TDLP PART 2 CHAPTER 2 - BIDEFORD/NORTHAM (including Appledore, East-the-Water, and Westward Ho!)

Introduction

2.1 Bideford Parish includes the largest town in Torridge. Together with Northam Parish, which includes the settlements of Northam, Westward Ho! and Appledore, it contains over 40% of the population of the district and constitutes the principal area of urban development.

2.2 The parishes of Bideford and Northam have experienced steady levels of population growth over the last 20 years with further increases projected over the plan period. The population of the parishes over the period 1981 – 1991 increased gradually by 8% from 20,925 to 22,606. Estimates for 1999 project an increase in the rate of population growth from 1991 by 14.5% to 25,898.

Bideford Town

2.3 Bideford town lies on the River Torridge estuary in the northernmost part of the district, at the principal river crossing points. The A39 Atlantic Highway /A361 North Devon Link Road connects the district to the M5 and to North Cornwall. The A386 /A388 route, which crosses the Torridge via the old Bideford Long Bridge, provides north-south links to Plymouth and Exeter.

2.4 The town is an historic port and area service centre based on a network of medieval streets lined by a great variety of buildings of charm and character leading up from the quayside frontage. The ancient Long Bridge links Bideford town centre with the town's East-the-Water district, across the estuary.

Northam Town

2.5 Northam town is located adjacent to the A386, approximately 3km (2 miles) north of Bideford and 2.5 km (1.5 miles) south of Appledore. A westerly bypass, the B3236, leads to the tourist resort of Westward Ho! approximately 1.5 km (1 mile) west of Northam. The town is located on the eastern end of a ridge of land overlooking Northam Burrows and Bideford Bay to the north.

Appledore

2.6 Appledore is situated at the north end of the ridge and promontory upon which Northam stands, at the meeting point of the Taw and Torridge Estuaries, approximately 3km (2 miles) from the A39.

2.7 The village is an ancient maritime settlement at that point in the Estuary where ships could safely lie at anchor. It was a “"strand"” village, built directly onto the bank above high water mark with slips and drangways leading down onto the beach until the construction of the Quay in 1845.

Westward Ho!

2.7A Westward Ho! developed during the 1860s as a purpose built holiday resort. It took its name from the novel by Charles Kingsley. The decline in cheaper family holidays has lead to considerable change and redevelopment in the resort.

Strategic Rôle

2.8 The Bideford /Northam Area Centre was identified in the Structure Plan First Review as the location for the bulk of additional development within the district, and as the primary focus for economic and commercial activity. The Plan proposes that the majority of new development will be within and adjoining Bideford, in view of the physical constraints and landscape policy constraints applying to the settlements within the Northam Parish.

2.8A The Structure Plan Key Diagram does not identify the settlements of Westward Ho! or Appledore as being within the Bideford/Northam Area Centre. In view of the proximity of Westward Ho! and Appledore to the Area Centre it is considered part of the Area Centre. The settlements are included within this chapter as part of the Principal Centre.

2.9 The Structure Plan identified Westward Ho! as a coastal resort. It required that inappropriate non-tourist development should be resisted. The Plan implements the general approach of the Structure Plan through the identification of a Core Tourism Area (Policy ECD7) that seeks to protect the remaining tourist rôle of the village. The Plan reflects the aims, and specific proposals, of the Westward Ho! Strategy completed by W S Atkins for the District Council and others. Proposals for Westward Ho! are toward the end of this chapter.

Housing

2.10 Bideford and Northam have experienced considerable growth in recent years. During the period 1995 – 2001, 1079 houses were built. There has been substantial growth to the west of Bideford at Londonderry Farm and to the north of Northam at the Jackets Lane Estates.

2.11 It has been estimated that in Bideford and Northam the outstanding housing commitment at April 2001, including sites with planning permission, under construction, or approved subject to a planning agreement, amounted to 1,465 units, comprising 899 in Bideford Parish and 566 in Northam Parish.

2.12 The sites allocated under Policy HSC1 including the sites subject to proposals represent considerable development opportunities that could secure the additional development of about 1,411 – 2,043 houses over the period 2001 – 2011. It has been estimated that the Bideford /Northam contribution to the strategic housing requirement 1995 – 2011 could amount to about 3,955 – 4,587 houses. This level of provision would be more than sufficient to support the Bideford /Northam Principal Centre designation, as it would represent 56 – 65% of the proposed district land supply.

2.13 The main opportunities for new housing development will be at East-the-Water, which is a strategic site off the Relief Road, and to the west of Bideford at Moreton Park.

2.14 Additional large-scale housing development to the north and north west of the Principal Centre is constrained by landscape conservation designations including the Coastal Preservation Area and by the Northam Burrows Country Park. The District Council seeks also to maintain the gaps between settlements, to avoid coalescence.

2.15 In addition to areas shown on the Proposals Map for housing, during the plan period development is likely to proceed on a number of sites within the development boundary. These include significant sites at Londonderry Farm, at Burrough Farm, at Devonshire Park, and through the redevelopment of Pot Black (Clovelly Road) and part of the Kynochs Industrial Estate in East-the-Water. The development of smaller sites and further redevelopment also may be permitted in accord with the general policies of the Plan.

Housing in Westward Ho!

2.16 There has been considerable housing development within Westward Ho! since 1991, primarily through the redevelopment of old, redundant holiday camps and caravan parks along Cornborough Road and Golf Links Road. There are a number of housing sites that remain to be completed including sites at Cornborough. No new housing sites are proposed in Westward Ho!

Transport Services

2.17 A transport strategy that will cover a number of transport issues, some of which are not directly land use related, is needed for the Bideford /Northam Area Centre. Such issues include the following:

• Maintenance of Bideford Port and encouragement of bulky freight transport via port and wharves at Appledore.
• Public Transport Service and passenger facilities.
• Lorry and Coach Parking, both short and long term.
• Cycle Routes, development and promotion of new routes, including links to existing routes, educational, commercial and community centres.

2.18 The issues could be tackled within a local transport strategy in the context of the Devon Local Transport Plan 2001 – 2006. The LPA will seek inclusion of local traffic management measures for Bideford /Northam as part of the Local Area Programme within the DLTP, based on the local transport objectives. Where such measures have land use implications, detailed schemes will be considered under Policy DVT18(4).

Conservation and Townscape

2.19 There are five Conservation Areas covering the historic centres of Bideford, East-the-Water, Northam, and Appledore as defined in the SPG for Conservation Areas. Each of the settlements includes a distinct historic core of predominantly 18th and 19th century buildings with some medieval properties.

2.20 Appledore has a large historic centre, reflecting its maritime trading and the fishing and shipbuilding industries. To reflect and protect this important historic and architectural character, the designated Conservation Area also incorporates an Article 4 designation restricting certain permitted developments.

2.21 The town of Bideford has an historic port at its centre. The network of medieval streets reflects the maritime trading heritage. The town centre has retained much of its historic street pattern and many key commercial buildings. The Bideford Conservation Area, which contains over 200 Listed Buildings, extends to cover the majority of the town's commercial area. A further Conservation Area in the Old Town to the southwest of the Town Centre covers a largely unaltered late Victorian townscape of terraced housing along Clovelly Road. Within the Conservation Areas there are two Article 4 designations that restrict certain permitted developments, at Clovelly Road and at High Street. The protection and preservation of Bideford's heritage is important and the District Council considers this to be linked with maintaining the town's commercial vitality.

2.22 In recognition of the importance of the town's built heritage, a Townscape Heritage Initiative (THI) has been established within the Conservation Area. This aims to help improve the economy of the area through the beneficial re-use of historic buildings.

2.23 Within all the settlements in the Principal Area Centre, there are a number of sites that remain undeveloped and that contribute greatly to the character and appearance of the settlements whilst providing relief from built development. Such sites are considered to be of local amenity importance. Where lying within the development boundary, it is considered necessary to protect them from continuing development pressure, to help maintain the character and environment of the area. The sites are subject to Policy DVT9 and the large ones are identified on the Proposals Map. The following large sites are defined as amenity land:

(a) Oaklands Community Woodland and the Hartland Road Plantation, to the east of Clovelly Road Industrial Estate;

(b) [deleted]

(c) Open land between Orchard Hill and Glen Gardens, adjoining Heywood Road;

(d) Land at First Raleigh to the south of Raleigh Hill, adjoining the Kenwith Valley Lakes;

(e) Land adjoining the A39 between Hanson Park /Woodland Park and Riverside Court;

(f) The stream valley adjoining the western boundary of the Salterns BID2 Proposal area at East-the-Water;

(g) Land to the north of Lakeham Hill and south of Tadworthy Road in Northam;

(h) Land south of Burrough House, north of Goats Hill Road in Northam;

(i) Land east of the Old Coach House, Piggy Lane, north of Highfield in Northam;

(j) The stream valley north of Old Barnstaple Road, west of Salterns and Thornlands Farm at East-the-Water; and

(k) Disused Cemetery, Old Town, Bideford.

2.24 Some important sites may be too small to identify on the Proposals Map. In particular, undeveloped parts of the urban area may be as significant for nature conservation as sites in rural areas. Where identified by evidence of conservation value, such sites can be protected under the conservation policies of the Plan.

Social and Community Services

2.25 The Principal Area Centre contains a wide range of community facilities serving both the immediate area and the wider district.

2.26 Health facilities include the Bideford Hospital and three health centres. Specialist and emergency health services are available only at the North Devon District General Hospital, Barnstaple or further afield.

2.27 There are two community centres in Bideford and one at Northam. In addition, a number of church and village halls within the settlements that comprise the Principal Area Centre provide for community activities and services.

2.28 There are full-time library facilities available in Bideford and in Northam, including a dual-use community and school library at Bideford College. A part-time library facility also is located in Appledore.

2.29 Primary schools are located throughout the area. Secondary school provision, however, is provided only at Bideford College. The Bideford Arts Centre and the Bideford College provide some adult and community education services.

2.29A At primary level, the majority of schools in the Bideford area are operating at close to their capacity. The County Council plans increased provision in phase with housing development, including at East the Water (see Proposal BID2). Proposals for the enlargement of individual schools, or new provision where it is not possible or desirable to expand existing schools further, may be brought forward in accord with Policy HSC22. At secondary level, Bideford College has exceeded its capacity but pupil numbers now are set to remain stable. This situation will be kept under review and an additional site may be brought forward in accord with Policy HSC22. Therefore, any new family housing development may be expected to contribute to school expansion plans and /or new or ancillary works aimed at resolving the issue of school overcrowding where it arises. Such works may be set out in the latest School Organisation Plan (Part 1 Annex 4).

2.29B Educational needs assessment will be undertaken by the Local Education Authority and the LPA will seek a contribution toward necessary primary and secondary school improvements designed to provide adequate school capacity. The LPA will seek to negotiate the level of contribution with the applicant in accordance with Policy DVT16.

2.30 The Principal Area Centre has a number of cemeteries serving community needs. However, a deficiency has been identified in Northam Parish.

2.31 [No text]

Town Centre and Retail Facilities

2.32 Bideford is the principal shopping area in the district, a rôle that the Plan seeks to maintain and enhance. More so than other centres, Bideford has experienced increasing vacancies and a move toward more service sector uses in the town centre.

2.33 The Bideford Town Centre Study (W S Atkins 1995) recommended that a specialist retail rôle for Bideford be supported, together with a range of enhancement and improvement programmes. Many of these have been completed or are reflected in this Plan.

2.34 The remaining settlements within the Principal Area Centre provide limited retail facilities that serve the basic community needs of the local population.

2.35 The need for a further large supermarket to serve the Principal Area Centre and its surrounding hinterland has been identified previously. Proposals for large-scale retail development in out of centre locations will be considered on the basis of Policy HSC19.

2.36 Provision for a retail food store is included in Proposal BID2, as part of the East-the-Water development proposals. This is considered to be a suitable location for an appropriate level of retail provision to serve the immediate locality and the wider needs of the area.

Open Space, Recreation, and Leisure

2.37 The District Recreation Strategies for playing pitches and for open space indicated that there is a serious under provision of play areas and of playing pitches in the Bideford /Northam area.

2.38 The Recreation Strategy identified a need for an additional 17.1 hectares of playing fields to achieve the minimum desired standard of 1.2 hectares (3 acres) per 1000 population of playing fields as open space to address the existing playing field deficiencies. The Strategy also calculated a further need for an additional 1.7 hectares of children's playspace to achieve the minimum desired standard of 1.6 hectares (4 acres) per 1000 population of recreational playspace as open space to help address the existing playspace deficiencies. This level of need is substantially over and above the provision that could be expected from significant new residential development applying reasonable recreational playspace requirements.

2.39 All new development proposals may be required to address the recreational needs generated by the development through the provision of facilities, land safeguarding, or commuted sums. The Strategy also identified deficiencies in indoor multi-purpose sports provision and the need for further formal parks and amenity open space provision particularly in the Bideford area at East the Water.

2.39A Scheduled major housing developments including those to which no specific Plan Proposals apply, as identified in Policy HSC1 Schedule 2, may be required to contribute toward any necessary built sport facilities the need for which (in part or whole) is generated by the development.

2.40 Cycle routes within new development proposals also will provide an informal recreational resource that can link to open space and recreational play facilities.

2.41 The Taw and Torridge Estuary and a substantial stretch of coastline are major resources for leisure and recreation in the Bideford /Northam area. They provide for a variety of outdoor water recreation facilities that can supplement the countryside recreation opportunities.

2.42 There are a limited number of access points to the coast and river estuary via slipways. These provide an important but limited recreational resource and will be safeguarded from development that may result in their loss.

Industry and Employment Provision

2.43 The Structure Plan provides for the Bideford /Northam Area Centre to be the focus for economic growth in the District. The economic base of Bideford /Northam traditionally has focused on shipbuilding and port-related industries, on fishing and on agriculture. Although shipbuilding remains in principle at Bidna Yard, with DML operating potentially from one of the largest covered shipyards in Europe, manufacturing and service industries are now of greater importance.

2.44 The District Council seeks to encourage the sustainable growth of existing local companies and to attract hi-tech, low impact companies into the area. There is the need to broaden the range of employment opportunities and to lessen the dependence on a few large employers. Unemployment in the Bideford /Northam area is higher than national, regional and county averages.

2.45 The majority of General Employment Areas and employers are located in Bideford, principally along Clovelly Road and along Alverdiscott Road. Future expansion of employment uses and sites will continue to be predominantly within the Bideford area. The Plan proposes significant new employment areas at East-the-Water in association with the Industrial Relief Road, and at sites on Clovelly Road. Both locations have good access to the A39.

Site Specific Proposals

2.46 – [No text]
2.49

Housing Development, East-the-Water

2.50 Comprehensive development for residential and associated uses is proposed at East-the-Water, utilising the Industrial Relief Road. In view of the scale of the site, the variety of uses, the lengthy period of implementation that is likely and the need for infrastructure programming, the site should be developed in accordance with a Development Brief approved by the District Council.

2.51 Vehicular access to all the new housing areas should be from the Industrial Relief Road.

2.52 The development includes provision for a retail foodstore and for other shopping facilities to serve both the needs of the new housing on the strategic site and the needs of the community. The siting of both the retail foodstore and the other retail facilities within the Proposal area will need to be established by the Development Brief. Policy HSC19 will apply as appropriate.

2.53 Contributions toward medical facilities to serve the area will be required, together with contributions toward the provision of multi-functional community facilities that should be provided in conjunction with the Pollyfield Centre at East-the-Water. Necessary open space and play areas to the appropriate standard in Policy DVT9 and provided in accord with Policy HSC13 (estimated at about 6.5 hectares of open space including about 1.8 hectares of playspace incorporating play areas together with about 3 hectares of formal playing field provision) and suitably located will be required. Substantial landscaping to the eastern boundary of the site will be required. These requirements should be provided and funded by the development.
2.54 In view of the topography of the site and the pressure from other uses, the District Council considers that the most appropriate area for playing fields is the land immediately north of Leopards Lea, Mines Road. The District Council would welcome and will encourage the extension of woodland planting beyond the eastern boundary to incorporate the Pillhead Copse and stream valley area.

2.55 Adequate and appropriate separated systems for the collection and disposal of foul and surface water will be required.

2.56 Footpath and cycle links to existing housing areas will be required, together with appropriate provision for public transport.

2.57 Additional school facilities may be required as a result of this development and Policy DVT16 applies in response to any appropriate schemes prepared by the Education Authority. An element of affordable housing in accordance with Policy HSC2 will be required.

2.58 The District Council will expect an imaginative design and layout that provides an attractive, safe, and convenient environment, maximising integration with other existing and proposed uses and minimising reliance on the car. Ubiquitous suburban style development will not be acceptable. The District Council will expect a Design Statement to be prepared as part of, or in advance of, the required Development Brief.

Proposal BID2: East the Water Housing and Associated Development

(1) A site adjoining the Industrial Relief Road, as defined on the Proposals Map, is allocated for residential and associated development. Development must be accessed from the East-the-Water Industrial Relief Road. Development will need to:

(a) make a contribution to the cost of built sport facilities and multi-functional community facilities needed to serve the area; and

(b) make a contribution to the cost of medical facilities needed to serve the area; and

(c) be of a high quality of design that minimises use of the car, incorporating cycle and footpath links between uses throughout and adjoining the site; and

(d) provide for the necessary open space and recreation facilities.

(2) Shopping facilities including a retail food store should be provided as part of the development.

2.58A To encourage the use of previously used land elsewhere in the Principal Area Centre, this site will be released in accordance with the provisions of Schedule 2 of Part 1.

Replacement Livestock Market

2.59 A site to the north of Old Barnstaple Road has been identified for the relocation of the Bideford Livestock Market. The site also could accommodate related business uses.

2.60 The site should be accessed via the new Industrial Relief Road.

2.61 Some additional landscaping, planting, and screening will be necessary along the northern and eastern boundaries of the site. Sufficient measures to prevent pollution of the adjacent stream from the proposed uses also will be required.

2.62 Care will need to be taken to ensure that buildings do not encroach into the flood plain along the Salterns Stream, except where adequate flood protection measures have been included. The nature conservation value of the area should be maintained. An area to the north and northeast should be retained for nature conservation together with any landscaping or screening that may be necessary.

Proposal BID3: Site North of Old Barnstaple Road

A site to the north of the Old Barnstaple Road, as defined on the Proposals Map, is safeguarded for a livestock market with associated business facilities and exhibition space subject to the following:

(a) provision of access from the East the Water Industrial Relief Road

(b) adequate screening and landscaping along the boundaries of the area

(c) the creation of a nature conservation site to the north and north east of the site alongside the Salterns Stream

(d) adequate account being taken of flooding and pollution considerations.

2.63 – [No text]
2.70

Land at Moreton Park

2.71 A site of 11.7 hectares at Moreton Park adjoining Grenville College is allocated for housing, major recreation, and open space uses.

2.72 The proposal is split into three main development areas whose frontages will be on Abbotsham Road. Vehicular access into the site must be from Abbotsham Road.

2.73 The housing element of the proposal will be limited to a maximum of approximately half the site, in two blocks in the northwest and northeast corners of the site. Open space provision of not less than 1.5 hectares to serve the wider area, in addition to the recreational facilities required to serve the development, should be located to the south of the housing site.

2.74 The third main element comprises an all-weather sports facility, formal playing fields, and recreational facilities. These should be provided as a link between the two housing components and must be available for community and educational recreation use.

2.75 A new right of way that provides a link from Laurel Avenue along the southern boundary of the site and through parkland to Moreton Woods and the Clovelly Road Industrial Estate will be required. Significant additional planting and screening also will be required, to the eastern and western boundaries of the housing components.

2.76 A Development Brief approved by the District Council is required to ensure the site is comprehensively developed. Land for housing will not be released until the Development Brief has been approved. A management agreement with the District Council also will be required to secure the community use of the recreation facilities and to ensure the maintenance of the public right of way before any planning permission is granted.

Proposal BID5: Moreton Park

A site at Moreton Park to the south of Abbotsham Road, as defined on the Proposals Map, is allocated for residential, open space, and recreation uses including an all-weather sports /recreation facility. Development should provide for each of the following:

(a) housing on the northeast and northwest parts of the site

(b) a minimum of 1.5 hectares of open space located to the south of the residential components

(c) vehicular access to the housing and open space from Abbotsham Road only

(d) a public right of way along the southern boundary of the site and south through Moreton Woods to Clovelly Road Industrial Estate

(e) additional landscaping and tree planting on the eastern and western boundaries of the housing development

(f) a management agreement to safeguard community use and access to the all-weather sports and recreational facilities and the maintenance of the right of way

(g) convenient arrangements for public transport facilities

(h) a contribution to the cost of built sport facilities needed to serve the area.

2.77 To encourage the use of previously used land elsewhere in the Area Centre and also to secure the community benefits at the earliest opportunity, this site will be released in accord with the provisions of Schedule 2 of Part 1.

2.78 – [No text]
2.84

Site at Northam Road, Bideford

2.85 A site at Westcombe Lane, Northam Road occupied by a coal yard and the District Council Depot is proposed for housing development. New development would replace non-conforming uses and reduce traffic conflicts in this predominantly residential area and would provide additional housing close to the town centre. In view of the location of the site access on the bend of a busy road, only development that generates a low level of vehicular traffic will be acceptable. Improved pedestrian access arrangements between Westcombe and the town centre will be required.

2.86 The site should accommodate housing for elderly people or for other groups that may be low traffic generators. A high standard of design that reflects the close-knit nature of development in this area will be required.

Proposal BID7: Westcombe Lane

A site at Northam Road /Westcombe Lane, as defined on the Proposals Map, is allocated for housing development. A high standard of design is required and only housing types that generate a low level of traffic will be acceptable. The development will need to provide for improved pedestrian access from the site to the town centre.

Bideford Livestock Market

2.87 The Bideford Livestock Market site is located to the north of the town centre, off Chanters Lane. It is surrounded by existing development including housing, a school, recreation facilities, and the Riverbank District Council Offices. The Bideford Pumping station lies to the south east of the site. Traffic conflicts between agricultural, school, and other traffic arise along the primarily residential road and at the junction with Heywood Road.

2.88 It is the District Council's intention to support and maintain the presence of a livestock market at Bideford. The proposed redevelopment of the site will not be permitted unless the Livestock Market is relocated. A replacement site has been identified at East-the-Water (Proposal BID3).

2.89 Subject to the Livestock Market's relocation, housing is considered an acceptable alternative use for the site. Affordable housing should be included, together with appropriate on-site open space provision. The open space should be located adjoining the pumping station and the rugby ground at King George's Field.

2.90 A cycle route and footpath link must be provided to the Coast Path. The site presently also accommodates overspill parking for the adjoining Riverbank Offices, the circumstances of which will need to be taken into account when considering any development proposals for the site. A design and layout that prevents overlooking of the housing areas from the Coast Path and from the Riverbank Offices will be required.

Proposal BID8: Bideford Livestock Market

A site at Bideford Livestock Market, as defined on the Proposals Map, is allocated for housing development subject to the provision of the following:

(a) affordable housing at a level to be agreed with the District Council

(b) a cycle link from the Coast Path to Chanters Lane, along the southern boundary of the site

(c) open space provision on the southern edge of the site

(d) a design that prevents overlooking from the Coast Path and the Riverbank Offices

(e) a contribution to the cost of built sport facilities needed to serve the area.

No redevelopment shall commence before the Bideford Livestock Market is relocated.

Land at Diddywell Road

2.91 A site of approximately 2.8 hectares to the east of Diddywell Road is allocated for housing development. The site consists of a number of fields with mature hedgebanks, the majority of which should be retained and reinforced within the new development. The site also includes an existing playing field and a play area that are to be retained.

2.92 Access to the site should be split between Diddywell Road and J H Taylor Drive in such a way that the level of traffic using the Diddywell Road /Sandymere Road junction via the town square is not excessive. The retention and upgrade of a green lane adjoining the site and the existing playing field will be required as part of the development, to provide and promote safe cycle and pedestrian links through to the town centre and the community facilities. Some traffic calming on Diddywell Lane also may be necessary. A service access capable of accommodating a bus route must be provided between the two housing components.

2.93 The necessary informal open space and on-site play space required by the development should be sited adjoining and linked to the existing playing field and play area. In accord with the needs identified in the District Recreation Strategy, a contribution may be required for the improvement of off-site recreational facilities that address the community needs generated by the development.

Proposal BID9: Land at Diddywell Road

A site at Diddywell Road, as defined on the Proposals Map, is allocated for housing development subject to the provision of the following:

(a) a dual vehicular access from J H Taylor Drive and Diddywell Road linked by a service access only

(b) a footpath link and cycle route adjoining the playing field along the existing green lane as retained and upgraded
(c) new playspace and additional open space sited adjoining and linked to the existing playing field

(d) an appropriate contribution to the off-site provision of recreation facilities needed to serve the development

(e) a contribution to the cost of built sport facilities needed to serve the area.

East-the-Water Employment Area

2.94 A site of 25.3 hectares in two blocks in association with the Industrial Relief Road is allocated for employment at East-the-Water. Woodland planting is required on substantial parts of the eastern and southern boundaries of the sites, to help screen the visual impact of the development. The developable area including necessary on site landscaping and boundary treatment elsewhere is about 23.7 hectares. The East-the-Water housing development is subject to Proposal BID2.

2.95 The land to the north of Alverdiscott Road is suitable for B1, B2, and B8 uses. However, a Development Brief approved by the District Council is required, to ensure an appropriate and comprehensive development of the site, having regard to the potential impact on adjacent uses.

2.95A The boundaries of land north of Alverdiscott Road should be planted with a wide belt of trees (15 metres minimum) and provided with appropriate noise screening, including on the boundary with Broomhayes. The width of the tree belt should be increased to 25 metres along the southeastern boundaries. The total developable area for the northern site including boundary treatment is 12.3 hectares. Particular attention must be given to the impact of development on Broomhayes.

2.96 Access to the land north of Alverdiscott Road will be from the Industrial Relief Road. Only a limited number of access points to the Industrial Relief Road will be acceptable.

2.97 Land between Alverdiscott Road and Gammaton Road also is suitable for B1, B2, and B8 uses. Access to the area will be from the Industrial Relief Road or from Alverdiscott Road. The long-term development of the entire site must not be prejudiced by any initial development. No access from Gammaton Road will be allowed.

2.98 Prior to the commencement of development between Alverdiscott Road and Gammaton Road, provision shall be made for the planting of a woodland area of at least 1.6 hectares in extent in the southeast corner of the site and of a belt of trees 15 metres wide on the site's eastern boundary, and an appropriate management agreement must be in place for the woodland area.

Proposal BID10: East-the-Water Employment

A site at East-the-Water, as defined on the Proposals Map, is allocated for employment use subject to the following specific requirements:

(1) for land to the north of Alverdiscott Road:

(i) vehicular access will be from the Industrial Relief Road only; and

(ii) development should provide for a wide belt of tree planting and other appropriate screening on all boundaries that may adjoin housing including around Broomhayes and for a 25 metre wide belt of trees to the south east; and

(iii) the mix of B1, B2, and B8 uses will have an acceptable impact on existing adjacent development.

(2) for land between Alverdiscott Road and Gammaton Road:

(i) vehicular access will be from Alverdiscott Road or from the Industrial Relief Road; and

(ii) before development commences, provision should be made for a minimum of 1.6 hectares of managed woodland in the south east of the site and for the planting of a 15 metre wide tree belt along the eastern boundary; and

(iii) the mix of B1, B2, and B8 uses will have an acceptable impact on Broomhayes.

Employment Development, Clovelly Road

2.99 Several sites at Clovelly Road are available for further employment development. An area to the north of the Clovelly Road Industrial Estate has been serviced and is part of the GEA. Access should be taken from the existing Industrial Estate. Retention of as many trees as possible will be required throughout the site. Retention of existing permissive footpaths also is required, with the option for a pedestrian link from Moreton Park.

2.100 To the south of Clovelly Road, there are sites allocated for general employment development to the south and east of the Caddsdown Industrial Estate. Access to the sites within the Caddsdown GEA should be taken from the existing industrial estate. Expansion land outside the GEA is available to the west of the Anglo-American factory site. Any development of this area shall include adequate landscaping that reflects the character of the area and that provides reasonable screening to long distance views from the south.

2.101 – [No text]
2.106

Port-related Uses

2.107 The Structure Plan requires the maintenance and development of Bideford as a commercial port. The Plan safeguards the port's operational land on Bideford Quay.

2.108 Any further proposals for extension to the existing port and harbour facilities would need to be examined carefully, to ensure the adequacy of dockside storage and supporting facilities. Proposals must be acceptable in terms of local transport and amenity considerations within or adjoining the port itself.

2.108A The Quay lies within the Bideford Conservation Area and close to numerous Listed Buildings including the Bideford Long Bridge. Proposals should be of an appropriate design quality.

Proposal BID13: Bideford Port

Land at Bideford Port, as defined on the Proposals Map, will be safeguarded for appropriate port related uses that require a quayside location, subject to the provision of the following:

(a) access to the quay for service and commercial vehicles; and

(b) a high standard of design that respects the historic character and appearance of the Quay, the Conservation Area and the adjoining Listed Buildings.

2.109 Proposals for port related development including for a maritime-based heritage attraction within the defined area of Proposal BID13 will be permitted only where there is no conflict with the port's function or with its operational requirements.

Bideford Town Centre

2.110 The town centre has a variety of uses and a number of vacant or underused buildings. Shopping is mainly in the form of small specialist shops, with a limited number of national stores. Upper floors of buildings offer the opportunity for further use.

2.111 Policy HSC17 seeks to maintain the important shopping frontages in town centres and it applies in Bideford as follows:

1. Primary shopping frontage:

(i) High Street up to Grenville Street junction
(ii) Grenville Street and Market Place up to Bridge Street junction
(iii) Mill Street from High Street to Chingswell Street.

2. Secondary shopping frontage:

(i) Cooper Street and Jubilee Square
(ii) Allhalland Street.

2.112 [No text]

Bridge Street Car Park

2.113 Land at Bridge Street provides an important town centre car park. It is located close to public transport, shops, and other services. However, the site is unattractive in the centre of the Conservation Area. It offers an opportunity for a more intensive use subject to the retention of adequate car parking. The large-scale retail use previously proposed is considered unlikely and unrealistic.

2.114 The site is proposed for housing and a car park. The retention of the existing level of car parking is required as a minimum. The multiple ownerships will demand a comprehensive and co-ordinated development. In the absence of a comprehensive scheme, housing on part of the site will not be permitted.

2.115 A high standard of design is required in view of the location within the Conservation Area and its proximity to Listed Buildings. It is likely that single aspect housing will be required.

2.116 Pedestrian links to High Street and Allhalland Street should be provided. The District Council will require the maintenance of existing rear servicing facilities for retail premises where necessary and the provision of further rear servicing facilities where possible.

2.117 In view of the likely site development cost, the provisions of Policy DVT16 in respect of contributions to off-site infrastructure will not be applied rigorously.

Proposal BID14: Bridge Street

A site at Bridge Street, as defined on the Proposals Map, is allocated for a mixed housing and public car park development, subject to the following:

(a) a high standard of design that reflects its location

(b) the maintenance, at a minimum, of an equivalent number of public car parking spaces for short-term use

(c) the comprehensive and co-ordinated development of the site

(d) the maintenance of rear access servicing to existing retail premises where necessary.

Bideford Pannier Market

2.118 Bideford Pannier Market is an important element of the historic retailing and architectural character of Bideford. The Market House and many of the surrounding commercial and residential buildings are Listed. The Market and adjoining streets are important areas and the District Council is concerned to retain the historic retail character.

2.119 The small retail units within and around the market create much of the site's character, which the District Council is keen to promote and enhance. Proposals that would affect adversely the historic character, vibrant pattern, or viable nature of uses within the market will be resisted.

Proposal BID15: Bideford Pannier Market

Proposals for change of use that would result in the loss of shopping from units in the Bideford Pannier Market will not be acceptable.

East-the-Water Wharves

2.120 The former wharves site between Barnstaple Street and the river now is substantially vacant. Part of the site is used as a temporary car park.

2.121 The site is important and prominent. It is close to the town centre with an extensive river frontage that provides considerable opportunities for redevelopment. The former warehouse building at the southern end of the site is an important local feature within the Conservation Area and adjoining the Bideford Long Bridge, a Grade I Listed Building. The remainder of the site adjoins the Conservation Area. Therefore, redevelopment must be to a high standard of design appropriate to the location and the setting.

2.122 The site may lend itself to a variety of uses. The District Council's principal objectives are to ensure the use is of benefit to the area as a whole, and to help retain the viability of the town centre. A tourism or leisure use is preferred. A use aimed at purely local requirements is unlikely to achieve the objectives. Housing and food retailing are not considered appropriate uses for the site.

2.123 Waterfront access should include a link to the Tarka Trail.

Proposal BID16: East-the-Water Wharves

Development of the site at the Riverside Wharves, as defined on the Proposals Map, for tourism, leisure, or commercial use, or a combination of such uses, will be supported subject to the provision of the following:

(a) a cycle route and walkway along the waterfront;

(b) access via the site and the cycle route to the Bideford Bridge;

(c) a high standard of design reflecting the location and setting;

(d) improvements to the Barnstaple Street /Bideford Bridge junction that cater for traffic and pedestrian links to the station site and to the adjoining area.

2.124 Retail provision as an element of the proposal would be restricted to goods and products associated with the use of the site.

Appledore Docks and Employment Areas

2.125 A potential development site adjoins the Conservation Area in the centre of Appledore. The site surrounds the old dry dock known as Richmond Dock. The dock itself is a Grade II* Listed structure.

2.126 The historic dock is unused and the site largely is derelict. The site could accommodate a variety of uses, but the principal objective for the reuse is to preserve the Listed structure. The integrity of the Listed structure is the most important consideration and only proposals that secure this will be acceptable.

Proposal BID17: Richmond Dock

Proposals that secure the preservation of Richmond Dock will be supported providing the integrity of the structure and it's setting are retained.

2.127 A number of wharves and docksides along Hubbastone Road and Newquay Street are used presently for coastal related industries including bulk mineral freight, and are excluded from the development boundary to protect the sites from inappropriate redevelopment. The Bidna covered yard and associated site is identified as a General Employment Area to which general policies on employment apply so that, in the event of closure or relocation, the site can be redeveloped for general employment purposes to protect and maintain the area's employment base.

Middle Dock, Appledore

2.127A Middle Dock is located to the east of Hubbastone Road and the junction with South Road. The Dock presently is used as a warehousing and distribution depot, primarily for the storage and distribution of marine dredged aggregates and minerals (sand and gravel) that are offloaded onto the dock direct from the Bristol Channel. Access to the site, however, is constrained by the historic character and narrow, winding nature of Hubbastone Road. Also, there are housing areas adjoining the site, to the north and the west.

2.127B In the event the Dock becomes redundant, redevelopment of the site may be appropriate.

2.127C If other dock or port related uses could not be secured on the entire site, a mixed development incorporating coast related or tourism /recreation and housing uses would be acceptable. Housing should not occupy more than about half of the site. Any housing should be in keeping with the historic cottage character prevalent in this part of Appledore.

2.127D The location of the site in relation to adjoining industrial, shipbuilding, and associated uses would need to be taken into account to ensure no conflict is likely to arise between the commercial activity and any potentially noise sensitive uses such as housing. Appropriate measures would be needed to avoid any potential conflict. In order to ensure a satisfactory form of development and seek an appropriate mix of uses, including a variety of housing types, a Development Brief, approved by the District Council, would be required.

2.127E Public access to the coast is a basic principle. To promote this principle and to enhance the tourism and recreational value of the site, access to both the waterfront and the estuary also should be enabled by any redevelopment.

Proposal BID26: Middle Dock, Appledore

Any redevelopment of the site at Middle Dock, Hubbastone Road, as defined on the Proposals Map, shall be for a mixed-use scheme involving both housing and coast related or tourism /recreation uses subject to the following requirements:

(a) appropriate measures within the site should avoid conflict between uses and with uses on adjoining sites;

(b) public access to the waterfront and to the estuary will be secured;

(c) any housing element must not exceed about half of the site in total.

Cycle Routes

2.128 Additions to the network of cycle routes can be pursued where opportunities allow. A number of specific proposals include requirements for cycle access. The Proposals Map identifies the route of the former Bideford to Appledore Railway as a proposed cycle route from the flood control lakes in the Kenwith Valley to Westward Ho!

2.128A Between Westward Ho! and Appledore much of the former railway line has been redeveloped or replaced by public highway. The cycle route is therefore expected to use public highways (including Golf links Road, Jackets Lane and Torridge Road) to reach Appledore. Access through Northam Burrows exists and there may be potential for improved cycle access through the site and to Appledore, subject to further investigation. The District Council will seek inclusion of the proposed route within the DLTP at the earliest opportunity, including any measures to enable safe access through to Appledore by on- or off-road routes.

2.129 Also, the Proposals Map defines a route on the south side of Kenwith Valley from the lakes to Londonderry Farm, utilising the alignment of the proposed sewer to the Cornborough Treatment Works. Both routes could accommodate footpaths.

Proposal BID18: Former Bideford to Appledore Railway

In co-operation with landowners, voluntary organisations, the Highway Authority, and other interested parties, the Council will seek the establishment of cycleways both on the route of the former Bideford to Appledore Railway from Northam Road to Westward Ho! and on the route of the proposed sewer from Northam Road to Londonderry Farm, with a connection between the two and the Londonderry Farm housing area.

Land adjacent Torridge Pool

2.130 A site is allocated adjacent to the Torridge Pool and existing playing fields for recreational and leisure uses. Development of the site should provide for adequate access and parking and have regard to the impact on adjacent existing and future residential areas.

Proposal BID19: Site adjoining Torridge Pool

A site adjacent to Torridge Pool, as defined on the Proposals Map, is safeguarded for leisure and recreational use.

2.131 The site is outside the development boundary. The mix of facilities has not been determined but could include appropriate building to help meet leisure and recreation needs.

Northam Cemetery

2.132 The need for additional cemetery facilities to serve Northam has been identified. The District Council intends to undertake a survey and assessment of appropriate suitable sites within the parish with the aim of bringing a site forward.

2.133 – [No text]
2.134

Seven Oaks Local Nature Reserve, East-the-Water

2.135 The site known as Seven Oaks, within the tidal flood plain at East-the-Water, is identified as a site of local conservation importance and proposed as a LNR.

Proposal BID24: Seven Oaks, East-the-Water

A site at Seven Oaks, East-the-Water, will be designated as a Local Nature Reserve, subject to an agreement that makes provision for the following:

(a) conservation of the estuarine habitats, including saltmarsh restoration; and

(b) development of walkways, subject to public access management.

2.135A The nature conservation value of the site has been assessed. Designation depends upon the completion of the necessary legal agreements. Conservation objectives will be established and provision will be made for the management of nature conservation interests, facilitated by the area countryside service.

Kenwith Valley Local Nature Reserve Extension, Bideford

2.136 The Kenwith Valley LNR is recognised as a site of local conservation importance subject to Policy ENV7 of the Plan. The aim is to extend the reserve in a way that will secure access to additional land of nature conservation and amenity value for the benefit of the community locally.

Proposal BID27: Kenwith Valley LNR Extension, Bideford

The Kenwith Valley LNR will be extended, as defined on the Proposals Map, subject to negotiation of an agreement that makes provision for the following:

(a) conservation of important wetland and grassland habitats; and

(b) managed recreational access; and

(c) development of a cycleway from Northam Road up valley toward Westward Ho! along the route defined on the Proposals Map.

2.137 The District Council has assessed the nature conservation and amenity value of the site and a declaration of designation will be promoted in consultation with English Nature and the County Council. The District Council will negotiate for secured access from the existing reserve to adjoining land to the west of the reserve as shown on the Proposals Map. Further extensions may be considered where the opportunity arises.

2.138 Conservation objectives will be established and important interests will be conserved in accordance with Policy ENV7 of the Plan. Such considerations will inform a review of the Management Plan for the Kenwith Nature Reserve.

Westward Ho! Tourism and Recreation Sites

2.139 A number of sites have potential for a variety of uses to support the tourist rôle of the resort. Large sites subject to Proposal WHO1 are identified on the Proposals Map.

Proposal WHO1: Westward Ho! Tourism and Recreation Sites

The following sites, as defined on the Proposals Map, are allocated for major tourism and /or recreational facilities and development:

(a) Pebbleridge Terrace Car Park, subject to replacement /retention of parking

(b) Westbourne Terrace Car Park

(c) The Triangle, Promenade, and Amusement Arcade north of Springfield Terrace

(d) Beach hut site to rear of Wiley's Amusement Arcade

(e) Village green and Nelson Road Car Park.

2.140 Adequate replacement public parking will be required, in addition to the specific needs of the development, where such provision is lost in the implementation of Proposal WHO1.

2.141 The Cricket Ground and Go-Kart Track have been omitted from the development boundary to preclude the potential for built development on these open sites. The Go-Kart site is nevertheless within the Core Tourism Area, enabling a suitable redevelopment for a similar use in accordance with Policy ECD7.

2.142 – [No text]
2.146

Recreation Site, Golf Links Road

2.147 The District Recreation Strategy identified a deficiency in recreation provision. The site defined on the Proposals Map subject to Proposal WHO3 will go some way to address the outstanding deficiency in such provision.

2.148 The site of 3.4 hectares is to the north of Golf Links Road. Its use for recreation is considered more appropriate than the current extant permission for holiday accommodation. Discussions between the landowner and the District Council will be necessary to secure the implementation of Proposal WHO3.

2.149 The site lies within the Rural Gap and adjoins the Coastal Zone. Development for recreational purposes should reflect the important open character of the area and extensive building will not be permitted. Sensitive boundary treatment will be required.

2.150 The site should be developed comprehensively from a single vehicular access.

Proposal WHO3: Westward Ho! Recreation Development

A site at Golf Links Road, as defined on the Proposals Map, is allocated for recreation uses. An appropriately designed development with minimal use of buildings and a single vehicular access should retain the open character of the area. The boundary treatment must respect the setting and help ameliorate the visual impact of the site use.

2.151 [No text]

Informal Open Space Provision at Staddon Hill, Appledore

2.151A A site is allocated at Staddon Hill, Appledore for informal open space, recreation, and an element of enabling housing. The purpose of the proposal is to help alleviate the identified shortfall in recreational open space (formal playspace and informal amenity space) in Appledore.

2.151B The informal, open, coastal nature and grassland character of the site should be retained and maintained with minimal formal laying out of the site for its proposed use. The design of access and parking that serves the site should have a minimal impact upon the character. If fencing or enclosure is needed, it should be designed and planted to minimise the visual impact.

2.151C
The housing element of the proposal will be limited to no more than three houses on up to 0.2 ha at the southeast corner of the site immediately adjoining existing properties. Access will be from Riversmeet.

2.151D Access to the open space should be provided from The Mount, Riversmeet, and the public footpath to the west of the site with parking either off Riversmeet or off the Mount. The potential for pedestrian access from Torridge Road via the field to the east (OS 2575) will be maintained.

2.151E To further minimise the potential visual impact of the housing element of the proposal an appropriate high quality design of single storey form will be required. Substantial landscaping or contouring and screening including hedge banking along the northern boundary of the housing element and access road will be required.

2.151F Before the commencement of any housing development, the provision, maintenance, and management of the open space, a play area, the public access points, and the public parking facilities will be secured by agreement, at no cost to the District Council.

Proposal BID28: Site at Staddon Hill

(1) A site at Staddon Hill, as defined on the Proposals Map, is allocated for open space and an element of housing. The development should provide for all of the following:

(a) 2.5 hectares of informal open space, incorporating an appropriately equipped play area that meets the identified community needs assessed by the District Council

(b) up to three single storey houses on no more than 0.2 hectares at the southeast corner of the site immediately adjoining existing housing, accessed off Riversmeet and designed to minimise the visual impact on the open character of the open space and the elevated public aspects that may be enjoyed from it

(c) landscape reinforcement including additional hedgebanking and tree planting along the northern boundary of the new access road and housing, and adjoining fields to the west and north

(d) the provision of appropriate parking for vehicles and of safe and convenient access for pedestrians to the Mount, to Riversmeet and to the public footpath to the west, and the safeguarding of a future pedestrian connection to the east toward Torridge Road.

(2) The open space, a play area, access and parking should be ready for use upon commencement of the housing development.

2.151G In view of the nature of the proposal, the housing element of the site will lie within the development boundary while the recreational open space element will remain outside the development boundary and within the Coastal Preservation Area.

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