Burrington Estates are at the forefront of high quality, new residential and commercial development in the West Country. They have established a reputation for building high-quality, design-led new homes. Beautiful properties that people aspire to live in. Winslade Park is clearly no exception and the wonderful parkland setting offers a fantastic opportunity to deliver the Burrington Estates aspirations for enduring communities and a superb environment to live, work and play.
Burrington Estates achieved unanimous support at East Devon District Council planning committee in December 2020 for the refurbishment of 21,131sqm of existing commercial floorspace, 2364sqm of leisure space, an extension to Brook House providing ancillary commercial floorspace together with site wide landscaping and engineering works together with the erection of up to 94 new homes (Planning ref – 20/1001/MOUT)
Works on the commercial elements, including the iconic Grade II* Manor have been progressing at pace and attention is focused on the extensive refurbishment of the leisure facility, to provide an exceptional on site gym, swimming pool, café and health facilities. The wider parkland and outdoor recreational facilities are also a focus of attention to deliver a wonderful environment for residents and workers, together with the first class sports pitches and tennis courts for local clubs and schools to make best use of.
In addition to this, our in house design team and the excellent Clifton Emery architects have been busy refining the proposals for the delivery of the new homes within the parkland setting. These proposals are currently the subject of two separate reserved matters applications (21/2217/MRES and 21/2227/MRES), which are with East Devon District Council for determination.
Zone A revision and update (March 2022)
In light of the consultation responses received on the original details submitted for the houses within Zone A of Winslade Park (reference: 21/2235/MRES) and further to our continued liaison and meetings with officers of the Local Planning Authority, the design team have made a number of changes, and these are currently with East Devon DC for consideration.
The revisions made have responded to the comments received and further reduce impacts. Significantly, the levels and road design have been reviewed across the site to enable an improved relationship for the plots along on the eastern and northern boundaries. The below bullets summarise the key changes made:
Specifically, in response to concerns about the relationship of the proposed development to neighbouring properties to the north and east:
- The highest junction within the northern part of the site has been lowered by 700mm and all the properties surrounding have be lowered accordingly.
- Plots 17-20 have been handed and their garages made detached.
- Plots 8-15 on the Eastern Boundary have been lowered by an average of 500mm.
- Plots on the Eastern boundary have been lowered by 900-1700mm, the retaining feature to the rear boundary of these properties has also been removed.
Specifically, in response to tree officer and landscape officer comments:
- Plots 1 - 5 layout design amended. Plot 1 has moved 2m to the east, away from existing trees. Plot 4 has been removed to enable these plots to improve their relationship with existing trees. Scheme now includes 38 residential units.
- Attenuation feature size and footpath shape amended to increase distance to the existing trees and respond to comments received from tree and landscape officer.
Other general changes made in response to overall comments and as a result of scheme refinement include:
- Plots 25-30 moved 1m away from western boundary.
- Coach Houses/double garages from Plots 33-38 handed and moved 1.5m away from western boundary.
- New maintenance access to the landscape and ecology buffer area.
- Footpath into the parkland from within the eastern end of the site slightly moved (by approximately 5m).
- The gate house and associated gates have been removed and are to be subject of a separate application.
As a result of the changes, the application now details the provision of 38 houses rather than 39 houses. We have also prepared further information to form part of the application in response to requests received through consultation responses.
The details of the proposed development for approval and sections provided show that the degrees of separation and level changes between proposed and existing properties will not result in unacceptable adverse impacts to the privacy and amenity of the existing housing to the north and east of the site as a result of overlooking.
In terms of the concern raised in these responses about the design being overbearing and out of character, it is acknowledged that the dwellings are of a different design to the housing in the local area, however, they are not so different that they will adversely impact the character and appearance of the area and cannot be accepted. There is a broad mix of property types and styles across Clyst St Mary and the wider local area, and the site is not within a designated area such as a residential area of exceptional character or conservation area, where one might expect to see new development largely reflecting and replicating existing housing design and appearance. The design of the housing submitted for approval is bespoke and of a high quality, which responds appropriately to the local context and the wider Winslade Park estate. It would not be appropriate or preferable for the housing to be identical to or replicate existing housing in the immediate area in our view.
With regard to the overbearing comment, whilst the properties along the northern and eastern boundaries are not single storey properties, they are 1½ storeys and no greater in height than existing two storey housing in the immediate area. This coupled with the degrees of separation between proposed and existing and the reduced levels (as referred to above), plus the landscape and ecology buffer (which includes enhancement planting), ensure that there is no overbearingness of concern. It is for these reasons that the housing proposed along the northern boundaries is considered acceptable.
All the necessary plans, drawings and reports have been updated to reflect this and are now available to view on the application page on the Council website alongside the further information produced. Please visit the following web address and input the application reference 21/2235/MRES to view - planning.eastdevon.gov.uk
Zone D revision and update (January 2022)
Following the consultation responses received on the original details submitted for the apartments within Zone D of Winslade Park (reference: 21/2217/MRES) and further to our continued liaison and meetings with officers of the Local Planning Authority, the design team have made a number of changes, and these are currently with East Devon DC for consideration.
The revisions made have changed the position and design of the access road and associated car parking that is proposed along the northern extent of the development. This has been done to further minimise impacts associated with the development.
Specifically, the access road and parking has been moved further to the south and redesigned so that the encroachment into the woodland that lies between the proposed development and the northern boundary of the site is a substantially reduced. The encroachment has been reduced from approximately 500 square metres to 130 square metres, a reduction of 74%.
There was already an extensive area of the woodland being retained but this change enables even more trees to be retained, thereby ensuring that a strong barrier between the proposed development and existing properties to the north along Clyst Valley Road is maintained.
Additionally, we have made some minor changes and collated further information to form part of the application in response to specific requests and comments received from the consultation on the original submission. The below bullets summarise this:
- Response to the landscape officer comments and amended landscaping details.
- Response to the Police Architectural Liaison Officer comments to clarify the arrangements that are to be put in place.
- Detailed section drawing across the development from Winslade Manor to Clyst Valley Road to further demonstrate the appropriate relationship the proposed development will have with existing buildings and its surroundings.
A meeting was held with EDDC planning officers at the site (16 November 2021) to experience the views and intervisibility from the proposed apartments (particularly the top floor apartments) towards existing properties on Clyst Valley Road and Winslade Manor. A cherry picker was used to reach the proposed floor levels, and this proved to be a very useful exercise that provided a greater understanding of these relationships and demonstrated that the degree of separation and intervisibility between the proposed and existing was acceptable.
In terms of the concerns raised about the design being overbearing and out of character, it is acknowledged that the apartment buildings are different to the housing in the local area. However, the design is still of a high quality appearance that responds appropriately to the character of the existing buildings within Winslade Park, particularly the Manor and Winslade House. The design and appearance of the buildings has been arrived at through the comprehensive pre-application engagement with both EDDC and Historic England, which included two pre-application meetings with Historic England to consider, discuss and agree on the design approach, and during which there were changes made to the design.
Furthermore, the design approach taken to re-orientate, break down in to three buildings and increase the height of the apartment buildings in part does produce a built form that is of a reduced bulk and mass to that which was being achieved through the scheme at the outline stage. It also results in less built form fronting the existing properties to the north on Clyst Valley Road and the manor, which is also of benefit.
All the necessary plans, drawings and reports have been updated to reflect this and are now available to view on the application page on the Council website alongside the further information produced. Please visit the following web address and input the application reference 21/2217/MRES to view - planning.eastdevon.gov.uk
New homes are set to be delivered in the areas known as Zone A and Zone D (SEE SITE PLAN).
Zone A (Parkland Housing) is located towards the entrance to Winslade Park off Winslade Park Avenue and close to the junction with the Exmouth Road and Clyst Valley AFC. The former agricultural land provides an excellent opportunity to deliver a gateway development to Winslade Park. The parcel of land also benefits from excellent connectivity to the existing village at Clyst St Mary providing easy access for new residents to the local amenities and recreational facilities on offer. Aside from this, the land relates well to surrounding built form, with existing residential development at the northern and eastern boundaries. We see Zone A as a fabulous opportunity to delivery luxury new homes for Clyst St Mary.
Zone D (Woodland Apartments) is positioned at the heart of the site, close to Winslade Manor and within an existing area of car parking. The large extent of hardstanding and dense tree lined boundary offers a superb opportunity to provide a selection of unique new homes in this wonderful setting and with key views towards the wider parkland and the Georgian Manor.
In Zone A (Parkland Housing) it is proposed to deliver a selection of 39 detached and semi-detached new homes with spacious gardens and off-street parking and/or garages. The new homes will have direct pedestrian access to the wider parkland via a tree lined corridor. New homes along the existing developed boundaries are designed as 1½ storey properties. The homes will be a mix of 3/4/5 beds providing additional family housing to Clyst St Mary in an accessible position with green and spacious plots.
In Zone D (Woodland Apartments) it is proposed to develop a selection of unique apartments across three mansion blocks, comprising a total of 40 apartments of either 1, 2 or 3 bedrooms. The blocks are designed in a traditional form to sit sympathetically alongside the original Manor House and shielded by the dense tree line boundary to the north. The mass of the blocks is broken into three distinct ‘mansions’ to respect the distinct setting of the bold Manor at the heart of Winslade Park. Our designers have worked extremely carefully here to present a scheme that does not compete or cause significant harm to the Grade II* Manor. The new apartments in Zone D (Woodland Apartments) will therefore seek to enhance the organic growth and development of the park and new residents in this location will benefit from the unique living environment.
The following link takes you to a presentation given to immediate neighbours and Parish Councillors, which contains a complete overview and details on the work done in preparing the detailed proposals for the two site
We remain committed to delivering an exciting collection of new homes at Winslade Park for the benefit of new and existing residents in Clyst St Mary. We also remain transparent and available to answer any queries, please do get in touch at firstname.lastname@example.org or by telephone on 01392 581150 to contact our Planners at Avalon Planning & Heritage in Exeter.
For more details about Burrington Estates, please visit – burringtonestates.com. For more details about the wider developments at Winslade Park, please visit – winsladepark.com and to explore the work of our architects, please visit – cliftonemerydesign.co.uk