Mid Devon Local Plan 2013-2033.
MDDC received the Inspector’s Report on the Examination of the Mid Devon Local Plan Review 2013-2033 from the Planning Inspectorate on 26th June.
The Inspector has concluded that the Mid Devon Local Plan Review 2013 – 2033 provides an appropriate basis for the planning of the District, provided that a number of main modifications (MMs), are made to it to make the Plan sound and capable of adoption. With the inclusion of the Inspector’s recommended MMs, the Mid Devon Local Plan Review 2013 – 2033 satisfies the requirements of Section 20(5) of the Planning & Compulsory Purchase Act 2004 (as amended) and meets the criteria for soundness in the Framework.
The Inspector’s Report sets out where 55 MMs are needed to the Mid Devon Local Plan Review 2013-2033. The MMs all concern matters that were discussed at the examination hearings and which were subject to public consultation over a six-week period, together with the updated Sustainability Appraisal (SA), Habitat Regulations Assessment (HRA), and the Equalities Impact Assessment. In some cases, where these relate to the provisions for Gypsies and Travellers, and Junction 27 of the M5, the Inspector has amended the detailed wording of the MM and/or added consequential modifications where necessary.
MDDC will consider the Inspector’s report and adoption of the Plan and SA (with the Strategic Environmental Assessment), at a meeting to be held in the near future. Further information will be provided as soon as it becomes available’.
Our Comment: Much of the report refers to proposed developments at Cullompton and elsewhere, but some rewording to the draft policy is suggested for Tiverton, in particular the Eastern Urban Extension, which is discussed in Paragraphs 59-61.
At the Inspector’s Examinations Tiverton Civic Society representatives expressed particular concerns about the impact of a new Designer Outlet Village at Junction 27 of the M5. The inspector, although approving the aspiration and overall concept of the Junction 27 development, seeks to provide greater protection for Tiverton and other local retail centres by adding the following strengthened condition to the Plan : “Any planning application which includes a ‘designer outlet shopping centre’ should be accompanied by a full retail and Leisure Impact Assessment to ensure that any potential adverse impacts will be identified and addressed and mitigated.”
Paragraph 139 comments on the section in the submitted Review on climate change and its mitigation.
“The Plan includes policies designed to secure that the development and use of
land in the local planning authority’s area contribute to the mitigation of, and
adaptation to, climate change. In particular, criterion j) of Policy S1 which sets
out sustainable development priorities commits the Council to meeting the
challenge of climate change by supporting a low carbon future, energy
efficiency, increasing the use and supply of renewable and low carbon energy,
managing flood risk and conserving natural resources, amongst other things.
Moreover, Policy DM2 (as modified) allows for renewable energy schemes to
come forward.”
The Inspector has also strengthened the section on Design (Page 39):
“g) Adequate levels of daylight, sunlight and privacy to private amenity spaces and principal windows;
h) Suitably sized rooms and overall floorspace which allows for adequate storage and movement within the building together as set out in the Nationally Described Space Standard with external spaces for recycling, refuse and cycle storage; and
i) On sites of 10 houses or more the provision of 20% of dwellings built to Level 2 of Building Regulations Part M ‘access to and use of dwellings.”Insert additional supporting text as follows:
“4.5b National policy states that planning should always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings. This is particularly important for the design of the homes that people live in and the spaces that surround those homes. The aim in Mid Devon is to deliver high quality buildings and spaces that meet the needs of users, taking accountof an aging population whilst ensuring compatibility with surrounding development and uses. Though compliance is delivered through buildings regulations, criterion i) will be implemented through a condition attached to the planning permission.”
The Inspector has, in Paragraphs 122 – 130, clarified and modified Policy DM25 on the Protection of Heritage Assets and other protected sites.
Proposal by Petroc to build 60 houses at Bolham Road, Tiverton.
Details of this proposal will be found on the MDDC Planning Public Access webpages.
The Greater Exeter Strategic Plan and Hartnoll Farm
The Greater Exeter Strategic Plan has published a Draft Policies and Site Options Consultation in which a major residential development of between 950 and 2172 houses has been proposed for 101 hectares at Hartnoll Farm by the landowner, the final number being dependent on the ‘site sensitivities’.
We have always been vehemently opposed to any further development east of Manley Lane outside the settlement boundary on an unallocated site in open countryside. We will strongly object to this proposal and encourage others to do so. It may be necessary for us to revive the Hartnoll Action Group which was very successful in ensuring that a proposal to build a large industrial development on this farm was refused planning permission in 2007!
Amory House, St Peter Street
Amory House, one of Tiverton’s finest buildings, is listed Grade II*. It has a fine Queen Anne facade, seven bedrooms and an extensive garden.
The house is now on the market: Details
The photographs suggest that the interior of the house is in a poor and neglected condition, and that considerable restoration expenditure will be necessary. Is the asking price of £525,000 aspirational rather than realistic?
Mid Devon Design Guide SPD Public Consultation
The public consultation for the design guide will run for an eight week period from Monday, May 11th until Monday 6th July. Full details will be found at
MDDC Planning Committee Decisions During the Coronavirus Infection
It was recommended that, during the present infection, and initially for six months, all non-controversial planning decisions would be made by the Head of Planning and Regeneration. However, following protests by councillors, members of the public and others, this will not happen, and decisions, as recommended in government guidelines, will be reached by the MDDC Planning Committee using a video conferencing platform, such as Zoom. It is hoped that members of the public who wish to speak or ask questions will still be able to do so.
Blundell’s Food Box Distribution
The last distribution of food boxes at Blundell;s took place on Friday, July 3rd.
This was a valuable service, which was greatly appreciated by many people.
Mid Devon Museum Temporary Closure and Emergency Appeal.
Tiverton Museum Temporary Closure Emergency Appeal
19 March 2020
Tiverton Museum of Mid Devon Life is temporarily closed to the public in response to the COVID-19 pandemic.
This was a very difficult decision to make, but we must prioritise the welfare of our volunteers, visitors and staff. We have cancelled all programmed events for April and May.
We are an independent charity dependent upon the income from admission, events and other activities. This closure is an extremely challenging time for us as we have limited cash reserves to fall back on.
We will be very grateful if you could make any donation to help us survive this closure period. You can donate online by clicking here.
You can also support us by becoming a museum member. Download the form here. Your membership period will commence from the time that we are able to re-open the museum.
We will continue to share our collections via social media (Facebook, Twitter, Instagram); just search for @TivertonMuseum
Thank you to everyone who supports the museum. We hope to re-open and welcome you back to the museum as soon as possible.
ALL TCS MEMBERS AND OTHERS ARE URGED TO GIVE GENEROUSLY TO THIS IMPORTANT APPEAL.
Tiverton Neighbourhood Plan Website
The website for the emerging Tiverton Neighbourhood Plan has now been launched. It can be accessed at: tivertonneighbourhoodplan.org.uk/
The Newte Library at St Peter’s Church
Nothing has been finally arranged, but the Newte Library is possibly going to move to a new home because of the need to find extra space for the reordering of the church.
The Library was founded from part of the private library of Rev. John Newte, rector of the Tidcombe and Pitt portions of Tiverton on his death in 1716. He had inherited the library of his father, Richard, in 1678. The books bequeathed are consistent with what would be expected of an Anglican clergyman of the later 17C and early 18C. There are also some later books and a 15th century ‘Book of Hours’.
A survey, published in 1959, and research carried out since then shows that the Newte Library is one of only 4 of the 13 parish libraries known to have been founded in Devon before 1800 for which the bulk of the collection still survives. Of these it is the only parish library to be housed in the original parochial church, and it is not only an important survival, but also a key part of Tiverton’s history which must be preserved intact.
Anna-Lujz Gilbert, a PhD student working in the field of early modern book history, who has written a paper on the Library, and Emma Down, a professional archivist,
are at present both working on cataloguing the Newte Library and carrying out a condition report.
Living with Beauty – The Final Report of the Building Better, Building Beautiful Commission was published on January 30th 2020.
The full report is now available online
This report, which has important implications for housing design, was led by the late Sir Roger Scruton and Nicholas Boys Smith (Create Streets) and contains dozens of recommendations to support the creation of ‘more beautiful’ communities, including:
• Speeding up the planning process for ‘beautiful buildings’ through a new ‘Fast Track for Beauty’ rule for councils
• Recognising that some developers can abuse permitted developments rights to produce accommodation of the lowest quality. They call for all new homes to meet minimum standards for space, amenity and comfort
• Increasing democracy and involving communities in local plans and planning applications, including using digital technology like virtual reality and 3D modelling to help local people shape their own areas
• Recognises that a lack of resources and expertise in local authority planning departments was contributing to wider design-evaluation problems and suggests a new planning “fast stream” could be a solution
Our Website
There were 5517 views of our website from 2800 visitors in 2019. This maintains the steady increase since the website was launched in 2015. Last year 5038 views were from the United Kingdom, the next highest being 164 from the USA and 122 from British Commonwealth countries.
The Great Tiverton Tree Plan
We fully support the aims and activities of Sustainable Tiverton and the Tiverton Tree Team
.Civic Voice Manifesto
The Civic Voice Manifesto was launched on November 18th 2019.
Future Housing Development at Tidcombe Hall
LVA (Land Value Alliances) bought Tidcombe Hall over a year ago and have been putting together a speculative planning application with Walsingham Planning to deliver 168 homes covering over 12 hectares (30 acres), 35% of these being affordable houses, while Clifton Emery Design have been working on design. Under the plan Tidcombe Hall would also be restored and converted into housing units. (Outline details, including an aerial view, of the application site, can be viewed online).
An application, 19/00645/SCR, has already been submitted for screening around the proposed development, which is shown on the accompanying map, and an advice letter, including discussion of the overall planning proposal, which was sent to Walsingham Planning by Lucy Hodgson, MDDC Planning, can also be accessed.
Developers and Architects proposing development of this site gave a presentation to the members of the Grand Western Canal Advisory Committee during their meeting on Tuesday, October 1st 2019. The report of the committee’s subsequent discussion included the conclusion that ‘it was generally recognised that the proposed development, if it came to fruition, could have a significant impact upon the canal.’
A presentation was also made to Tiverton Town Council Planning Committee on Monday, September 2nd 2019.
Devon Live and the Tiverton Gazette discussed this application in early November. See:
https://www.devonlive.com/news/local-news/grand-western-canal-150-homes-3490685
The developers of this proposed application held a Public Consultation in the New Hall, Barrington Street, on Saturday, November 30th from 12 noon – 5 pm. Following this Devon Live included an article which covered the views of both objectors and developers, the main focus being on potential road safety and congestion issues. A fuller version was included in the Tiverton Gazette on December 19th.
Much concern has previously been expressed about any large housing development at this and nearby sites. The forthcoming application, on a greenfield site, would be for a development which would include part of the Grand Western Canal Conservation Area and County Wildlife site, it would severely impair the largely rural landscape and vistas to the south of the canal at this point, and, unless carefully managed, it could lead to significantly increased surface runoff, which would be channelled through the Tidcombe Site of Special Scientific Interest and along the flood-prone Ailsa Brook and River Lowman. It would also lie partly outside the Tiverton settlement boundary, and it would compromise the setting of the historically significant Tidcombe Hall, and that of an important listed building, the 16th century Little Tidcombe Farm House. ‘which internally retains evidence of an important earlier status as is proven by the very high quality of its hall ceiling’. (Historic England). In addition, during both the construction and occupancy phases, significant problems would, in all likelihood, occur for the transport infrastructure, especially the narrow and often congested Tidcombe Lane, where increased traffic pollution would be a potential problem close to the junction with Blundell’s Road..
The proposed development area is not allocated for development in the emerging Mid Devon Local Plan 2013-2033, although it would include part of the smaller TIV 13 contingency site for housing, which MDDC do not consider is needed for housing in the period of this Local Plan. In their latest submission (Sustainabilty Appraisal) submitted in July 2019 to the Planning Inspector for the Mid Devon Local Plan, 2013-2033, MDDC ‘demonstrate that a five year supply of deliverable sites will be maintained over the initial five years and subsequent periods …without the need to bring forward the TIV13 Tidcombe Hall contingency site’ .(Page 8). MDDC also considers that there would be problems in bringing forward the contingency site quickly for reasons ‘including a covenant on the land that forms the western part of the allocation, which is also in separate ownership to the larger part of the allocation to the east’. (ED22, Page 53, September 2019). Also see the Mid Devon District Council Local Plan Review Sustainability Appraisal Memorandum October 2019 Page 11/12
An earlier response was submitted by Jonathan Chick of Walsingham Planning on behalf of LVA to the Local Plan Review Sustainability Appraisal Consultation in April 2018. This challenged the decision not to bring forward the Tidcombe contingency site, as well as what they consider to be the low number of houses (100) which would be allocated to this site if it was ever to be adopted.
It is the view of this Society that, for Tiverton, sufficient housing for many years to come will be provided in the Eastern Urban Extension, we support the view that the Tidcombe contingency site should not be adopted for housing, and we object to any further loss of greenfield agricultural land. as well as the threat to landscape, heritage and recreational assets. This is clearly an example of the type of speculative development, in this case on a partly unallocated site, which the Head of Planning and Regeneration at MDDC has warned is likely to come forward if 5 year national housing targets are not met and a new, fully compliant, local plan has not been approved and adopted. Moreover, we feel that approval of this application would make it even less likely that builders would come forward to purchase land in Area A of the Eastern Urban Extension, and there would be a further delays in completing the road to the new A361 junction and the provision of vital services such as the school and the shops in the planned local centre.
On behalf of Mid Devon CPRE Mike Sanderson, one of our committee members, has sent an important letter, which can be downloaded below. This is very critical of the approach of MDDC to the proposed scheme, and echoes the strong reservations of TCS.
Letter to the Tiverton Gazette 12-19 (1)
For all the reasons given above both Tiverton Civic Society and Mid Devon CPRE are very likely to oppose this application strongly when it is submitted, and also to encourage others to do so.
Government Design Guide (Published w.e. 5.10.19), and ‘Take Back the High Street’.
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The importance of the engagement of local communities and people at all stages of the design process is stressed! ‘Our job is to create communities where people want to live and work together, and to empower local people to shape what happens in their area’.
Also, please see PCT_3619_High_Street_Pamphlet_FINAL_LR This pamphlet on ‘Take Back the High Street’ puts forward ideas for the revival of town centres and again stresses the importance of the involvement of local communities.
Podcast on TCR Radio
There is a 27 minute podcast on Tiverton Community Radio in which the excellently prepared Caro Bushnell talks to the TCS Chairman about the society’s 50th anniversary and Tiverton’s heritage.
Caro Bushnell also talked to the TCS Chairman about the Town Leat on June 14th, and this can be listened to online.
Tiverton Town Leat
The Town Leat was temporarily repaired and flowed again in early summer 2018, but since then it has been largely dry. Although a major meeting is planned between interested parties, probably on June 18th, the local concern about the lack of progress is very considerable and a protest meeting in Castle Street, followed by a march through the town to Coggans Well, was held on Saturday, June 1st. This was fully supported by Tiverton Civic Society, many of our members taking part.
The protest and march was set up by Caro Bushnell (TCR) and Jo Mortimer. Our Chairman made a short speech at the meeting TOWN LEAT
Both local and national media have shown a considerable interest and, as well as the online petition (see the Sidebar), a Facebook page has been set up https://www.facebook.com/groups/2723616954322233/?ref=share.
A committee of Tiverton Council are researching sources of finance for the necessary repairs, including an application for Heritage Lottery funding. (August 2019). Plans to restore the flow to the leat at the Chettiscombe end, and to enhance Chettiscombe Green have been outlined. in January 2020 by Councillor Irene Hill:
The enhancement and renovation of Chettiscombe Green for public enjoyment includes*the restoration of Chettiscombe Weir
*the installation of public benches
*the creation of a wildflower meadow
*provision of open, safe, natural, space and resource for the local playgroup.
The Village of Chettiscombe is built on land owned by the Chettiscombe Trust and managed by the Knighsthayes Estate. It lies about 1½ miles northeast of Tiverton town centre. Estate cottages are found built close to a triangular green, bounded on one side by a stream whichsupplies water to The Tiverton Town Leat. At the southern narrow end of the green the road leading to Chevithorne Village passes over a small stone-built bridge. At this point the stream divides: part runs over a small (currently broken down) weir eventually to the Lowman river. The pond created by the weir forms the head water for the Town Leat which flows along a separate channel into the town. This is an integral and important part of the history and heritage of the town, which it does not wish to lose.
The work to enhance the weir involves bringing the structure back up to it former height and strengthening it so that the Leat continues to
flow. The finish will be sympathetic to the history and existing environment, ensuring it complies with suggestions made by the conservation officer, and fits in with the surrounding village green. This work could also help to alleviate the flooding of the green which has happened due to the sudden increased flow of water from the surrounding hills.
At the other wider end of the Green there is a ford and a small wooden bridge for pedestrians. The Village provides a very picturesque scene with the cottages, farm buildings and a children’s playgroup.
The Chettiscombe Trust have agreed that this area could be enhanced to enable other people to enjoy this open space. A circular walk from the National Trust Property at Knightshayes Court to include the village is being enabled. A tea shop is soon to be opened by the Chettiscombe Trust in one of the old Barns just North of the Green.
The Town Council would like to purchase two benches which will be located on the green, to enable residents, walkers, and cyclists to enjoy a rest and open space so created. The benches to be purchased will be made of recycled plastic and fixed permanently to the ground. The use of recycled material fits in wit6h Council policy.
The Green will be prepared and planted with wild flowers to create a meadow appearance, leaving a metre of rough grass around the trees, edges and surrounding the wild flower area to enable easy access to the banks of the stream. This is required when the stream needs de-silting or for weeding.
The meadow will take two seasons to establish but should be sustainable after that. The children in the playgroup and the villagers will be invited to take part in the planting and the Council hopes that it will become an area for them to experience and learn about the abundance of flora and insect life which the wild flowers would attract. The meadow should encourage bees and pollinators to thrive.
This project, as well as providing a new open space for all to enjoy, will also be one of the areas where the Council is looking to make a statement and a positive contribution in answer to the climate change challenge we all face.
Please also see Devon Live
Please also see item above (TCR Radio) for a discussion between Caro Bushnell and Jeremy Salter.
Exeleigh House
Many people have expressed concern about Exeleigh House, very significant because of its links with John Heathcoat, because it is a fine building and because it is in the Tiverton Conservation Area. Jo Mortimer has, at our request, produced this excellent, but depressing, picture of the front of the house in its recent condition. She has also kindly presented the original picture to the Society. The picture, entitled ‘Agent of Change’, reached the long list for the John Ruskin Prize, 2019. The jury said:
“On this occasion your work has not been shortlisted. However, your submitted work did reach the penultimate stages of the judging process, reaching the long list of just 150 artists. Given the strength of this years applicants you should be encouraged by this news.”
For further information please see further information on the Listed Buildings and Scheduled Ancient Monuments Page.
The condition of this listed house was one of the reasons for Historic England’s classification of the Tiverton Conservation Area as ‘Heritage at Risk’, ‘Very Bad’ and ‘Deteriorating’.
The good news is that work is now in progress to restore the exterior of the house.
BBC Radio Devon
Tiverton Civic Society featured in BBC Radio Devon’s new community focused evening show– ‘celebrating the county of Devon and the people who live there’ on Tuesday, January 15th from 8 – 9.15 p.m. Anne Davies, Jeremy Salter and Mike Sanderson joined the programme host, Michael Chequer, in the studio.
‘Tiverton Conservation Area was 8th in Civic Voice’s Competition to find England’s Favourite Conservation Area!
Civic Voice asked their members to nominate their choice as their Favourite Conservation Area in England and, out of the 249 nominations, Tiverton Conservation Area was included in a shortlist of 18, the nomination being made by this society. The first conservation area was established at Stamford fifty years ago, there are now more than 10,000. (However, many, including Civic Voice, are concerned about their future).
Following a nationwide vote the result was declared on October 20th 2018. The final vote placed Swindon GWR Railway Village Conservation Area first. The Tiverton Conservation Area did very well to achieve 8th place, and together with the 2017 nomination of this as one of six ‘Amazing Conservation Areas’ in England, confirms that the town has one of the finest of this country’s conservation areas. However, it is classified as ‘Heritage at Risk’, ‘Very Bad’ and ‘Deteriorating’ by Historic England, and everyone needs to do more to enhance it!
Joan Humble, Chair of Civic Voice said: “When we decided to launch England’s Favourite Conservation Area, we wanted to use it to test the enthusiasm people have for the place where they live. To get people talking about why conservation areas matter. What it has turned out to be is something truly amazing. It has surpassed all our expectations at Civic Voice. We received 249 entries from across the country and from announcing the shortlist to announcing the winner, we received just under 16,000 votes in 14 days. People do care about where they live. I look forward to visiting each of the winners at some point soon with Civic Voice.”
General Data Protection Regulations (GDPR).
All organisations were required to comply with the new GDPR regulations by May 25th 2018, and we have made every effort to do so. We have written a new Privacy Statement which can be read here: Tiverton Civic Society Privacy Statement
We have also contacted all members to request their permission to continue to use the contact details they have provided, including postal and e mail addresses as well as telephone numbers.
Conservation Areas
Historic England have mounted a campaign to celebrate 50 years of Conservation Areas in England. They have highlighted six examples of ‘amazing conservation areas’, including the Tiverton Conservation Area, after a submission by this Society! Nevertheless this area remains classified as ‘Heritage at Risk’.
See the latest Historic England findings about ‘Heritage at Risk’.
Canonsleigh Abbey – see the Archives Page.
Launch of ‘Tiverton Cloth’ by Pater Maunder -see the Archives Page.
The Fountain in the People’s Park – see the Archives Page.
Local Plan Review Examination – see the Archives Page.
Links Provided by Tristan Peat (MDDC) following his presentation on October 30th 2018 – see the Archives Page.
Tiverton Floods in 1960 – see the Archives Page.
Unveiling of Plaque to Private Thomas Sage VC on October 4th 2017 – see the Archives Page.
Planning Committee on 29th March 2017 – see the Archives Page
Pictures accompanying the article on John Heathcoat in the November 2016 Newsletter – see the Archives Page
Oil Paintings in Tiverton Town Hall – see the Archives Page
Flood Risk – see the Archives Page.
Diesel Emissions – see the Archives Page.
J.D.Salinger in Tiverton – see the Archives Page
Tiverton Floods in 1960 – see the Archives Page.
