Decision

 25/01844/MAJ - Land to the East of Buckland Road Newton Abbot

Outline application for up to 50 dwellings, public open space, landscaping, sustainable urban drainage system and engineering works, with vehicular access off Buckland Road (approval only sought for means of access)

RESOLVED

PLANNING PERMISSION be granted subject to:

1. The completion of a Legal Agreement securing the following:

1. 25% Affordable Housing with policy compliant tenure split and local

cascade

1. 5% Custom Build to include marketing strategy
2. £33,557 contribution to fund expansion works at local NHS surgery
3. Up to £180,000 for footpath improvement works through Sandringham Park
4. Traffic Order of £5,000 relating to moving 30mph speed limit
5. BNG delivery and monitoring
6. Approval of the details of layout, scale, landscaping and appearance of the building(s), (hereinafter called “the reserved matters”) shall be obtained from the local planning authority in writing before any development is commenced.

1. A condition relating to the adoption of the development‘s roads, the wording of which to be drawn up by the Head of Development Management in consultation with the Chair of the Committee and Councillor Bullivant; and

1. The following conditions:

REASON: To enable full and proper consideration of the proposed development.

1. Application for approval of the reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission. 

REASON:  In accordance with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

1. The development hereby permitted shall be begun before the expiry of two years from the date of final approval of the reserved matters.

REASON: In accordance with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Compulsory Purchase Act 2004.

            Approved Plans

1. The development hereby permitted shall be carried out in accordance with the application form and the following approved plans/documents:

Date Received

Drawing/reference number

Description

10 Nov 2025

110

Location Plan

10 Nov 2025

1940/1/B

Transport Assessment

17 Jun 2026

RS406 201 REV A

Parameter Plan - Access & Movement

17 Jun 2026

RS406 202 REV A

Parameter Plan - Green Infrastructure

17 Jun 2026

RS406 200 REV A

Parameter Plan - Development & Land Use

17 Jun 2026

REV A

Design Code

17 Jun 2026

REV B

Design & Access Statement

17 Jun 2026

RS406 203 REV A

Parameter Plan - Heights

17 Jun 2026

RS406 204 REV A

Parameter Plan - Density

REASON: In order to ensure compliance with the approved drawings.

            Phasing Plan

1. Development shall not commence on site until a Phasing Plan detailing the phasing of the development has been submitted to and approved in writing by the Local Planning Authority. The approved Phasing Plan may be amended before or after the commencement of development by submission to and approval in writing by the Local Planning Authority. Works shall be carried out in accordance with the approved Phasing Plan or an approved amended Phasing Plan.

REASON: To ensure suitable phasing of the development and in the interests of developing a sustainable community.

            Written Scheme of Investigation

1. The development shall proceed in accordance with the Written Scheme of Investigation prepared by Landgage Heritage (Project ref: PR0294 Issue 3, dated 19th May 2025) and submitted in support of this planning application. The development shall be carried out at all times in accordance with the approved scheme, or such other details as may be subsequently agreed in writing by the Local Planning Authority.

REASON: To ensure, in accordance with paragraph 218 of the National Planning Policy Framework (2024)  and Policy EN17 of the Teignbridge Local Plan 2020-2040, that an appropriate record is made of archaeological evidence that may be affected by the development.

            Post Investigation Assessment

1. No part of the development shall be occupied until (i) the post investigation assessment has been completed in accordance with the approved Written Scheme of Investigation and (ii) that the provision made for analysis, publication and dissemination of results, and archive deposition, has been confirmed in writing to, and approved by, the Local Planning Authority.

REASON: To comply with Paragraph 218 of the NPPF (2024), which requires the developer to record and advance understanding of the significance of heritage assets, and to ensure that the information gathered becomes publicly accessible.

            Waste Audit Statement

1. No development shall take place in relation to each Phase until a waste audit statement for waste arising from that phase has been submitted to and agreed in writing by the Local Planning Authority. The statement shall include all information outlined in the waste audit template provided in Devon County Council’s Waste Management and Infrastructure Supplementary Planning Document. The following points shall be addressed in the statement:

·           The amount of construction, demolition and excavation waste in tonnes, set out by the type of material.

·           Identify targets for the re-use, recycling and recovery for each waste type from during construction, demolition and excavation, along with the methodology for auditing this waste including a monitoring scheme and corrective measures if failure to meet targets occurs.

·           The details of the waste disposal methods likely to be used, including the name and location of the waste disposal site, and justification as to why this waste cannot be managed more sustainably.

The development shall be carried out in accordance with the approved statement.

REASON: To minimise the amount of waste produced and promote sustainable methods of waste management in accordance with Policy W4 of the Devon Waste Plan and the Waste Management and Infrastructure Supplementary Planning Document. This information is required pre-commencement to ensure that all waste material is dealt with in a sustainable way from the outset of the development including any groundworks, demolition, construction and operation.

            CEMP

1. No phase of demolition nor construction shall commence until a Construction Environmental Management Plan (CEMP) regarding the prevention of disturbance/nuisance caused by noise, vibration and dust to sensitive properties and the protection of habitats and species, has been submitted to and approved in writing by the LPA for that phase. The approved Plan shall be implemented on approval and complied with at all times. The approved Construction Environmental Management Plan (CEMP) may be reviewed and updated subject to approval by the Local Planning Authority.

The document should note the anticipated sources of noise, vibration and dust and the respective control measures that will be implemented to minimise any impact on nearby residents and the surrounding environment. The document should include, but not limited to, the following:

·                Timing of works (e.g nesting birds, bats etc)

·                Ecological supervision / tool box talks

·                the hours of demolition/construction works (including hours of site deliveries, parking of vehicles of site operatives and visitors);

·                loading and unloading of plant and machinery;

·                facilities for the storage of plant, machinery and materials used in the construction of the development, site office and workers facilities;

·                the erection and maintenance of security hoardings;

·                wheel washing facilities;

·                measures to control the emission of dust, dirt and water pollution during construction;

·                a scheme for the recycling/disposal of waste resulting from the demolition/construction works;

·                    The identification of particularly intrusive construction practices i.e. piling and the subsequent control measures that will be implemented

·                    The type of plant to be used

·                    Any required lighting

·                    An overview of the phasing of operations and the expected timescales for each aspect of construction

·                    The arrangements to be implemented for effective communication with the local community regarding forthcoming, potentially intrusive, works.

·                    The methodology to be followed in respect to the proposed noise monitoring regime. The document should identify the monitoring locations, the frequency of monitoring, the recording requirements, relevant trigger levels and the remedial action that would be taken should the trigger levels be exceeded.

REASON: In the interests of local amenity and the protection of habitats and protected species. Construction management details need to be agreed prior to works commencing as matters require oversight from that time.

            CMP

1. No phase of demolition nor construction shall commence until the Planning Authority shall have received and approved a Construction Management Plan (CMP) for that phase including:

(a) the timetable of the works;

(b) daily hours of construction;

(c) any road closure;

(d) hours during which delivery and construction traffic will travel to and from the site, with such vehicular movements being restricted to between 8:00am and 6:00pm Mondays to Fridays inc.; 9:00am to 1:00pm Saturdays, and no such vehicular movements taking place on Sundays and Bank/Public Holidays unless agreed by the planning Authority in advance;

(e) the number and sizes of vehicles visiting the site in connection with the development and the frequency of their visits;

(f) the compound/location where all building materials, finished or unfinished products, parts, crates, packing materials and waste will be stored during the demolition and construction phases;

(g) areas on-site where delivery vehicles and construction traffic will load or unload building materials, finished or unfinished products, parts, crates, packing materials and waste with confirmation that no construction traffic or delivery vehicles will park on the County highway for loading or unloading purposes, unless prior written agreement has been given by the Local Planning Authority;

(h) hours during which no construction traffic will be present at the site;

(i) the means of enclosure of the site during construction works; and

(j) details of proposals to promote car sharing amongst construction staff in order to limit construction staff vehicles parking off-site

(k) details of wheel washing facilities and obligations

(l) The proposed route of all construction traffic exceeding 7.5 tonnes.

(m) Details of the amount and location of construction worker parking.

(n) Photographic evidence of the condition of adjacent public highway prior to commencement of any work.

REASON: In the interests of local amenity and highway safety. Construction management details need to be agreed prior to works commencing as matters require oversight from that time.

            External Lighting Scheme

1. Each phase of the development shall be carried out in strict accordance with an External Lighting Scheme, including an implementation programme, which shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of that phase. This shall cover both the construction phases and the operational phases of the development. The scheme shall provide details of how light levels withing 5m of boundary hedges shall be maintained at or below 0.5lux and that external lighting shall have a colour temperature of 2,700 Kelvin or less. Once approved the development shall be delivered in strict accordance with the Lighting Scheme.

REASON: For the benefit of SAC bats and other light-averse wildlife in addition to limiting light pollution and protecting local amenity. Construction lighting details need to be agreed prior to works commencing as matters require oversight from that time.

            LEMP

1. Prior to commencement of each phase, including site clearance, a Landscape and Ecological Management Plan (LEMP) shall be submitted to and approved in writing by the Local Planning Authority. The plan shall provide details of landscaping, habitat creation, enhancement and ongoing management including delivery of Biodiversity Net Gain in line with the BNG details provided in the submitted Statutory Biodiversity Metric and Draft Biodiversity Gain Plan (by GE Consulting, dated 29 September 2025), including:

•Trees, hedges and other vegetation to be retained;

•Tree and Hedge Root Protection Zones to be established before commencement, including site clearance. The fencing shall be in accordance with Figure 2 of BS  5837 2012. The fences shall be retained until all development has been completed;

•Bat boxes, bird boxes and bee bricks to be installed, at a rate of one of each per house, with details of make and design, location, aspect and height above ground, and that there shall be no light spill on or near the boxes;

•Landscape planting schedules for the new trees, hedges and scrub including

species mix, spacing, tree guards, mulching, planting and any staking details. Hedging to consist of a mix of 7+native tree and shrub species;

•Management of trees, scrub and hedges during the establishment period including watering, weeding, any pruning, replacement of dead plants and removal of guards, stakes and mulch mats once plants are established, after 3-5 years including how features will be managed for the benefit of Cirl Buntings.

•Landscape planting schedules for wildflower grassland to be created/enhanced, including sowing with a specified wildflower and grasses mix, sowing rate, timing and mowing regime during establishment;

•Ongoing management regimes for trees, hedges and wildflower grassland to

  maximise wildlife value;

•Mapped location of the proposed habitat creation/enhancement and planting.

Once approved, the development shall not be carried out otherwise than in strict accordance with the approved LEMP details. While BNG habitats need to be maintained for 30 years, these habitats will form part of the public open space which must be managed for the lifetime of the development. The habitats must therefore be managed for which is the longer. The approved habitat creation shall be undertaken prior to first occupancy.

REASON: To deliver and maintain soft landscaping for the lifetime of the development and Biodiversity Net Gain for a minimum of 30 years.

BNG Biodiversity Gain Plan

1. The development hereby permitted shall be carried out strictly in accordance with the approved LEMP and the Biodiversity Gain Plan approved under the General Condition relating to Biodiversity Gain.

REASON: To ensure the development delivers biodiversity net gain in accordance with Schedule 7A of the Town and Country Planning Act 1990.

Habitat Management and Monitoring Plan

1. The development shall not commence until a Habitat Management and Monitoring Plan (the HMMP) has been submitted to and approved in writing by the local planning authority. The HMMP shall be prepared in accordance with the approved Biodiversity Gain Plan and shall include:

(a) A non-technical summary;

(b) The roles and responsibilities of the people or organisation(s) delivering the HMMP;

(c) The planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan;

(d) The management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30-years from the completion of development; and

(e) The monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority.

Works shall proceed in accordance with the approved details or in accordance with a revised HMMP which shall have first been submitted to and approved in writing by the local planning authority. The habitat creation and enhancement works as set out in the approved HMMP or approved revised HMMP shall be maintained for a period of 30-years.

REASON: To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990, and policy EN10 ‘Biodiversity and Geodiversity’ of the Teignbridge Local Plan 2020-2040. The HMMP is required to be approved prior to the commencement of development to ensure that the actions needed to create and enhance habitat onsite as well as maintain it for 30 years from the completion of development have been appropriately secured. 

Works to proceed in accordance with Ecological Report

1. The works, including vegetation clearance, shall proceed in strict accordance with the precautions, measures and enhancements described in the Ecological Impact Assessment (by GE Consulting, dated 9 July 2026), subject to any variation required by Natural England under any licence issued.

REASON: For the benefit of legally protected species and to provide biodiversity enhancements.

            Timing of Works

1. Works shall commence at least 30 minutes after sunrise and cease at least 30 minutes before sunset each day during the active season of bats (i.e., from April to October inclusive). No lighting shall be left on over-night during the construction phase.

REASON: To permit continued use of the site by light-averse bats.

            Carbon Reduction Plan

1. Any reserved matters application for a phase of development that includes dwellings shall be supported by a detailed Carbon Reduction Plan. The Plan should set out clearly how the policy requirements of policies CC1, CC2, CC3 and CC4 of the Teignbridge Local Plan 2020-2040 shall be met. The development within that phase shall thereafter be carried out in accordance with the approved details.

REASON: To minimise CO² emissions both during construction and over the lifetime of the development.

            Surface Water Drainage Scheme

1. No Reserved Matters application for any phase of development shall be submitted until a Site-Wide Surface Water Drainage Strategy has been submitted to and approved in writing by the Local Planning Authority. The strategy shall be based on the approved Flood Risk Assessment (RS406-FRA Rev D dated 17 December 2025) and shall include:

(a) a site-wide drainage strategy demonstrating how surface water runoff from the completed development will be managed;

(b) confirmation of discharge rates and volumes, including restriction of runoff to greenfield equivalent rates;

(c) allowance for the 1 in 100 year rainfall event including an appropriate climate change allowance;

(d) details of exceedance flow routes and measures to ensure that flooding will not occur to buildings, adjacent land or the public highway;

(e) details of surface water quality treatment measures;

(f) a phasing plan showing how drainage infrastructure is to be provided in relation to each phase of development;

(g) arrangements for the future adoption, management, maintenance and funding of the drainage system for the lifetime of the development.

Thereafter, no development shall commence within any phase until detailed surface water drainage designs for that phase, consistent with the approved Site-Wide Surface Water Drainage Strategy, have been submitted to and approved in writing by the Local Planning Authority.

The approved drainage infrastructure for each phase shall be completed and operational prior to the first occupation of any dwelling within that phase and shall thereafter be retained, managed and maintained in accordance with the approved details.

The development shall be carried out only in accordance with the approved drainage strategy and approved phase-specific drainage details.

REASON: To ensure satisfactory management of surface water, prevent increased flood risk on-site and elsewhere, secure a coordinated drainage solution across the development, and ensure that occupation of each phase is supported by operational drainage infrastructure, in accordance with Policy EN6 of the Teignbridge Local Plan 2020-2040 and the National Planning Policy Framework.

            Unsuspected Land Contamination

1. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for an investigation and risk assessment and, where necessary, a remediation strategy and verification plan detailing how this contamination shall be dealt with.

Development shall not thereafter proceed unless in strict accordance with the measures identified in the approved remediation strategy and verification plan. Prior to occupation of any part of the development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the Local Planning Authority.

REASON:  To ensure that any unexpected contamination that is uncovered during remediation or other site works which may have migrated into the application site is dealt with appropriately.

            Proposed access and roads

1. The proposed estate road, cycleways, footways, footpaths, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, road maintenance/vehicle overhang margins, embankments, visibility splays, accesses, car parking and street furniture shall be constructed and laid out in accordance with details to be approved by the Local Planning Authority in writing before their construction begins, For this purpose, plans and sections indicating, as appropriate, the design, layout, levels, gradients, materials and method of construction shall be submitted to the Local Planning Authority.

REASON: To ensure that adequate information is available for the proper

consideration of the detailed proposals.

            Off-site highway works

1. No occupation shall take place on site until the off-site highway works as shown on drawing no. 1940/05 have been constructed and made available for use.

REASON: To safeguard pedestrians walking towards the school and local amenities.

            Tree protection

1. No materials shall be brought onto the site or any phase of development commenced, until the developer has erected tree protective fencing around all trees or shrubs to be retained, in accordance with a plan that shall previously have been submitted to and approved in writing by the Local Planning Authority based on the scheme of retention shown in approved plan Ref: 2503-TRP-MU Tree Retention Plan received by the Local Planning Authority on 10 November 2025 as part of the Arboricultural Impact Assessment prepared by ge Consulting. The fencing shall be in accordance with Figure 2 of BS 5837 2012 (or any subsequent revision or replacement of this Standard). The developer shall maintain such fences to the satisfaction of the Local Planning Authority until all development the subject of this permission is completed. The level of the land within the fenced areas shall not be altered without the prior written consent of the Local Planning Authority. No materials shall be stored within the fenced area, nor shall trenches for service runs or any other excavations take place within the fenced area except by written permission of the Local Planning Authority.

No trees, shrubs or hedges within the site which are shown as being retained on the approved plans shall be felled, uprooted, wilfully damaged or destroyed, cut back in any way or removed without the prior written consent of the Local Planning Authority. Any trees, shrubs or hedges removed without such consent, or which die or become severely damaged or seriously diseased with five years from the completion of the development hereby permitted shall be replaced with trees, shrubs or hedge plants of similar size and species.

REASON:  To protect trees in the interests of visual amenity and environmental quality of the locality. These measures must be in place prior to commencement as damaged could be incurred at any point of the development process.

            LEAP

1. The first reserved matters application shall be accompanied by full details for the provision of a Local Equipped Area for Play (LEAP) of a minimum size of 400 square metres. Details shall include design, layout, surface treatment, play equipment, enclosure, management and maintenance, details for the timing of delivery on site and any associated infrastructure. The LEAP shall be constructed in accordance with the approved details and managed and maintained in perpetuity in accordance with the approved details.

REASON: To ensure the LEAP is of appropriate quality, safely designed and fit for purpose and delivered in a timely manner.

            Public Open Space and Green Infrastructure

1. The first reserved matters application shall be accompanied by full details of the provision of public open space and green infrastructure in accordance with the approved Parameter Plan ref: RS406 202 Revision A received by the Local Planning Authority on 17 June 2026. Provision shall include a formal LEAP, informal amenity green space, pedestrian and cycle connections through green corridors. Details shall include a timetable for delivery, management and maintenance.

REASON: To ensure the provision of quality and well laid out open space and green infrastructure to the benefit of the amenity of local residents.