Technical Evidence

The Planning Application will be supported by a suite of documents covering issues such as ecology, transport, drainage and heritage. A brief overview of these factors is provided below.

Ecology and Arboriculture

The most recent ecology assessment was in 2019/20. The site is mixed in biodiversity value terms, with the fields themselves tending to be low value due to agricultural modification while the hedges and watercourses are of higher value mainly due to the protected species they support. The scheme has been designed to protect and enhance the important habitats and will compensate any hedge removal with a greater amount of new species-rich hedge. Compliance with wildlife legislation will also be ensured.

The proposals are 3.4km from East Devon Pebblebed Heaths Special Area of Conservation (SAC) and xxkm from the Exe Estuary Special Protection Area (SPA). Suitable Alternative Natural Greenspace (SANGs) is being provided to offset any potential effects of increased recreation on the heaths. The SANGs will provide a large area of public open space which will provide opportunities to create extensive areas of enhanced habitat for wildlife. Overall, the proposals will deliver a net-gain for biodiversity in the local area.

A total of eighty-two individual trees, seventy groups of trees and thirty-five hedgerows were surveyed as part of the arboricultural assessment in 2020. The proposals will see the vast majority of existing tree stock retained and appropriately protected. The loss of trees and hedgerows proposed for removal will be appropriately mitigated through the provision of new, high quality native tree and hedgerow planting. With these provisions in place, arboriculture will not pose a significant constraint to the proposals.

Highways

A transport strategy will be developed for the site, firstly to establish opportunities for site and district wide containment of travel and then a focus on wider access for pedestrians, cyclists, buses and shared travel, micro-mobility (one/two person vehicles generally powered by battery e.g. electric vehicles and bikes) and lastly private vehicles. Links will be provided between the site and other Cranbrook development areas and also the existing wider transport network including London Road and connections will be strengthened to the town centre and rail station. Improvements to London Road will be proposed including new footway and cycle facilities and additional access junctions will be proposed on London Road, with a focus on convenient and direct access for active travel as a priority.

A Transport Assessment report will be produced to support the planning application which will set out the proposed improvements associated with the site and will include an assessment of the impact of the development proposals on the surrounding transport network, considering existing and planned development and infrastructure.

Drainage

Flood Risk

The Flood Map for Planning shows the site to be primarily located within Flood Zone 1, defined as a low probability of flooding from rivers or the sea. Part of the site is located within Flood Zone 2 and 3, defined as medium and high probability of flooding from rivers or the sea, with these flood extents associated with the Cranny Brook and its tributaries.

The majority of the site is within an area at very low risk of surface water flooding, though smaller scale surface water flow paths have been identified across the site, which are typically associated with the Cranny Brook and its tributaries. These flow paths will be managed through the implementation of Sustainable Drainage Systems (SuDS).

All proposed buildings and SuDS will be located within Flood Zone 1 and outside of the surface water flood extents.

No other sources of flooding have been identified in the proximity of the site that are likely to represent a development constraint.

Surface Water Drainage

Surface water runoff from the site will be managed using SuDS. This will include a series of attenuation/detention basins and swales, which will discharge to the Cranny Brook and its tributaries. The SuDS have been designed to store runoff from the proposed development and release it off-site at the existing greenfield runoff rates. This approach replicates the existing surface water drainage regime and offers a reduction in flood risk downstream during extreme rainfall events.

The attenuation/detention basins and swales will also offer significant opportunity with respect to biodiversity, water quality, recreation and aesthetic value.

Archaeology and Heritage

A range of investigation work has taken place relating to the likely impact of development on both archaeology and heritage assets which has included desk-based research, site walkovers and archaeological evaluation. No designated assets or significant archaeological remains were identified within the site, although locally important elements such as hedge banks and a single farmhouse have been considered and appropriate mitigation proposed. The potential for an adverse effect on the setting of designated heritage assets has been considered through recent assessment work by BSA Heritage for a range of designated structures and landscapes. The assessment has been informed by past consultation with the Devon Historic Environment Record and History Centre, as well as Historic England’s Archive and online sources. Limited extant features of interest lie within the site. Middle Cobden Farm farmhouse may be of some age in origin and it is recommended that it is retained within any future development. No other site structures would warrant retention, being limited to a ruined stone building and modern farm structures.

Previous Application

In March 2015, Persimmon Homes submitted application 15/0047/MOUT for:

"Up to 1750 residential dwellings, one 2 form entry primary school, local centre comprising up to 1000sqm of A1 uses plus A2, A3, A4 and A5 and up to 1250sqm of B1 business use, sports and recreational facilities including children's play, green infrastructure (including open space), community uses (including non-residential institutions), assembly and leisure, landscaping and allotments, access from former A30, engineering works, demolition, associated infrastructure and car parking for all uses".

A staffed consultation exhibition was held on 15th and 16th October 2014 with some 290 people recorded as attending. A questionnaire was included, which gave respondents the opportunity to comment on proposals.

The application was subsequently put on hold due to the emerging Cranbrook DPD (Development Plan Document). The purpose of the new consultation is for a revised application as outlined above which delivers on the DPD's main emerging aims with the vision to develop a healthy, sustainable and vibrant extension to the already successful town of Cranbrook.