Does it meet the basic conditions?

1. Does it meet the basic conditions?

2. Neighbourhood Plan Policy: • Rural exceptions sites for single plot affordable housing will be permitted to meet a local need where this need is evidenced. • Current Eden District policy: development of exception sites is restricted to those within sight of 3 existing dwellings Upper Eden Neighbourhood Plan

3. The] draft policy stretches the bounds of general conformity but in my view not beyond what is reasonable…(Independent Examiner, Upper Eden Neighbourhood Plan). Justified by the evidence base: “The Housing Need 2009/2010 surveys, the almost unanimous view of the priority to be given to affordable housing especially for local people and the extreme nature of the Upper Eden with its sparseness of population all provide a sound basis on which to promote the thrust of this draft policy.” Upper Eden Neighbourhood Plan

4. “Development in Hoopern Valley Park will not normally be permitted.” [This policy then goes on to indicate types of development which may be considered]. • “the word normally in policies reduces [such] predictability, so there is a degree of conflict with national policy.” • “…..on balance….I judge that the extent of conflict does not make any of the…policies fail the basic condition.” St James Exeter Neighbourhood Plan

5. However, policy against all development in the Hoopern Valley would be too sweeping – suggested the Policy is revised to make it more targeted (in supporting evidence the Council indicated that they are looking to enhance cycling and walking routes Park and there is a strong desire within the community for improved footpath surfacing). • Proposed the following Policy wording: “Development which would detract from the landscape or ecological value of the Hoopern Valley Park will not normally be permitted. Proposals that would enhance etc…..” St James Exeter Neighbourhood Plan

6. “Exterior Painting The rendering or painting of original unpainted facing brickwork on front and rear elevations will not be permitted. Where rare examples of such unpainted stucco surfaces survive these should be left unpainted. All stucco ornamentation should be white, or an acceptable alternative to simulate pale stone.” Where planning permission is sought and granted for development, a planning condition requiring the return of painted brickwork to its natural unpainted state will be imposed Norland Neighbourhood Plan

7. The explanatory text…requires conditions to return painted brickwork to its natural state, subject to professional advice on feasibility, where planning permission is granted for development. Such conditions are unlikely to be reasonable – this requirement should be deleted Norland Neighbourhood Plan

8. ENV 1 - Location of Development & Enhancement of the Local Environment Previously developed sites within the existing extent of the settlements of Lynton, Lynmouth and Barbrook are the preferred locations for development. The development of greenfield, infill sites within the settlements will also be supported subject to the following criteria: • the proposals would not result in the loss of open space used by and of value to the community • the proposals would not result in the loss of open space that is important to the character and quality of the local environment The extension of the settlements onto adjoining greenfield sites is not supported by the Plan… New development should enhance the local environment where possible, both through its own attributes, and how it integrates with its surroundings. Lynton and Lynmouth Neighbourhood Plan

9. Insert punctuation. Insert “and” to make the criteria inclusive. • Change “is not supported by the Plan” to “will not be permitted” to make the policy intention clearer. • Change “should enhance….where possible” to “should preserve or enhance” to make the policy clearer and more precise (also in response to comments by English Heritage and Natural England). Proposed form of wording: Previously developed sites within the existing extent of the settlements of Lynton, Lynmouth and Barbrook are the preferred locations for development. The development of greenfield, infill sites within the settlements will also be supported subject to the following criteria: • the proposals would not result in the loss of open space used by and of value to the community; and • the proposals would not result in the loss of open space that is important to the character and quality of the local environment. The extension of the settlements onto adjoining greenfield sites will not be permitted whilst brownfield and greenfield… New development should preserve or enhance the local environment, both through the development’s own attributes, and how it integrates with its surroundings. Lynton and Lynmouth Neighbourhood Plan