Following a lapse in planning permission after delays during Covid, Pinhoe Hub Trustees re-submitted their application to Exeter City Council Planning Committee.
The Hub application was approved Monday 12th June, 5.30pm
Exeter City Council has a new Planning Committee following May elections and Pinhoe’s recently-elected Labour Councillor Mollie Miller is a new appointment. Hub Trustee Cllr Duncan Wood has reverted from being Portfolio holder for Climate Change to Leisure Services and Physical Activity where he previously held the portfolio during development at St Sidwells award-winning leisure centre. Duncan is also Exeter City Council’s representative on the Devon Rail Forum which “Promotes the use of local rail services in the Exeter area and hinterland. Makes recommendations to operators of local train services and lobby (sic) them for improvements. Develops infrastructure projects at stations, to improve access and waiting facilities for all passengers.”
There is currently one objection regarding parking measures which are reduced from the current provisions (see below). The revised foot and cycle path will also be relocated 8.5m south of the existing path as the Hub eases into its larger footprint. Sport England do not consider it a significant encroachment onto the football pitch, which remains out of action following remedial drainage work.
It’s unclear from these drawings how the Hub café will be accessed from the Station platform, following the inclusion of this service in strategic planning by South Western Railways who have contributed to the funding of the project. Plans have not been updated to include energy efficiency measures, solar panels or heat pumps.
Full information is available from Exeter City Council planning: click here; we requested an update from the Hub Trustees June 2023 (new Trustee elections have not been made public)
Do you have an hour a week to monitor traffic outside your house? Maybe you know of a traffic crunch point you’d like to nominate for monitoring?
We’re looking for volunteers to count motor vehicles, site traffic and cyclists. We’ll provide count sheets and clickers! Get in touch to join the citizen science team!
Regarding the proposed development at Langaton Lane, the following points have been sent to East Devon District Council:
• This stretch of Langaton Lane is characterised by a beautiful Devon hedgerow; limited management over time has created a rich habitat for wildlife along its length. Indeed this whole area has particularly strong biodiversity, benefitting from its proximity to Pin Brook. With the substantial and compelling evidence of the importance of natural wildlife linescapes, greater care must be taken to maintain this hedgerow within its context. It is nationally recognised and widely evidenced that replacement hedgerows are of scant value to local wildlife. Greater attention to the impact on the area’s biodiversity should be prioritised with substantial protection of existing wildlife habitats given more importance than the “pleasant first impression” of the development. • There is local history underpinning this area; Langaton Lane is particularly valued by the local community of Pinhoe. Not only is it our route to the local Scout Hut, but it also leads to the Pinhoe community field. Any increase in traffic along this route will require careful integration for the safety of all pedestrians and careful consideration regarding safe access for all our community. • Pin Brook is a valued waterscape for the Pinhoe community. Has the Westcountry Rivers Trust been consulted regarding the impact of additional surface water? We offer to undertake this, and ask for greater consideration and a more integrated approach to this landscape and the impact of this proposed development, especially since it is not in accordance with the Development Plan for East Devon. This site should be considered in the greater context of development further along Langaton Lane – compounding the impact of traffic, drainage and biodiversity. We are looking forward to working with EDDC and Clyst Great Trees as part of the proposed Routes for Roots project. With all the benefits to mental and physical well-being, these historic routes connecting Pinhoe to our neighbouring communities are essential wildlife linescapes and an important, deeply valued part of our community infrastructure.
Heritage Statement provided by Waddeton Park, the original developers – also usefully showing sites of archeological evidence from the Old Farm, Pinn Lane
Application for development of this site was allowed at appeal following a Public Inquiry, held in 2014. Despite the efforts of Exeter City Council, 120 houses with ‘associated infrastructure and open space’ were allowed, with all matters reserved for future consideration apart from access.
At a recent meeting of the Planning Committee on Monday 30th September 2019 to discuss ‘Reserved Matters’, all three of Pinhoe’s local councillors raised detailed concerns following discussions with local residents. These concerns included:
safety of the highway at Church Hill – for pedestrians and cars – resulting from landscaping proposals
remote location of the proposed playspace areas and the safety concerns of access to areas of open water, which had been relocated in the updated plans
imbalance in the development of the site, specifically regarding required sensitivity in handling the landscape context of the listed, historical Home Farm buildings – dating from 15th century and on a central historical route through the village – according to Heritage England recommendations, which had not been considered by the Heritage Officer
residents’ concerns regarding flooding measures and ground water considerations, based on current and historical evidence of substantial problems
adequate provision for reinstatement of the important hedgerow linescape along Church Hill in line with biodiversity requirements
Councillor David Harvey mentioned recent problems holding developers to account when they exceed permitted development, however Council officers confirmed they do not routinely enforce or regularly monitor compliance. Indeed, when Cllr Harvey described Linden Homes’ recent removal of a large hedgerow at Gypsy Hill during nesting season, which was confirmed as an illegal act, Committee Members openly laughed when he said there had been no evidence remaining for the Devon and Cornwall Police to act upon.
Burrington Estates purchased the Home Farm site from Waddeton Park and the RB Nelder Trust. However, no site modelling or detailed location images were presented for the Committee’s consideration by Burrington Estates, who were represented at the meeting by Mr Seaton. Despite considerable changes to the original proposals, Mr Seaton suggested the entire case made by local councillors and residents was simply an attempt to review the original planning consent. No further detail or response was offered to the meeting.
Throughout the Committee, Council officers restated the details for consideration within “Reserved Matters” included layout, scale, landscape and appearance. Labour Councillor Emma Morse declined to support the concerns of local residents anxious to protect both the heritage and history of the site. Describing Home Farm as “an open wound” she described losing every battle for the site and announced her ‘practical’ approach meant she could only support the development.
With fellow councillors moving to support her position, including Cllr Phil Bialyk who recently commented in the Express & Echo, Cllr Yolanda Henson said the play areas ‘were bigger than some in other developments across the city’.
Cllr Amal Ghusain asked detailed questions regarding drainage provision and liability if the development was approved. Council officers said they were unable to answer and stated that drainage would only be signed off when considered satisfactory. Chair of the Planning Committee, Cllr Lyons, suggested submitting photographic evidence and Council Officers agreed benchmarking measures would be considered.
Chair of Pinhoe Village, Kate Jago, approached Mr Seaton following the Committee’s decision to approve the development, but neither he nor the developer were willing to comment at that stage. We hope Burrington Estates will recognise the widespread community interest in the development of the Home Farm site and look forward to positive discussions in the future.
Meanwhile, we are developing a “Flood Monitoring” resource for local residents across the Home Farm and Pinhoe Quarry sites – please contact us for further information.
We are also monitoring both the removal of protected hedgerows, and problems for the local community caused by the long-term blocking of the main route along Church Hill, from the village to the church
Church Hill blocked by building site materials
NOTES:Extensive planning notes from the Exeter City Council Planning Dept are available here (as a pdf), including the following protection for the hedgerows:
“Notwithstanding the details shown on drawing no. ML.01 Rev D all the existing hedgerows on site shall be maintained and managed in accordance with details that shall previously have been submitted to and approved in writing by the Local Planning Authority. The submitted details will be expected to demonstrate how the hedgerows will be managed to secure their long term retention and health, and how any additional boundary treatments alongside them will be erected so as not to compromise them in the future. Reason: In the interests of the privacy of the occupants of both existing properties adjoining the site and the proposed properties, the visual amenities of the area and the ecological interest of the site”
This is a planning charge introduced by the Planning Act, 2008 as a mechanism for local authorities to provide or improve infrastructure that will support the development of their area.
For areas without a Neighbourhood Plan, this percentage cost for developers is lower – yet another reason we are keen to move forward with our Neighbourhood Planning.
For example, the newly refurbished play area in Station Road park cost £110,000 and was funded by CIL from local development. However, these funds are also being spent across the city, so actively tracking funding is essential.
The CIL contribution for the Home Farm development is just over£1.2m
