A1, A2 and D2 Development Study 2007 to 2008
Contents
1.
Introduction
2.
Mid Devon Summary
3.
Method
4.
D2: Assembly and Leisure
5.
A1: Shops
6.
A2: Financial and Professional Services
7.
Local Plan Allocations
8.
Land Lost from Use-class A1 & A2
9.
Area Summary
10.
Conclusion
Appendix
Contacts
1.
Introduction
1.1
This Development Study monitors changes in land in the following Use Class Orders: A1 (Shops), A2 (Financial and Professional
Services) and D2 (Assembly and Leisure)
1.2
Why Monitor?
1.2.1
Planning Policy Statement (PPS) 12 (Local Development Frameworks 2004) states: “review and monitoring are key aspects of the
Government’s ‘plan, monitor and manage’ approach to the planning system.”
1.2.2
Monitoring is required also, by the South West Regional Assembly (SWRA), the designated Regional Planning Body. They work in
“close partnership with local authorities to ensure an integrated and co-ordinated approach to the future growth and development of the
region.”
1.3
Why A1, A2 and D2?
1.3.1
A Development Study of these use class orders will form part of the evidence base for the Annual Monitoring Report (AMR), which in
turn forms part of the Local Development Framework (LDF)
1.3.2
The AMR assesses the implementation of the Local Development Scheme (LDS) and the extent to which policies within the
development documents are being sucessfully implemented. The local authority can use this monitoring information to identify changing
priorities for development in regard to these policies. In time trends can be looked at to determine what needs to be done.
1.3.3
The study gives information about land allocations, sites with planning permission, sites under construction, sites completed and any land
lost during the survey year in the various use class orders.
1.3.4
An overall picture of the “health” of an area can be gathered. It can be seen what has been developed and also an updated situation on
land that is likely to be developed in the near future. This is important when considering Planning Policy Statement (PPS) 1 (Delivering
Sustainable Development 2005), which has a number of policies aimed at facilitating sustainable patterns of urban and rural
development, including the need to ensure that new developments provide good access to jobs and key services for all members of the
community.
2.
Mid Devon Summary
2.1.1. Mid Devon is an inland area covering 915 square kilometres in the South West of England. It is one of the most sparsely populated
authorities within England and Wales, with a population of approximately 75,900 and where the majority of residents live in settlements
below 3,000 populations.
2.1.2
The main concentration of people is found in the eastern part of the District where the towns of Tiverton (approx 21,500) and
Cullompton (approx 8400) lie within 6km of each other and similarly close to Junctions 27 and 28 of the M5 and the mainline railway
station at Tiverton Parkway. Crediton (approx 7300) is the largest settlement in the west of the District. There is an expectation of
continued demand for new housing in Mid Devon in the longer term, however there is a considerable shortage of affordable housing, as
the South West has become the least affordable region for house buyers in the UK.
2.1.3
The hilly, agricultural landscape is the area’s defining physical and environmental characteristic. Most of the rivers in the district drain
southwards in steep sided valleys and large expanses of floodplains. Being rural in nature has led to a high dependency on the car, which
in turn has an impact on air quality and climate change
2.1.4
The large and economically successful urban areas of Exeter and Taunton are just beyond the southern and eastern boundaries of the
District respectively and exert an influence over the Mid Devon economy. All three main towns have shown a reduction in people living
and working in the same town over time.
2.1.5
Working at home is increasing in the District, especially in the rural wards (20%). It is likely that this trend will continue and may
accelerate with the expansion of broadband and thus a continued increase in Internet shopping.
3.
Method
3.1
The period of monitoring for any particular year is between 1 April and 31 March. This survey covers the period 1 April 2007 to 31
March 2008.
3.2
Information was gathered on Approvals, Commitments, Completions, Sites Under Construction and Land Lost (see below). This was
achieved through a combination of desk-based assessment of planning history and site inspections.
3.3
Approvals: this provides an overview of applications – both full and outline that have been approved over the given year.
3.4
Commitments: this indicates the total committed land (ha only) for development over the past year i.e. land with a valid permission.
Included are approvals, previous years commitments that are still valid and outline applications. Excluded are Local Plan allocations
without a current permission.
3.5
Completions: this indicates completions within a given year. The floorspace total includes extensions or new buildings within the
curtilage of existing premises and industrial estates.
3.6
Under Construction: this can indicate how development is progressing and how it will develop over the coming year. The floorspace total
includes extensions or new buildings within the curtilage of existing premises and industrial estates.
3.7
Land Lost: this indicates land that has been lost from a particular use: D2, A1 or A2 and has gone to another use e.g. residential.
4.
D2: Assembly and Leisure
This use-class includes Amusement and show places (cinema, concert hall, bingo hall), Indoor sports facilities (swimming bath, gymnasium) and
Outdoor sports facilities.
Approvals
Area
(ha)
13.79
Floorspace
(sq.m.)
0.00
18.50
126
18.747
480
1.301
415
Between 1 April 2007 – 31 March 2008
Commitments
At March 31 2008
Completions
Between 1 April 2007 – 31 March 2008
Under Construction
At March 31 2008
The approvals area total is quite high for the number of applications – 2. However it is the nature of the kinds of developments (golf driving
range and cricket field) that has given rise to this result.
Very often for this use-class there is no floorspace total or a low total, and again this can be attributed to the nature of the developments e.g.
fishing lake, tennis court. Where there is a floorspace total has been where there has been a pavilion built or an extension to a leisure complex.
As with any other use-class the amount of development can very much depend on the availability of suitable land for development and form of
tenure of the land and the “need” for a particular development.
5.
A1: Shops
5.1
This use-class includes sales of goods (other than hot food), Post Office, Travel and ticket agencies, sale of cold food for consumption off
premises, hairdressers, display of goods for sale, domestic hire shops and Internet café.
Approvals
Area
(ha)
0.079
Floorspace
(sq.m.)
751
0.055
910.1
0.17
692
3.719
6216.43
Between 1 April 2007 – 31 March 2008
Commitments
At March 31 2008
Completions
Between 1 April 2007 – 31 March 2008
Under Construction
At March 31 2008
For use class A1 there will not always be an area figure, in part due to the fact that very often development is on mixed or already developed
sites.
In the past year only 692 sq.m. class A1 development was completed. However 6216.43 sq.m. is currently under construction as two large sites
(one in Tiverton and one in Cullompton) commenced this year. Therefore next years completion figure is expected to be substantially higher.
6.
A2: Financial and Professional Services
6.1
This use-class includes Financial services (banks), Professional services (excluding health and medical services), Other services
(including use as a betting shop) appropriate in a shopping area.
Approvals
Area
(ha)
-
Floorspace
(sq.m.)
-
-
-
-
-
-
-
Between 1 April 2007 – 31 March 2008
Commitments
At March 31 2008
Completions
Between 1 April 2007 – 31 March 2008
Under Construction
At March 31 2008
The figure for this use-class is generally very low. This year none has been Approved or Completed.
7.
Local Plan Allocations
7.1
The Local Plan (which provides the legal basis for planning decisions) sets out detailed policies, including specific allocations of sites for
various development types e.g. employment, housing
7.2
The table below indicates the current position of allocated land for retail by the
Mid Devon Local Plan First Alteration Revised Deposit incorporating Proposed Modifications (April 2005) which was adopted in
July 2006.
Local Plan Allocations
Site
Location
Pannier Market Tiverton
Policy
Total
Area
(ha)
TIV5
1.0
ha
New
Retail
space
(sq.m.)
416
At 31st
March 2007
Complete
Comment
Enhancement
and selective
redevelopment
scheme.
Selective
housing,
retail, leisure
and office
developments
Tesco/Lowman Tiverton
Green
TIV1
6.4
ha
5525
(Tesco)
413
(Lowman
Green)
Tesco
Complete.
Mixed
Development:
Food Store,
Application retail,
approved
housing,
March 06
business,
for Lowman leisure and
Green.
other
Revised
commercial
Scheme
uses
Approved
October
2007.
(06/0025/AI)
Not started
yet.
Station Road
Cullompton CU10
2.9
ha
3360
East Town
Crediton
CRE1
1.3
ha
600
Southview
Road
Willand
WI2
0.8
ha
280
Application
approved
Dec 05.
Commenced
in 07/08.
No
application
yet
No
application
yet
Food Retail
Development
Mixed
Development:
Food retail
and residential
Mixed
Development:
Housing and
small scale
retail
8. Land Lost: Use-class A1 & A2
8.1
The table below details the loss of land between 1 April 2007 to 31 March 2008.
Land Lost
Site
Location
Area (ha/sq.m)
Reason
A1
3 New Parade
14 Angel Hill
Tiverton
Tiverton
Residential
D1 (Dental Clinic)
0.01/92
0.00/39
Total: 0.01/131
A2
-
-
-
-
Total: The loss of land can be attributed to a number of factors for example lack of demand in the future for that use, site constraints and increased
demand for other uses e.g. residential.
The land lost has been for residential reasons and this perhaps indicates the level of housing demand within Mid Devon and a buoyant housing
market.
9.
Area Summary
9.1
The table below shows the ‘urban’/’rural’ picture within Mid Devon with regards development within A1, A2 and D2. The urban areas
include Tiverton, Crediton and Cullompton
Area Summary
Area
Commitments (At 31
March 2008)
ha
Rural:
D2
A1
Urban:
D2
A1
A2
6.50
0.055
12.00
0.00
0.00
Sq.m
126
468.8
0.00
441.3
0.00
Approvals
(Between 1 April 2007 –
31 March 2008)
ha
1.79
0.02
12.00
0.059
0.00
Sq.m
0.00
168
0.00
583
0.00
Under Construction
(At 31 March 2008)
ha
0.00
0.00
1.301
3.719
0.00
Sq.m
0.00
91.93
415
6124.5
0.00
Completed
(Between 1 April 2007 –
31 March 2008)
ha
18.747
0.00
0.00
0.17
0.00
Other
Sq.m
480
0.00
0.00
692
0.00
5 Local
Plan
Allocations
10.
Conclusion
Mid Devon is a rural district and therefore it should be recognised that there is only a limited supply of land available at any one time.
Also there is often pressure for non-employment uses when such sites become available for example residential
A lot of development within Mid Devon is in the form of extensions onto existing buildings or new buildings within the curtilage of an existing
building therefore the area figure can look fairly low.
Finally it can be seen that “monitoring is essential to establish what has happened in the past, what is happening now and what may happen in the
future.”
(Local Development Framework Monitoring: A good Practice Guide)
Appendix
Completions by site April 2005 to March 2006
Site
Use Class
Completed
Area
(ha)
New Floorspace
sq.m.
(Gross)
New Floorspace
sq.m.
(Net)
(Useclass A1 only)
Padbrook Park
Bowdens Lane
D2
D2
1.984
1.605
Total: 3.589
328
N/a
Total: 328
N/a
N/a
Pannier Market
Tesco
Waterloo Cross
Homebase
High St
Union Road
A1
A1
A1
A1
A1
A1
N/a
3.115
N/a
N/a
N/a
N/a
Total: 3.115
416
5525
812
757
147.5
192
Total: 7849.5
416
3716
812
757
132
90
High Street
A2
N/a
38.6
Total: 38.6
N/a
Completions by site April 2006 to March 2007
Site
Use Class
Completed
Area
(ha)
New Floorspace
sq.m.
(Gross)
New Floorspace
sq.m.
(Net)
(Useclass A1 only)
Willand Village Hall
D2
0.086
Total: 0.086
N/a
Total: 0.00
N/a
Former Clarkes Garage
A1
N/a
Total: 0.00
28
Total: 28
28
Completions by site April 2007 to March 2008
Site
Use Class
Completed
Area
(ha)
New Floorspace
sq.m.
(Gross)
New Floorspace
sq.m.
(Net)
(Useclass A1 only)
Gilberts
Waie Inn
Parkway Golf Driving Range
Station Road
Blackborough
D2
D2
D2
D2
D2
1.918
0.025
6.76
3.773
6.271
Total: 18.747
N/a
290
N/a
190
N/a
Total: 480
N/a
N/a
N/a
N/a
N/a
Parliament Street
A. White & Sons Builders
Yard
A1
A1
0.12
0.05
198
494
198
494
Total: 0.17
Total: 692
Contacts
If you have any questions about this survey please contact:
Janet Crook
Forward Planning & Conservation
Phoenix House
Phoenix Lane
Tiverton
EX16 6PP
Tel: 01884 234360
Email: [email protected]