Seaton Regeneration Area Plan :: Planning Support Statement

The Application by Liatris Holdings

2.1 The planning application submitted by Liatris Holdings is in outline form and seeks the approval by the Council for the general disposition of land uses as set out on Master Plan T.0129_31-4 prepared by Pegasus Planning. It also seeks approval for the means of access into the site which is currently intended to be off a new junction into the site from Harbour Road, with a secondary access into the car parking/housing areas adjacent to the Underfleet. The application site area is some 15.2 hectares, which includes the majority of the allocated Seaton Regeneration Site in the Local Plan (which is some 19.2 hectares in area). The area excluded from the application is land in the southern and eastern periphery of the site.

2.2 Although the application site is therefore for less than the entirely of the Seaton Regeneration Site, a full environmental impact assessment has been prepared - in accordance with the EIA Regulations which examine the impact of the development of the whole of the Seaton Regeneration Site, not simply the application site proposals. It thus assesses in full the impact of the development of some 500 houses and the level of commercial and retail development that is shown on the Indicative Master Plan No T.0129_08-24. The scale of assessed development is therefore the following: -

2.3 The application proposals allow for a significant proportion of the development assessed as part of the Seaton Regeneration Site as a whole to come forward – in particular circa 385 dwellings (with proportionate amount of public open space); the retail and commercial elements referred to above and the means of access into the site.

2.4 Whilst the development is described in more detail in the design and access statement, there are a number of key issues to emphasise: -

* The formation of a new square in the western part of the site will provide a focal point for Seaton, particularly those arriving by tram. The pedestrian links to the town centre will allow easy access for tourists arriving by tram.

* The fact that a significant part of the site is currently within the flood plain has resulted in agreement with the Environment Agency on a need to increase the levels on much of the site between 1.5 to 2 metres. This will be achieved by importation of fill.

* The general phasing intention for the site is as shown on Plan T.0129_33-5 in the design and access statement – the retail and housing west of the main access road will be phase 1 (taking about a year to complete) with the remainder of the housing being completed over a two to four year period.

* The precise form and mix of the mixed use buildings along the Underfleet will be a matter for the Council to decide in due course but could include small retail units, residential and tourist facilities.

2.5 The application therefore comprises the following: -

• The appropriate forms and site location plan.
  
  
• A land use master plan (number T.0129_31-4) showing the disposition of land uses for the Council to approve.
  
  
• An indicative master plan showing how the land use plan can be interpreted in terms of building forms and layout.
  
  
• Further indicative plans showing details of the proposed new square and the east/west avenue through the site.
  
  
• An environmental impact assessment which has been prepared in accordance with the Council’s scoping opinion given on 20 February 2006 covering a wide variety of areas. These areas include the transport/traffic impact of the entire development of the regeneration site and also the implications for development on flooding issues. This latter is covered in chapter 14 of the environmental statement and includes a flood risk assessment which has been agreed in conjunction with the Environment Agency.
  
  
• A non-technical summary of the environmental impact assessment. This sets out in non-technical terms a summary of the development and the impact on the various aspects studied.
  
  
• A design and access statement. This has been prepared by Pegasus Planning to accompany the master plans submitted with the application. It sets out the design philosophy behind the land use proposals but also sets the framework for the Council’s consideration of future detailed submissions on various parts of the site – notably the area for housing.
  
  
• This planning support statement, covering planning policy aspects.
  
  
• A retail assessment of the retail content of the application, ie, 4,645 sq.m. gross convenience goods store and a 2,602 sq.m. gross retail warehousing. The retail assessment has been compiled in accordance with Government advice in PPS6 and also assumes a small amount of retail development in the mixed use building proposed on the corner of Harbour Road and Underfleet. It is relevant in this regard to note that the convenience goods store is located, in planning policy terms, within the defined town centre as indicated on the East Devon Local Plan and the approach to the assessment has been agreed with the Council.
  
  

2.6 Whilst the proposed development within the application area is in accordance with the principles set out for the regeneration site as a whole, there is recognised to be an impact of the development on social and other infrastructure within Seaton. These require a decision made on whether improvement of such facilities is appropriate, as part of a Section 106 Planning Agreement allied to any planning permission. The applicant is in the course of preparing the heads of terms of the Section 106 Agreement but it is anticipated will cover the following areas: -

a) The Council’s proposed Visitor Centre and the construction of a SUSTRANs terminus and community facility - the Council is proposing a new Visitor Centre in the western part of the site adjacent to the Underfleet which is estimated to generate some 250,000 visitors to Seaton per annum when complete. As part of this development, a SUSTRANs terminus is proposed (changing room, bike racks, etc.) and a community facility or ‘room’ which could be used for a variety of purposes. The applicant has agreed to make a capital contribution towards the construction of the Visitor Centre and the terminus and community facility.

b) The Council’s wetland nature reserve - the Council is proposing a major new nature reserve covering land north of the application site. The applicant has agreed to dispose of land in its control to the Council and make a further contribution towards the Council’s acquisition of additional land.

c) Health facilities – in discussions with the Primary Care Trust, if there is found to be insufficient capacity in local health facilities, a contribution will be made to the PCT commensurate with the demand from the new development to improve local facilities.

d) Contributions to improvements to local schools – if there is found to be a lack of capacity to accommodate children generated from the new housing development in local schools, there will be a contribution made to the education authority to improve the capacity.

e) Public open space – the applicant accepts the need to contribute towards the maintenance of any public open space provided as part of the development to ensure its maintenance in good condition in the future.

f) Off-site highway improvements - the applicant accepts that off site improvements to the road network required to facilitate the development, eg, improvements to highway junctions etc, will be funded by the development.

g) Affordable housing – the need for affordable housing within Seaton generally and on the development of the regeneration site is accepted. The Council’s policy aspiration for provision of affordable housing on the site is that 40% of the dwellings shall be affordable. However, it is recognised in the Council’s policy and in the Development Brief that such a figure is negotiable and in cases where there are abnormal costs for the development of the site, a reduction in the 40% figure would be contemplated. The applicant is prepared to discuss the economics of the development with the Council on an ‘open book’ basis and anticipates that an affordable housing provision on the site will be less than 40% on this basis. It will however be a part of a Section 106 Agreement to deliver the agreed level of affordable housing through recognised means such as housing associations so that local housing needs are provided for in accordance with Council policy.

2.7 The emphasis in relation to the contributions to be included within the Section 106 Agreement reflects the fact that the development has long been seen by the Council as resulting in the economic benefit to Seaton and the role of the town as a tourism destination altering. Whilst this matter is discussed in more detail in Section 3 of this statement, the intention of the Council is to change the type of tourism which Seaton attracts to encourage greater investment in the town as a result. Central to the change in strategy is the proposed new Visitor Centre which is based upon the Jurassic Coast in this part of Devon. The Council is hopeful of obtaining part funding for this facility and the contribution from the development of the regeneration site as a whole will facilitate the provision of this building. It is also intended to provide additional accommodation adjoining the Visitor Centre to secure a SUSTRANs terminus and community facilities of some 278 sq.m. The provision of the Visitor Centre will not be able to take place without a contribution from the development of the regeneration site. The benefits of the Visitor Centre are to attract approximately 250,000 new visitors to Seaton per annum of a social profile that will lead to more spin off expenditure within the town in local shops, services, etc.

2.8 In addition, the Council proposes an eco-tourism project in the form of what is known as the Seaton Wetland Nature Reserve. This is a proposal for a new nature reserve with a wetlands theme running from the northern boundary of the Seaton Regeneration site across marshland running approximately 2 km. to the north. The Council intends this project to have at least regional significance and will complement the Jurassic Coast Visitor Centre. Initial estimates are for the marshland proposal to attract approximately 30,000 visitors per year. The applicant, Liatris Holdings, controls land immediately to the north of the boundary of the regeneration site and is prepared to dispose of this land to the Council to enable it to implement the marshland scheme. Liatris is also prepared to make a contribution to the Council to allow further land to be acquired.

2.9 The investment that is possible through this development scheme can assist in creating new tourism facilities which in overall economic terms can provide significant new visitor attractions to Seaton based on the growing market of environmental or eco-tourism. This should be balanced against the loss of the Lyme Bay Holiday Village. Although some residents of Seaton are concerned about the loss of the tourists from the holiday village, the number of visitors and the overall visitor spend generated by the holiday village is significantly less than what is proposed by the Jurassic Coast Centre and the new nature reserve (as explained in the Socio Economic Chapter 6 of the Environmental Assessment).

2.10 The holiday village in any event is due to be closed as it is no longer viable and this is confirmed in correspondence from the holiday village operator (see Appendix 1). It is thus important to emphasise that the redevelopment of the Seaton Regeneration site (as intended in the Local Plan) will help bring about significant improvements to the tourism attractions within Seaton, albeit it will attract a different type of tourist to that currently visiting the town. Whilst the applicant understands why there is concern about the loss of the holiday village from an economic point of view, the bigger picture is that the ability of the site to provide contributions towards more economically beneficial tourist facilities should be regarded as more important.