Next stage in development for Dartmoor as Local Plan moves forward

The Dartmoor National Park Authority on Friday, March 6 agreed to submit the Local Plan to the Secretary of State.

The Local Plan aims to conserves and enhances the National Park’s ‘Special Qualities’, protects special areas and features within it from harmful development, decides the type and amount of development required to meet the needs of Dartmoor’s communities and businesses and identifies where development can take place.

The Local Plan cannot force development to go ahead as this is decided by land owners and developers, and influenced by economic conditions, prevent businesses, schools, hospitals or other services from closing, control things which are not ‘development’, or please everyone, all of the time.

Dan Janota, Dartmoor National Park’s Head of Forward Planning and Economy, told a meeting of the Dartmoor National Park Authority on Friday that the Local Plan must strike a balance in the best interests of the National Park as a whole.

He said that following the consultation on the Local Plan held last autumn, there were no comments received that would make the plan unsound or stop it moving forward to the public examination stage.

Among the representations received included that the Local Plan should safeguard the former Okehampton to Tavistock rail route, there should be encouragement of camping pods and shepherd huts as tourist accommodation, and that large scale renewable energy development should be allowed.

Objections to specific sites for development, including at Yelverton, Moretonhampstead, Buckfastleigh, were raised, while other comments promoted sites for development in addition or by substituting allocated sites, including at South Brent, Buckfast, Buckfastleigh, Mary Tavy, Moretonhampstead, Yelverton.

Submission of the Local Plan to the Secretary of State will begin the process of public examination of the Local Plan and the aim is to adopt it in early 2021, subject to the Inspectors Report of the Examination.

Read more: Farming to "thrive" in bold new vision for Dartmoor National Park

The Local Democracy Reporting Service looks at what the Dartmoor Local Plan, which covers the period until 2036, includes.

HOUSING

The focus of housing development in Dartmoor National Park is the delivery of affordable, well designed, efficient homes to meet the needs of local people. Market housing will support the delivery of affordable housing, it should also respond to the needs of local people in terms of size, mix and tenure. Around 65 new homes will be built in the National Park each year.

WHERE IS DEVELOPMENT ALLOCATED TO TAKE PLACE?

ASHBURTON

An area of land at Longstone Cross is allocated for residential development of to provide around 40 homes with 100 per cent affordable housing. Development of this site should come forward only in response to an identified affordable housing need.

An area of land a Chuley Road is identified for redevelopment for mixed use. Within this area, development will be approved where it is informed by and responds to the local need for affordable housing, the economic vibrancy of the area, traffic movement, and public and private parking needs and opportunities to conserve and enhance the sites’ railway heritage.

BUCKFASTLEIGH

An area of land at Barn Park is allocated for residential development to provide around 26 homes, of which not less than 45 per cent must be affordable housing to meet identified local needs. Development should come forward only in response to an identified affordable housing need.

An area of land at Holne Road is allocated for residential development to provide around 28 homes, of which not less than 45 per cent must be affordable housing to meet identified local needs. Development should come forward only in response to an identified affordable housing need.

CHAGFORD

An area of land at Lamb Park, Chagford, is allocated for residential development of around 36 homes, of which not less than 45 per cent must be affordable housing to meet identified local needs. Development should come forward only in response to an identified affordable housing need. Development of this site should include an element of affordable and local needs custom and self-build housing.

An area of land at the Crannafords employment area, Chagford, is allocated for business and employment uses (mixed B class uses). Development of this site must deliver appropriate highway access improvements, enhance the quality of the built environment and public realm of the Crannafords employment area and enable the delivery of improved cycle and pedestrian access to Chagford.

HORRABRIDGE

An area of land at New Park, Horrabridge is allocated for residential development of around 35 homes, of which not less than 45 per cent must be affordable housing to meet identified local needs. Development should come forward only in response to an identified affordable housing need and development on this site must make an appropriate on or off-site contribution towards local sports and play provision.

MORETONHAMPSTEAD

An area of land at Betton Way is allocated for residential development of around 18 homes, of which not less than 45 per cent must be affordable housing to meet identified local needs. Development should come forward only in response to an identified affordable housing need and development of this site should include an element of local needs custom and self-build housing.

An area of land at Forder Farm is allocated for residential development of around 25 homes, of which not less than 45 per cent must be affordable housing to meet identified local needs.

An area of land at the Thompson’s Haulage depot at Station Road is allocated for residential development of around 26 homes, of which not less than 45 per cent must be affordable housing to meet identified local needs. Development of this site should conserve and enhance the site’s railway heritage, sensitively incorporating the goods shed and platform and provide a link to the Wray Valley Trail.

PRINCETOWN

Any proposals for the development of Dartmoor Prison must be comprehensive, informed by and delivered in accordance with a Masterplan for the entire site. A Masterplan for the site should be prepared in association with the local community, relevant stakeholders and the Authority and be informed by comprehensive consultation and engagement.

SOUTH BRENT

Two areas of land at Palstone Lane are allocated for community-led affordable and local needs custom and self-build housing of around 49 homes, of which not less than 45 per cent must be affordable housing to meet identified local needs.

An area of land at Fairfield is allocated for residential development of around 36 homes, of which not less than 45 per cent must be affordable housing to meet identified local needs.

An area of land at Station Yard is identified to safeguard the opportunity for a new railway station at South Brent and associated car park.

YELVERTON

An area of land at Elfordtown is allocated for residential development of around 40 homes, of which not less than 45 per cent must be affordable housing to meet identified local needs.

An area of land at Binkham Hill is allocated for residential development of around 41 homes, of which not less than 45 per cent must be affordable housing to meet identified local needs. Development of this site should include landscaping to the south and east of the site, provide a link to the Drake’s Trail and include delivery of appropriate highway improvements to access Plymouth Road.

Special constraints will apply to development proposals within the original core of Yelverton. Subdivision and development of typically large plots in this location will not be permitted.

BUCKFAST

An area of land at the former Axminster Carpets works is identified for mixed use redevelopment to meet identified local needs. Development may include a mix of around 40 homes using, including an element of affordable housing and local needs custom and self build housing, commercial uses comprising principally business and industrial uses, financial and professional services, and assembly and leisure uses, and a mix of residential care and appropriate uses, including an element of affordable housing.

MARY TAVY

Land at Warren Road, Mary Tavy is allocated as a site for a new village primary school.

To improve the character and appearance of the centre of Mary Tavy, two sites totalling 0.5ha are allocated for mixed-use development incorporating around 19 homes, including not less than 45 per cent affordable housing to meet local needs, parking provision to serve the village and public amenity space.

SOUTH ZEAL

Within the South Zeal Conservation Area, development will not be permitted where this would destroy or adversely affect the significance or setting of burgage plots.

RURAL SETTLEMENTS

In the rural settlements of  ­­Belstone, Bittaford, Bridford, Cheriton Cross/Bishop, Christow, Cornwood, Dean/Dean Prior, Dousland, Drewsteignton, Dunsford, Hennock, Holne, Ilsington, Liverton, Lustleigh, Lydford, Manaton, Meavy, North Bovey, North Brentor, Peter Tavy, Postbridge, Scoriton, Shaugh Prior, Sourton, South Tawton, Sticklepath, Throwleigh, Walkhampton, Whiddon Down and Widecombe-in-the-Moor, development may come forward at a small scale, in order to meet identified housing, employment and infrastructure needs for that community and where there are specific redevelopment opportunities.

In Villages and Hamlets, the National Park’s smallest and most sensitive villages, only small scale affordable housing development or small scale business growth is appropriate.

In these settlements the priorities are to give opportunities to meet identified local housing needs, to maintain and improve existing employment sites and to sustain a range of services and facilities which serve the settlement.

THE ECONOMY

Businesses which respect and value Dartmoor’s Special Qualities will have the opportunity to thrive and innovate in the National Park.

New business and tourism development will be permitted within and adjoining Local Centres and Rural Settlements where it is of an appropriate scale and use.

In the villages and hamlets and open countryside expansion of existing businesses will be supported.

New tourist accommodation should be located within local centres and rural settlements.

In the villages and hamlets and open countryside new short-stay accommodation should be located close to tourist services and be provided through conversion of suitable historic building.

Cultural and artistic proposals will be supported where they actively pursue National Park purposes.

MAJOR DEVELOPMENT

‘Major Development’ is development which has the potential to have a significant adverse impact on the Special Qualities of the National Park, such as its dark night skies, landscape character, heritage significance, biodiversity, tranquillity and others.

Planning permission will not be granted for Major Development other than in exceptional circumstances, and where it can be demonstrated that the development is in the public interest, outweighing National Park purpose.

SHOPS

Within the main shopping areas of Local Centres permission will be granted for changes of use within Class A1-4 uses provided they do not adversely affect neighbouring uses, particularly their amenity.

Permission will not be granted within the main shopping areas of Local Centres, for a proposal that converts Class A1-4 uses to other uses; or within a classified settlement, for a proposal that involves the loss of the last general store, shop or public house, unless evidence submitted demonstrates the property has been offered for sale, rent and/or lease on the open market for the existing use for at least six months.

TOURIST ACCOMMODATION

Within Local Centres and Rural Settlements planning permission will be granted for new small-scale hotels and guesthouses, or extensions to hotels and guesthouses and new short-stay tourist accommodation provided through conversion, including suitable redundant historic buildings.

Within Villages and Hamlets and the open countryside, planning permission will only be granted for new short-stay tourist accommodation where it is well related to tourist services.

New short-stay holiday accommodation will be subject to conditions to ensure it is occupied for holiday purposes only and not as a person’s sole or main residence and the owner/operator maintains an up to date register of the names and main home addresses of all occupiers and this information is available to the Authority on request.

TRANSPORT

In order to minimise the impact on climate change, and promote healthy lifestyles, new development should encourage and enable sustainable travel by protecting, enhancing and providing new walking, cycling, and sustainable transport routes.

Development should support a network of walking and cycling routes which are safe, convenient, and connect to local services, facilities and sustainable transport links. Opportunities for sustainable transport development which meets the needs of the National Park will be supported.

Development which would prejudice the ability to deliver future sustainable travel and transport infrastructure will not be approved.

FARM DIVERSIFICATION

Planning permission will be granted for development to support farm diversification enterprises where they are located on an established and active farm, support and add value to a farm business which contributes to the conservation and/or enhancement of the National Park’s Special Qualities, are ancillary and subordinate in scale to the farm business and make use of redundant buildings before proposing new buildings.

TELECOMMUNICATIONS

New telecommunications infrastructure will only be permitted where evidence demonstrates the service cannot be delivered less harmfully by installing equipment on existing masts, buildings or other structures, the equipment is located and designed to minimise its impact and the equipment does not cause substantial harm to the character and appearance of the built environment and/or the National Park’s Special Qualities.

A condition will be applied requiring removal of all telecommunications structures and equipment and the reinstatement of the site to its former condition should the development become redundant.

WHAT IS THE VISION?

When planning for Dartmoor’s future the Local Plan seeks to ensure development is environmentally, socially and economically sustainable. To achieve this, the Dartmoor Local Plan must balance the needs of people, communities, businesses, and the natural and historic environment in a way which is appropriate for an internationally important landscape and national asset.

Decent homes

There is access to well-designed, energy efficient and affordable housing for those who contribute to Dartmoor’s thriving communities.

A place to do business

Businesses which respect, value and contribute to Dartmoor’s Special Qualities have the opportunity to thrive and innovate.

Sustainability – living within environmental limits

Dartmoor’s natural resources are conserved and there are opportunities for innovation in the way in which we live and work which allow us to achieve and maintain an environmental, social and economic balance and reduce minimise our contribution to climate change.

Making best use of resources

Dartmoor’s land, resources and buildings are used efficiently, effectively and sustainably. Development prioritises previously developed land and minimises empty homes.

Culture and arts

The National Park’s Special Qualities provide a continual source of inspiration and are celebrated in culture and the arts.

Exemplars for outstanding development

All new development has a character which respects local distinctiveness, vernacular and materials, and leads the way on sustainable building.

Community involvement and participation

Dartmoor is a place where people work together with a collective goal to respect and protect the National Park, and to promote and embrace positive change.

Prosperous and vibrant communities

Dartmoor’s towns and villages provide opportunities for communities to thrive.

Farming, forestry and land management

Farming and forestry have the opportunity to evolve and innovate, sustaining their vital role in conserving and enhancing Dartmoor’s distinctive cultural heritage, internationally significant landscape and precious biodiversity.

Resilient landscape

Dartmoor’s nationally important landscape character is conserved and enhanced. Its wider landscape setting is respected.

Thriving habitats and species

A cohesive network of habitats allows species to thrive and be resilient to climate change.

An historic environment in excellent condition

Dartmoor’s cultural heritage, archaeology and historic built environment is understood, protected and available as a source of inspiration and education. Development delivers significant enhancements, including through appropriate re-use.

Opportunities for access and enjoyment

Dartmoor’s Special Qualities are respected, available as a resource for health and well-being, and accessible for everyone to understand and enjoy. Development helps manage visitor impacts in a way which protects the National Park for the benefit of future generations.

WHAT HAPPENS NOW?

The Local Plan will be submitted to the Secretary of State, after Members agreed to note the Habitat Regulations Assessment Addendum and endorse the Duty to Co-operate Statement of Common Ground. Officers will then assemble the submission documents, with a view to submitting the Local Plan by the end of March 2020.

Submission of the Local Plan to the Secretary of State will begin the process of public examination of the Local Plan.

The Local Plan examination process is likely to take around 12 months and include the following key steps:

Submission to the Secretary of State

Questions from the Inspector

Public Hearings (at which those who have made a Representation may be invited by the Inspector, to participate)

Proposed Modifications (changes to the plan required to make it sound)

Appraisal of and consultation on Proposed Modifications

Inspectors Report of the Examination

Adoption (early in 2021)