[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