Up to 65 homes at Land At Barley Lane, Barley Lane, Exeter

What was proposed

The application sought outline permission for up to 65 homes, two accesses, public open space and biodiversity infrastructure.

“Application information Number: 25/0957/OUT Applicant Name: Waddeton Park Limited Proposal: Outline planning permission (with all matters reserved apart from access) for the phased development of up to 65 residential dwellings, two access points from Nadder Park Road, public open space and associated infrastructure (including land for biodiversity enhancements).”

Officer report

The site and its setting

The site comprises two sloping fields on Exeter’s western edge, within the Landscape Setting Area and Alphington/Whitestone Valley Park.

“Issue Conclusion harm to the Landscape Setting of the city and the Valley Park, and therefore the harm outweighs the benefits as set out in paragraph 11(d)(ii) of the NPPF and an unacceptable development is proposed. Description of site The application site is a 3.96 hectare set of two fields, located on the western edge of Exeter. The larger field parcel is to the east of Barley Lane and the west of Nadder Park Road.”

“The site is within the Landscape Setting Area and Alphington/Whitestone Valley Park.”

Officer report

Why officers advised refusal

Officers considered that visible development would erode the city’s green edge, harm the Valley Park and fail to demonstrate acceptable drainage.

“As demonstrated within this report the site is within a very sensitive location on the western hills of the city and is highly visible, particularly from the south-east and east. It is within a Landscape Setting Area and a Valley Park and creates the green ridge that defines the edge of the city and the rural hinterland.”

“In this instance the proposal for housing does not directly fall within policy defined acceptable uses, however it is acknowledged that it may be possible for a residential development to provide recreational space and protect and enhance the landscape and be compliant with CS policy CP16. However, in this instance the proposed development would unacceptably erode the green edge of the city and see the loss of Valley Park land to urban expansion.”

Officer report

What consultees and residents said

The application received 214 objections, while consultees raised concerns about drainage, landscape, biodiversity and infrastructure alongside some no-objection responses.

“NHS Devon Integrated Care Board: Raised no objection subject to a planning obligation for £40,700 towards increase in primary care infrastructure through extension/expansion of Foxhayes Practice, St Thomas Medical Group – Exwick Health Centre and St Thomas Medical Group – St Thomas Health Centre.”

“Exeter Cycling Campaign: Raised concerns regarding the scheme. The National Cycle Network route is usable only by strong and fearless cyclists and more thought and investment is needed to connect the development to the cycle network. There is a lack of safe cycling routes in this part of Exeter. No mention is given of paths suitable for cycling within or connecting to the site.”

Officer report

Who spoke

Three ward councillors and a resident speaking against the proposal addressed landscape, transport, infrastructure, flooding, biodiversity and community impacts.

The vote and decision

Members unanimously refused outline permission for the homes, accesses, open space and associated infrastructure for the reasons in the committee report.

“Councillor M. Mitchell moved, and Councillor Ketchin seconded the recommendation, which was voted upon and CARRIED unanimously.”

“RESOLVED that planning permission for outline planning permission for the phased development of up to 65 residential dwellings, two access points from Nadder Park Road, public open space and associated infrastructure (including land for biodiversity enhancements) be refused for the reasons listed in the committee report.”

Minutes