
Council in returning their verdict on this application wish to emphasise
their grave doubts on the veracity of the information supplied to them
by both TDC and Redrow Homes.
We refer to Redrow Homes design statement, in which a photograph of
a 3 storey house, purporting to be in Winkleigh village is superimposed
onto a 2 storey house in Winkleigh. This is apparently to underpin and
validate Redrow/TDc's assertions that "three storey houses are
prominent within the central area of Winkleigh village". In fact
no one in the village has ever seen this house and we are interested
to know where Redrow found this photograph. The caption reads "two
and three storey properties within Winkleigh Village".
Extract from letter of 9th August from Redrow Homes to TDC "2 ½
and 3-storey dwellings are prominent within the central area of Winkleigh
Village and, as advised by Bob Williams, this form of detail was considered
acceptable on the development site. As referred to above, we will be
providing a further design statement to reinforce this point".
This letter alludes to the previously mentioned designs statement published
by Redrow which is arguably a complete fabrication. Winkleigh Parish
Council can therefore not be party to deceptive and misleading information
which will enable design not in keeping with the traditional architecture
of Winkleigh to be pushed through planning in this underhand manner
and find these actions unacceptable.
Winkleigh Parish Council therefore insist that :
a) The Redrow Design statement be withdrawn from all Statutory consultees,
TDC Planning committee, planning files etc and that an updated, valid
version be substituted.
b) That owing to (1) the period for consultation be lengthened appropriately.
c) That the TDC Officer in question provide Winkleigh Parish Council
with a list of names, numbers and addresses of all the 3-storey houses
prominent within the centre of Winkleigh
d) That TDC upbraids Redrow for their lack of candour and due diligence
in their supplying of misleading and inaccurate information.
Winkleigh Parish Council demand that urgent action is taken on this
matter, and also want a prompt reply.
There is not enough detail in the application to confirm any rural distinctiveness
of the development.
There is inadequate detailed information regarding the affordable housing
provision to ascertain if the affordable housing will be advantageous
to our local community. Further information was requested during the
outline application stage and has not been forthcoming from TDC or Redrow
Homes. Further information is required regarding Housing Association
involvement, shared equity details & process per Sq ft for example.
The development would provide an additional burden on the pre-school
facilities due to the rejection of the S106 request for financial assistance
for relocation: reasons:
The new development consists of 30% affordable shared housing units
therefore there will be a high density of young pre-school aged children.
The existing facilities for pre-school education are woefully inadequate
with a real risk of eviction from the site due to a possible sale of
the property.
The additional children could not be catered for adequately on the existing
site causing serous detriment to the pre-school education for young
children.
The additional traffic, both pedestrian and vehicular, from the new
development to the existing pre-school facilities would be a major additional
road hazard due to the inherent geography of the village. The primary
school site to which the pre-school wish to relocate is within a comfortable
walking distance for both pre-school and primary school children along
much safer roads.
The Parish Council note from documentation included in the consultation
papers that Redrow Homes had offered a donation of £5000 on this
matter but that the S106 was not supported by TDC. Winkleigh Parish
Council would state that they would welcome a donation of £5000
but would reiterate that this sum would be inadequate to resolve the
relocation and a larger donation more appropriate.
Winkleigh Parish Council would reiterate comments from previous consultations
on this site that no work be carried out on Shute Lane as it has scheduled
monument status and would further insist that the only pedestrian route
be as shown on the applications as exiting onto the pavement adjacent
to the A3124 which is near a bus stop which would improve safety and
would comply with DCC's integrated Transport Policy.
Winkleigh Parish Council would also state that there be no access from
this development through to Westcotts drive noting that the Developers
have stated that they are prepared to remove any proposal for access
to Westcotts Drive. : 2nd Cllr Bowers. Vote 4 for/o against/ 2 abstentions
(Cllrs Cowle & J Turner) MOTION CARRIED
b) 1/1798/2005/REM: Residential development - house details plots 10
& 11, Townsend Farm, Winkleigh
Cllrs noted that this application was for detail of plots 10 & 11
and that they had responded to previous applications on this site. Cllrs
stated that sewerage inadequacies applied to this application as did
a request for financial assistance for the relocation of Winkleigh Preschool.
Cllr Bowers proposed that this application be REFUSED due to inadequacies
in the sewerage system (as detailed in (a)) and also the lack of rural
distinctiveness of the development which is especially important as
this development is replacing a number of traditional stone barns. Financial
support fo Winkleigh Pre-schools relocation would also be requested-
2nd Cllr Hodgson: vote (5 for /1 abstention (Cllr Cowle): MOTION CARRIED
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