The full refusal for Sidford Business Park

[Has Owl said Hip Hip Hurrah, Councillor Marianne Rixson? What the heck, here is another one for her!]

EAST DEVON DISTRICT COUNCIL
Council Offices, Knowle
Sidmouth, Devon EX10 8HL
TOWN AND COUNTRY PLANNING ACT 1990
REFUSAL OF PLANNING PERMISSION

Applicant: Fords And Sons Application No: 16/0669/MOUT
Address: (Mr T Ford)
Alexandria Industrial Estate
Sidmouth
EX10 9HA
Date of Registration:
22 March 2016

Agent: Context Logic Ltd Date of Decision: 27 September 2016
Address: (Mr J Marchant)
Threshers Stone
Church Road
Colaton Raleigh
Sidmouth
EX10 0LH

Proposal: Outline application accompanied by an Environmental Statement (with all matters reserved except access) for the development of up to 22,800sqm of floor space for use classes B1 (Office Light Industry), B2 (General Industry) and B8 (Storage and Distribution) with details of, and associated strategic landscaping for, the access, linking cycleway and footway, and flood improvements/attenuation.

Location: Land Adjacent To Two Bridges
Two Bridges Road
Sidford

The Council hereby refuses permission to carry out the development described in the application and the plans attached thereto for the following reasons:

1. The application has failed to demonstrate how the quantum and mix of development and the parameters for its scale and massing could be incorporated into this rural location whilst reflecting both the local vernacular styles and reinforcing the existing landscape.

Without robust landscape mitigation and an associated design code with adequate detail, the development would:
o result in harm to the landscape;
o make inadequate provision for green infrastructure; and
o fails to work sensitively with local habitats resulting in an over engineered appearance to the regraded stream and proposed flood attenuation ponds.

It is considered that the proposal therefore fails to meet the requirement for the highest design and landscaping standards set out within the policy which allocates the site for employment development and fails to adequately respect the landscape which is designated as an Area of Outstanding Natural Beauty and which should therefore be afforded the highest level of landscape protection. As such the proposal is considered contrary to national guidance and to Strategies 5 (Environment), 26 (Development at Sidmouth), 46 (Landscape Conservation), 48 (Local Distinctiveness in the Built Environment) and Policies D1 (Design and Local Distinctiveness) D2 (Landscape Requirements) EN5 (Wildlife Habitats and Natural features), of the adopted East Devon
Local Plan 2013-2031.

2. The proposed development would use access routes that by reason of their inadequate road width (with unsuitable footway provision) and a potentially unsatisfactory junction, are unsuitable to accommodate the increase in traffic likely to be generated by the currently proposed quantum and split of employment uses. In addition the directional split of traffic generation has also not been justified. As such the proposed development is therefore considered contrary to paragraph 32 of the National Planning
Policy Framework and Strategies 26 (Development at Sidmouth), and Policies TC7 (Adequacy of Road Network and Site Access) of the adopted East Devon Local Plan
2013 – 2031.

3. Insufficient information has been submitted to justify the noise assessment and its findings that are contained within the Environmental Statement. As such it is not
considered possible to accurately understand or assess the likely amenity impact that the development would have on near neighbours or secure appropriate mitigation. As
such the proposal is currently considered contrary to Policies D1 (Design and Local Distinctiveness) and EN14 (Control of Pollution) of the adopted East Devon Local Plan
2013 – 2031.

4. No mechanism has been submitted to secure necessary contributions towards or the management and maintenance of both the hedgerow bounding the proposed cycle route and the surface water attenuation and drainage scheme proposed. In addition there is no mechanism to secure the necessary junction assessment in respect of Sidford Cross which is likely to require an improved signal system and which falls
outside of the identified strategic infrastructure list associated with the adopted CIL charging scheme. As such the proposed development is therefore currently considered
contrary to Strategy 50 (Infrastructure Delivery) and Policies TC7 (Adequacy of Road network and site access), EN22 (Surface run off implications of new development) and
D2 (Landscape requirements) of the adopted East Devon Local Plan 2013 – 2031.

NOTE FOR APPLICANT
Informative:
In accordance with the requirements of Article 35 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 in determining this application, East Devon District Council has worked proactively and positively with the applicant to attempt to resolve the planning concerns the Council has with the application.
However, the applicant was unable to satisfy the key policy tests in the submission and as such the application has been refused.

The plans relating to this application are listed below:
CONTEXT LOGIC General
Correspondence
11.08.16
PETER BRETT General Correspondence
11.08.16

LANDSCAPE/VISUAL IMPACT STMT
General Correspondence
11.08.16
G416B Proposed Combined Plans
11.08.16
G417C Landscaping 11.08.16
H100K Other Plans 11.08.16
G415D Sections 11.08.16
H102A Proposed Site Plan 11.08.16
H103 REV P1 Location Plan 11.08.16
Other Plans 12.08.16
058-001A Landscaping 11.08.16
CIL Form – Additional Information
19.08.16
H101B Other Plans 31.05.16
General Correspondence
31.05.16
Arboriculturist Report 05.05.16
Design and Access Statement
05.05.16
LIGHTING STRATEGY
Additional Information 06.05.16
ENVIRONMENT
AL STM
Additional Information 22.03.16
ENVIRONMENT
AL STM
Additional Information 22.03.16
ENVIRONMENT
AL STM
Additional Information 22.03.16
ENVIRONMENT
AL STM
Additional Information 22.03.16
ENVIRONMENT Additional Information 22.03.16

Who wants to go to the LEP annual conference – tickets here

DATE AND TIME
Mon 3 October 2016
13:30 – 18:00

LOCATION
Sandy Park
Sandy Park Way
Exeter

“Heart of the South West LEP’s Annual Conference”

We would like to invite you to register for the HotSW LEP’s Annual Conference, which this year will be held in the afternoon of Monday 3rd October at Sandy Park, near Exeter (EX2 7NN).

The Conference is an opportunity to meet with the wider LEP partnership and to network with other stakeholders. It is a free event that is aimed at the private, public and third sectors, and that will include an update on present economic issues for our area – including Brexit and Devolution – and a look at what is planned for the future. This year the focus will be around Productivity and particularly in relation to the ‘people’ and supply chain elements.

We are expecting that demand will be high and recommend that you reserve your place early. To this end the registration link above is to reserve your place at the Conference. Once registered and nearer the date, you will be sent a link to book your preferred seminar sessions and optional attendance at the AGM.

The following is a guide for the afternoon:

1.30pm to 1.45pm – Arrival at Sandy Park – Registration and refreshments

2pm – Conference starts, followed by seminar sessions

5.00pm – Conference closes

5.00pm – 5.15pm – Refreshment break, registration for those attending just for the AGM

5.15pm – 5.45pm – HotSW LEP’s AGM

5.45pm – Finish

Please note that the refreshments that will be provided will be tea / coffee with biscuits etc.”

https://www.eventbrite.co.uk/e/heart-of-the-south-west-leps-annual-conference-registration-26536396075?aff=eiosprexshrefabk&ref=eiosprexshrefabk

SIDFORD INDUSTRIAL SITE REFUSED PLANNING PERMISSION

Full report to follow.

But for now, thank Councillor Marianne Rixson for this.

Make no mistake this is NOT sensible or responsible Tories, or even sensible and responsible planning officers (though they HAVE done the right thing). Our Tory councillors should NEVER have been allowed to sneak in to the Local Plan through the back door.

It is definitely NOT thanks to Councillor Stuart Hughes, who watched it walk through that back door and did nothing.

It is totally NOT thanks to Hugo Swire who did – you guessed it – nothing.

The war is NOT won, this is just the first battle of almost certainly many more, with a powerful landowner. But no doubt Councillor Rixon will carry on her fight.

THANK YOU COUNCILLOR RIXSON, EAST DEVON ALLIANCE.

Tourism is expected to have a much higher growth rate than the national economy as a whole. Do our councils and Local Enterprise Partnership reflect this in their local plans or devolution plans? No. Why? You will need to ask them – provided you can drag them all away from their high-end housing development and nuclear industry interests first.

LGA press release 27 September 2016

“New research by the LGA has found that the tourist industry is set to grow by nearly 3% every year over the next decade.

The LGA is urging the Government to keep up the momentum on agreeing devolution proposals to further boost tourism-led growth.

English tourism can soar under devolution, say councils
LGA press release 27 September 2016

English tourism can soar under devolution deals with new figures revealing the tourist industry is set to grow by nearly three per cent every year over the next decade, research by the Local Government Association revealed today.

With tourism emerging as one of the fastest growing industries, the LGA said local areas can use the devolution agenda to turn their cities and counties into thriving tourist hotspots for the growing ‘staycation’ market and overseas visitors.

To mark World Tourism Day, new research commissioned by the LGA shows that domestic tourism is predicted to grow 2.9 per cent every year over the next decade, which is more than the overall economy (2.5 per cent).

It follows latest industry figures which reveal there were 103 million overnight trips in England in 2015, an 11 per cent increase compared to 2014, and an 8 per cent increase in expenditure compared to 2014, with a total spend of £19.6 billion.

Regions which saw the biggest increases in overnight trips include the West Midlands (+22 per cent), Yorkshire (+20 per cent), the South West (+14 per cent) and London (+14 per cent).

Councils are already enjoying huge economic returns on investment in tourism through ambitious projects. They include:

· Plymouth City Council – Plymouth has enjoyed visitor growth of over 28 per cent since 2008 and an increased spend of 23 per cent in turn has helped to increase overall jobs in the sector by 92 per cent to just over 8,000 – 7 per cent of the local economy. The strategy has included being re-branded as ‘Britain’s Ocean City’ in 2013 ahead of the 400th anniversary in 2020 of the Mayflower sailing which is to be celebrated on a globally significant scale

· Staffordshire County Council – adopting a new strategic approach to sport, “Sportshire”, is paying dividends for tourism. Hosting Ironman Staffordshire 70.3 and the UK Corporate Games, both in 2015, attracted 16,000 visitors into the area, creating an economic boost of £5.4 million. Staffordshire secured a three-year contract for the long-distance Ironman triathlon

· Liverpool City Council – to boost the city’s tourism industry, which is worth nearly £4 billion a year, the council is using its borrowing power to provide an upfront capital grant which is repaid by reduced revenue funding, or increased lease charges if it’s a council-owned building. The grant is used for venue refurbishments, resulting in a boost in revenue and visitors, making them more sustainable. To date, The Philharmonic Hall, Royal Court Theatre and Unity Theatre have all benefited.
The LGA is urging the Government to keep up the momentum on agreeing devolution proposals to further boost tourism-led growth. The recently announced Tourism Action Plan is a step in the right direction, but much more could be done to put the levers of growth in the hands of local leaders.

By focusing on improving transport, infrastructure, skills and business support – all central to devolution deals and key to boosting tourism – combined authorities and other similar arrangements can make better, more efficient decisions to maximise tourist revenue.

Crucially, councils and local partners can link these policy levers to enhance the distinctiveness of destinations, including high quality attractions and skilled labour to drive England’s tourist economy and unlock further growth.

With UK residents increasingly holidaying – and spending – at home rather than abroad, this is a trend that devolution deals can exploit. The UK’s tourism deficit – the difference between money spent by UK residents holidaying abroad and money spent in the UK by overseas visitors – has fallen from a peak of over £20 billion in 2008, to under £14 billion in 2014.

Even with this trend, less than 40 per cent of England’s total holiday spend goes on domestic tourism, which offers significant potential growth for devolved powers to target by offering high quality destination experiences that will keep people holidaying at home and persuade international visitors to London to extend their stay to the rest of the country.

Reports of a jump in tourist spending following a softening in the pound post-Brexit further underline the potential of tourism for local economies.

Councils will also be able to keep all locally raised business rates by 2020 which will further incentivise councils to attract and retain businesses in local growth sectors, including tourism.

Cllr Ian Stephens, Chair of the LGA’s Culture, Tourism and Sport Board, said:

“Councils have long recognised, and supported, the value of tourism to local growth, jobs and prosperity, which the devolution agenda should be primed to exploit.

“The tourist economy is one of the UK’s fastest growing economic sectors and councils have the opportunity to align their devolved responsibilities to improve their tourism offer to best showcase their unique identity and heritage, from food and drink and natural landscape to historic buildings and traditional festivals.

“Local areas have already capitalised on recent tourism opportunities and councils can use devolution deals to improve transport, infrastructure, skills and business support, which are crucial levers to maximise the tourist pound and economic growth.

“Decisions about these critical success factors for boosting tourism are best taken at the local level, which devolution deals stand to make possible through combined authorities and similar local governance arrangements.

“The move to full localisation of business rates in 2020 means that it will be even more important for councils to support and attract tourism-related businesses, where this is a local growth priority.

“There is significant growth potential from tourism and our analysis highlights an opportunity for increasing staycations in order to close the UK’s large tourism deficit.

“By creating the wider conditions for the visitor economy to thrive, local communities also benefit from a successful local visitor economy with an increased choice of facilities such as places to eat out, local shops, events and exhibitions, as well as conservation of local heritage and the natural landscape.

“The Government needs to keep up the momentum on agreeing devolution proposals to further boost tourism-led growth and transform local economies.”

Case studies

Plymouth City Council

Plymouth re-branded as ‘Britain’s Ocean City’ in 2013 as part of its first ever Visitor Strategy launched in 2010. With the 400th anniversary of the Mayflower sailing in 2020 the city aims to grow visitors to the city by 20 per cent and spend by 25 per cent up to 2020 in line with a huge ambition to commemorate the anniversary on a globally significant scale.

Since the baseline figures were established in 2008 visitor growth of over 28 per cent and increased spend of 23 per cent in turn has helped to increase overall jobs in the sector by 92 per cent to just over 8,000 – 7 per cent of the local economy. Looking forward to 2020, Plymouth has aligned itself behind the Mayflower plans and has in process unprecedented capital development of over £70 million as well as a major commitment of over £2.25 million revenue from the city council to supporting the project. Projects include a new hotel development, coach hub, re-designed railway station and cruise terminal as well as a £40 million extension by British Land to their Drake Circus development. It is estimated that more than 25 million Americans are descended from the Mayflower pilgrims and Plymouth is working closely with the national partnership to ensure that the UK benefits not just in 2020 but significantly beyond.

Staffordshire County Council

Developing from the City Deal process, Staffordshire County Council has adopted a new strategic approach to sport, “Sportshire”, which is attracting visitors and boosting the local economy through major events and sporting infrastructure.

The main aims were to increase the number of overnight stays and subsequent visitor spend, which are low in comparison to West Midlands counterparts, and attract more high spending visitors. In Year 1 (2015), this was achieved by hosting Ironman Staffordshire 70.3 and the UK Corporate Games. These events attracted 16,000 visitors into the area, creating an economic impact of £5.4 million. Staffordshire secured a three-year contract for the long-distance Ironman triathlon.

Liverpool City Council

Liverpool’s tourism industry is worth nearly £4 billion a year. One of its biggest challenges is funding cultural organisations which play a vital role in tourism landscape. Invest to Save is an initiative in which the council uses its borrowing power to provide an upfront capital grant which is repaid by reduced revenue funding, or increased lease charges if it’s a council-owned building. The grant is used for much-needed improvements to the physical condition of a venue, resulting in a financial and visitor number boost, making them more sustainable.

To date, The Philharmonic Hall, Royal Court Theatre and Unity Theatre have all benefited. This work directly supports the City Region’s plan to grow the visitor economy’s value by £200 million by 2020.

“Brilliant” delivery of housing in coastal communities and market towns

“… When it came to housing delivery, Elphicke said biggest was not always best. “Some of our coastal communities, country villages and market towns, post-industrial heartlands and historic cities and counties of England are absolutely brilliant at making housing delivery happen and are delivering the majority of our new homes.”

http://www.theguardian.com/business/2016/sep/27/refocus-housebuilding-towns-villages-housing-finance-institute

Who says? Natalie Elphicke, of the Housing and Finance think tank.

Yeah, brilliant … for you Natalie!