How big will Sherford be?
The Devon Structure Plan has required that Sherford provides for at least 4,000 homes with associated employment land and a range of community and other associated facilities by 2016, and be capable of accommodating further development beyond 2016. However, the emerging South West Regional Spatial Strategy (now at Submission stage) now extends the time horizon and introduces the longer term requirement for 5,500 dwellings at Sherford by 2026.
What is the future timetable for development?
We expect a planning application to be submitted to the Council in the autumn of 2006, with a decision being issued after the adoption of the Sherford Area Action Plan (AAP) in May / June 07. This could in turn allow the development of 4,000 dwellings by 2016 and approximately 5,500 dwellings at Sherford by about 2020.
When can I reserve a house?
It is expected that development of the first phase of houses (approximately 300 homes in year 1 rising to a completion rate of 500 homes per year by 2011) will commence in 2008 and will be completed for sale in 2009. A website is being developed which will allow you to monitor the progress of development on site, take a virtual tour of domestic and commercial properties, and reserve plots.
Are there going to be any affordable houses to buy?
In order to meet local needs and to ensure a balanced community a target of 50% of affordable housing is required. This means that approximately 2,000 affordable homes will be required by 2016, of which about 15% (600 homes) should be social rented and about 35% (1400 homes) should be intermediate affordable - including homes at prices or rents above those of social housing cost but below market prices or rents. This will include shared equity properties and locally targeted market housing
What leisure facilities are planned for Sherford?
Sports, recreation and leisure facilities are essential to any community and are fundamental to Sherford. As part of the planning application it will be a requirement for the developers to submit a ‘Public Space, Sport and Recreation Strategy’ which should be based on the National Playing Fields Association (NPFA) standards and the Council’s guidance. This will ensure the provision of all necessary public space, sport and recreation facilities (both indoor and outdoor) for all age groups and abilities. Provision should include at least the following;
- 19.5 ha of pitch provision for rugby, football, cricket, together with an all weather floodlit pitch, a 400m running track and associated changing and parking facilities.
- Court provision for tennis / netball / 5 a-side / basketball, bowling green and associated changing and parking facilities.
- Indoor provision for: a sports centre including a 4 court hall with changing and parking facilities and associated gym and health facilities; dual use court provision with changing facilities within each primary school; provision of (or proportional contributions towards) a swimming pool.
- Informal and formal space for:
- quality open space
- at least 200 ha of community park
- accessible semi natural greenspaces
- a network for high quality local areas for play
- locally equipped areas for play
- neighbourhood equipped areas for play
- skatepark
- a network of greenways
Will there be anything at Sherford for young people?
Yes - Sherford has been designed to be a mixed community providing for the needs of all its residents, particularly young people. A Young Peoples Planning Day was held at Ivybridge Youth Centre on the 19th April 2006 where young people from the local communities were engaged in the planning, design and development of the Sherford New Community. The event produced some interesting ideas, particularly in relation to the Youth Centre (adjacent to the disused Sherford quarry – providing opportunities for adventure activities) and the type of facilities available in the community park. These will have a tangible impact on the masterplanning and strategy development for Sherford. Also see response to question 5.
What opportunities will exist for businesses in Sherford?
Sherford is designed to be a self-sufficient new community, therefore it will need sufficient new retail, services and employment accommodation to create economic vitality and viability as well as opportunities for new businesses to be created and sustained. The following economic land use mix is proposed for Sherford, the majority of which will be in small and medium sized premises:
- Retail and associated service uses = up to 16,800m² (180,000ft2)
- Commercial and employment space = up to 67,000m²(720,000 ft2)
A commercial website will be developed to market business premises and opportunities and provide information for businesses and links to business advice services. It is also hoped that the website will enable potential businesses to take ‘virtual tours’ of business properties.
What shops will there be at Sherford?
Within the town and neighbourhood centres self-sufficiency in terms of daily retail shopping activity is essential in order to minimise travel, maximise local identity and create walkable neighbourhoods. Opportunities for a variety of local shopping, services, restaurants, pubs etc will be provided to support the development of the community; these must also be easily accessible by pedestrians and cyclists.
Are there going to be any schools? How do I apply for places?
Sherford will require:
- a Secondary School, with associated sports facilities and playing fields
- 3 Primary Schools with pre-school facilities and associated sport facilities and playing fields
The schools will be built at appropriate sizes to cater for the needs of Sherford residents with the flexibility to respond to changing educational needs and requirements. It is important for the sustainability of Sherford that residents do not have to travel outside of the community to find schooling so priority will be given to residents of Sherford. Admission applications are considered in the year prior to the admission date, and contact details will be provided nearer the time.
Is there going to be a park and ride facility?
Yes, a large park and ride facility with at least 1,000 spaces (and capable of expansion to 2,000 spaces) will be located close to the A38 at Deep Lane junction. In order that the P&R Interchange can make changing mode a pleasant experience it will also be necessary for the site to provide additional facilities for users. These will include an interchange building with a sheltered waiting area and real-time bus information, toilet facilities, cycle parking, small retail outlets (appropriate to its function e.g. sandwich and newspaper sales) along with security and lighting. In addition associated services such as a café, car and cycle repairs, refuelling station, car wash and dry cleaners should all enhance the attractiveness of the Interchange for modal transfer.
The Devon Structure Plan 2001 also indicated the need for a park & ride facility on the A379. However, the Plymouth Eastern Corridor Study has concluded on closer examination that traffic levels are not significant enough to justify a park and ride facility on the A379 at this time. Accordingly this requirement is not being pursued although Plymouth City Council will maintain a long term aspiration for a park & ride site on the A379.
What changes are going to be made to the Deep Lane junction off the A38?
Improvements to Deep Lane junction on the A38 are required and will include public transport priority and safe and attractive pedestrian and cycle routes across the junction, together with appropriate connections to the Langage Strategic Employment Site. Detailed drawings of the improved junction will be submitted by the Developer to form part of the Planning Application. Improvements are also required to cope with normal traffic growth and the development of strategic employment sites at Langage. Appropriate improvements will be phased into the development of both sites as and when the different development proposals gain planning approval.
Will there be safe cycle paths?
Yes, opportunities to maximise alternative travel arrangements (e.g. walking, cycling and public transport) are integral to the design of Sherford. A strategic cycle route network is proposed, to link the National Cycle Networks north, west and south of Sherford, as are safe cycle routes throughout the new community and through the community park.
What options will there be for travelling from Sherford into Plymouth? Will there be a tram?
Appropriate road connections to the A38 and A379 are required from the outset of development to achieve the provision of a High Quality High Capacity Public Transport Service (HQPT) linking through Sherford to destinations in Plymouth, in particular the city centre, Derriford and to Langage. A phased delivery of the HQPT from the commencement of development will be crucial to encourage sustainable travel patterns from the start of the new community. This service will not use a tram in the foreseeable future.
Will there be any parks and open spaces?
Yes, a substantial area of Community Park (approximately 200 ha) is proposed on the southern and eastern edge of Sherford and will offer the opportunity for a wide variety of active and passive recreational activities, while providing a wide range of habitats for wildlife conservation. The Community Park will be connected to Sherford and beyond via green and wildlife corridors that run through the development, along the northern boundary of Elburton and around the outer limits of Sherford. Also see response to Q5.
What steps are being taken to protect the existing wildlife at Sherford?
As part of the planning application process an Environmental Impact Assessment (EIA) has to be undertaken by the developer, its findings will be presented in an Environmental Statement. EIA is a procedure for ensuring that the likely effects of new development on the environment are fully understood and what mitigation measures should be taken. This is all taken into account during the consideration and determination of the planning application. Part of the EIA specifically addresses ‘ecology and nature conservation’. The Council also requires that the Developers submit a ‘Landscape, Biodiversity and Cultural Heritage Strategy’ which must demonstrate how biodiversity is conserved and enhanced wherever possible.
What opportunities will there be for ‘green’ activities, recycling, renewable energy?
Sherford is designed to be environmentally sustainable through the minimisation of non-renewable resource usage; energy and water conservation; maximising the utilisation of renewable resources (including energy); and minimisation of waste and pollution.
Sherford must eventually deliver a high proportion (a minimum of 50%) of its overall energy requirement from renewable energy sources. This target is made easier to reach as demand for energy is reduced through the construction of more energy efficient buildings. The aim over time should be (as renewable technologies develop) to achieve a higher proportion of Sherford’s energy requirements produced from on-site renewable sources. This will be monitored as the development progresses and managed through regular reviews of the Design Codes and Legal Agreements.
South Hams District Council is already working to maximise the proportion of domestic waste that is recycled and composted within the district. Waste collection for the community at Sherford will be included as part of the regular South Hams collection service. Local recycling collection points will be available as the community develops. South Hams District Council will also provide a commercial waste collection for the businesses at Sherford, which will form part of the current service. Opportunities for commercial waste recycling are currently being developed as part of the South Hams Waste Management Strategy and will be available in Sherford.
South Hams District Council need to ensure that properties developed within Sherford are planned and designed with storage for the waste separation and collection services provided. This will ensure that the property owner has sufficient capacity to separate and manage their waste at their property.
What religious buildings are going to be included at Sherford?
Yes, a site for at least one dedicated place of worship has been identified within the Town Centre Neighbourhood following discussions with Church’s Together in Devon. At this stage, other major religions have not come forward asking for sites for buildings at Sherford, but they may wish to do so in the future and therefore this flexibility will be built-in to the designs for Sherford. It is important that Sherford seeks to be inclusive and flexible in terms of catering for all religious denominations.
What consideration is being given to neighbouring communities? How will they be insulated from changes and interference?
One of the strategic objectives for Sherford is, ‘To create and sustain a high quality of community life within Sherford whilst maintaining the quality of community life in neighbouring communities.’ Issues such as noise, air quality and traffic will be addressed within the Environmental Impact Assessment. In addition the Transport Assessment will identify which measures are needed in order to minimise the impact of vehicular traffic on the local highway network and the surrounding communities along Sherford Road and Haye Road (Elburton), Red Lion Hill (Brixton) and Plympton Hill (Plympton St Maurice. Careful design of the network hierarchy and appropriate mitigation measures will be used to minimise the impact on these communities. Improvements to the Deep Lane and Stanborough Cross junction will enhance the strategic network and minimise the impact on the local road network.
It is recognised that during construction there may also be impacts on neighbouring communities. A Construction Environmental Management Plan will also be prepared to minimise effects of construction on the new community residents and neighbouring communities.
These matters will be controlled through conditions on any planning approval.
Who is responsible for the development and building the homes?
The new community is required for the Plymouth Sub-region as part of the development strategy for the south west of England in the latest Regional Spatial Strategy South West Local Government Association The site is identified in the Development Plan through the Sherford Area Action Plan prepared by South Hams District Council. The site is being promoted by the master developers, Red Tree (2004) LLP. It is possible that a wide range of developers will be involved in actually building the homes and all the other elements of a sustainable mixed use community. The development will all be in accordance with Design Codes.
Where is the best place to get up to date information on the developments and progress?
The Council’s website Sherford Develpment provides a wealth of useful information, including the Sherford Town Plan, the Sherford Area Action Plan and opportunities for you to comment on the emerging Submission Version of the AAP. In addition to this, the Council and the Developers plan a phased approach to online services in conjunction with the development of Sherford. These will include:
- a ‘commercial website’ will be provided by the developers. It will be used as a marketing tool, be fully interactive, help to establish citizens and business stakeholders and enable virtual visits to domestic and commercial properties.
- a ‘community website’ will be the focal point for all community activity in Sherford and will also act as the market place for businesses located at Sherford. It will ultimately be owned and run by a Community Trust.
Is there going to be a public exhibition of the development - where and when will it be?
Public engagement and involvement has formed an integral part of developing the Sherford Vision. Numerous exhibitions, public meetings and consultation have already taken place. When the Sherford Area Action Plan is submitted (end of June 06) there will be a 6 week consultation period. There will also be a public consultation period on the planning application when it is received by South Hams District Council (likely to be in Sept/Oct 2006).
Keep an eye on the press and the websites for up to date information.
For more detail see the Sherford Area Action Plan which can be viewed on
the Councils website: Sherford Development |
