Seaton Regeneration Area Plan :: Design and Access Principles

Assessments

Physical Context

Environmental setting

2.10 The north west of the site is located within the tidal floodplain, as indicated on the Local Plan allocations map on page 20. The site is View from the site looking across the Seaton Marshes generally flat, rising slightly to the south towards Harbour Road. The site varies between .5m and 3.3m above ordnance Datum (or above mean sea level) and is below the Environment Agency’s long-term flood levels (Paragraph 9.0 of the Development Brief)

2.11 There is a variety of existing vegetation within site. There are also areas of vegetation along the existing tramline and along the northern boundary of the site.

Site

2.12 There are a number of key views both into and out of the site towards surrounding landscape features and settlements. These include views towards the cliffs of the World Heritage Coast to the east, across the Seaton Marshes to the north, and along the River Axe to the north east. View looking along the seafront and towards the River Axe

Existing land uses

2.13 The site currently has a wide variety of different land uses within it, including the existing Tramway station, the Tourist Information Centre and Lyme Bay Holiday Village, as well as small employment units and a boat building yard. The majority of the existing buildings within the site add little or no value to the character of the area.

2. 4 Along Harbour Road, there is a mix of commercial and residential uses which are outside the Regeneration Area. Tramway Existing Riverside Workshops

2. 5 The existing Riverside Workshops currently on site are owned by East Devon District Council and according to the Development Brief, do not have strong link to the Town Centre economy and as a result the possibility of re-locating similar units elsewhere within the Town has been considered.

2. 6 There is no sense of cohesion in terms of the palette of materials used across the site and no particular reference to historic context of Seaton. View towards the existing Holiday Village

Movement and circulation

2. 7 As previously mentioned, the southern and western boundaries are bounded by Harbour Road and The Underfleet respectively. Harbour Road provides the main vehicular access into Seaton from the east and, along with The Underfleet, form key strategic links within the Town. At present, there are four accesses into the application site. It should also be noted that SUSTRANS extended the national cycle View along B3 72 Access road towards Town Centre Harbour Road Site network to Seaton recently which is shown on accompanying plans.

2. 8 At present, there are very few buildings or landmarks that contribute to the legibility of the area. The Development Brief highlights that there are no clear views towards either the River Axe or the Seafront and there are very few wayfinding measures to assist pedestrians and raise awareness of, or proximity to, the Town’s attractions.

2. 9 Although the site lies within close proximity of both the Seaton Marshes, to the north, and the Seafront, to the south, access to these attractions is limited due to the inability to cross the tramline and the crossing of Harbour Road. There are currently no east west links across the site due to the existing land ownership boundaries and Views along Harbour Road limited public access. There are no definitive rights of way, or any other designated public access, across the site.

2.20 At present, there are a number of vehicular access points into the site off Harbour Road and one access point off The Underfleet. There are no existing accesses into the site from the north or east.

Social Context

2.2 Development of the Seaton Regeneration Area will bring significant benefits to both existing residents as well as potential visitors to the Town. The proposals will offer choices in living, shopping and working facilities to residents, whilst creating a significantly improved tourist attraction which will help regenerate the Town. As previously mentioned in the Development Brief prepared for this site, the views and desires of local residents and businesses has been used to guide the design proposals.

Economic Context

2.22 A substantial part of the application site is derelict and, in its current state detracts from the character of the Town. The new development will significantly improve the image of Seaton, benefiting the Town as a whole. As well as the new housing, the proposed retail and tourist uses are likely to increase the local economy by attracting larger visitor numbers to the Town.