FAQs
We’ve received a wide variety of questions as part of the ongoing consultation process, and so we thought it would be useful to share these and the answers to them for all to see.
If you have any other questions, please don’t hesitate to contact us on 0800 689 5209 or at info@landatecc.co.uk.
General
The Public Open Space will be identified and protected within the legal Section 106 agreement which will accompany any planning permission.
Should it be applicable, we will follow due legal process and remedies.
There are no plans for any further expansions or phases.
We are proposing to build 115 homes with allocated parking, on the unused area to the south of the school. All the homes will be affordable, with homes set aside for Military Veterans and key workers.
We are also introducing a dedicated area of public open space, with areas of play and footpaths through the site to improve connectivity for the local community – especially to Eggbuckland Vale Primary School.
You can see our proposed site plan, contained within the exhibition banners and available as a download from the website.
The College’s buildings and facilities are over 40 years old, with the cost of continually repairing them excessive and increasing. The sporting facilities are particularly in need of substantial improvement, replacement, and repair.
The sale of their surplus land will help fund significant improvements to the College, including a new Multi-Use Games Area (MUGA) in the north of the site and the refurbishment of the Tennis Courts, Triple Courts, and Science Block.
Following a comprehensive survey with the students, it was determined that this approach was the most suitable way of securing funds and delivering these improvements which will also benefit the local and wider community.
The proposed site lies north of Rigdale Close, Langmore Close, Chilton Close, Billington Close and Speedwell Crescent. It is to the west of Doidges Farm Close and to the south of land also in the ownership of Eggbuckland Community College.
Transport & Access
Yes, we are proposing that the site will be accessed from a new road off the existing access to the College, from Westcott Close.
We understand that there are concerns regarding the single point of access. However, our highways consultants are satisfied that these can be overcome with traffic calming measures and an intelligent road design, giving a secure and gated access and egress for the College.
As part of the planning process, expert Highways Engineers will survey the road network around the site and assess if the current roads will be capable of taking the additional traffic and if any improvements may be required.
This assessment, along with any additional plans, will be submitted as part of our planning application to the Council and will be independently validated by the Council’s Highways department.
There are no existing rights of way on the site. Our plan is to open up around 42% of the site as public open space, allowing legal access onto and through the site through a variety of accesses. This will open the site up for the community legally, in perpetuity.
This is currently being reviewed, but there are a series of pedestrian accesses currently proposed along the southern boundary, and in the north east of the site. Following feedback from residents on the southern boundary of the site, we are currently reviewing the number of pedestrian links here.
We will be using, wherever possible, existing gaps in the Devon Bank.
We are planning to provide a total of 179 car parking spaces: 6 Community Pitch spaces (50% Electric Vehicle Charging), 4 Car Club Spaces (100% Electric Vehicle Charging) and 169 allocated parking spaces for the proposed new homes.
There will be no allocated on street parking for residents. There will be four electric car club spaces.
In line with the site's sustainable credentials, the range of sizes of home (with a significant number of 1 and 2 bedroom properties) and an overall move to non-car methods of travel, we feel level of parking provided on site is appropriate and sustainable.
We believe that the level of parking we have provided, alongside the car club, electric cycle charging stations, footpath and cycle links and the nearby buses will be sufficient to keep the parking to the site itself. Evidence supports that we will providing adequate on-site parking.
As part of the Planning Application, a full Transport Assessment will be carried out which will look into the level of parking on site, as well as other issues, and will be independently assessed by Plymouth City Council Highways Department for this and other issues.
The road widths and off street parking will be sufficient to ensure that residents and visitors do not need to park on pavements.
The pavements on the approach to the College will be improved on Westcott Close to enable safe entry for the pupils.
Paths will be formalised through the existing woodland, encouraging pedestrians to refrain from walking through the woodland itself, and as such potentially damaging existing flora and fauna.
As part of the planning application and pre-application, we are in discussion with Plymouth City Council Highways. Currently, there are no plans for traffic lights to be installed.
The plan is to retain the existing metal frame fence where possible and ensuring a secure boundary is made around the site.
There will be a significant area of public open space on the site, in which we're currently proposing a new informal grass pitch and community orchard, to benefit the entire community.
We are currently proposing a pedestrian access in the South East of the site, by which pedestrians can then travel to Frogmore Field.
As with all planning applications, the Highways Department at the council will be consulted as part of the process. If we come to an agreement that highways improvements are required, then these would be funded as part of the development. Ongoing highways costs to this development, as with all similar residential developments across the city, are undertaken by the council.
Any improvements to the highways infrastructure will be reached following the submission of the planning application, in discussion with Plymouth City Council Highways department.
The College are aware of the busy periods in the day as a result of students arriving and leaving school. As such, they are keen to move the pick up and drop off area within the new proposed college gates / campus as a part of the plans. There are no plans for any additional parking as part of the plans.
Yes. The roads in the site will be brought to an adoptable standard, and if adopted by Plymouth City Council then they would be held to the same standard as other public highways, and therefore commercial vehicles would be able to park on them.
The main roads in the site will be to adoptable standard, meaning they have to be suitable for both refuse vehicles and emergency vehicles. Our highways consultants have looked at "vehicle tracking" as part of the access road design.
We are not proposing to allow bus access to the residential area of the site.
This is not a matter the project team can answer. Decisions about bus provision will be made by PCC/Plymouth City Bus.
Environment, sustainability & ecology
We are committed to delivering quality placemaking and a sustainable neighbourhood whilst keeping in mind cost implications for those living in the homes.
Below are some of the steps we are taking to make this development cleaner, greener and more sustainable:
• Taking sustainability into account from the very early design stages and building the homes in an energy efficient way. The design of the homes will be focused on minimising energy demand and usage.
• Using renewable energy sources across the site, specifically air source heat pumps and photovoltaic panels.
• Allocated car parking to include electric vehicle charging points across the site with purpose-built cycle storage to promote sustainable travel.
• Making our neighbourhoods friendly to wildlife, by including a range of ecological enhancements, including bee bricks, native species planting, wildlife corridors, community orchard/allotments.
• Including a large area of green space as a key part of the site, to improve mental health, air quality and the appearance of the site/surrounding amenity, for use by the local community.
Ecological assessments are currently taking place and we will be looking to improve biodiversity within the development. We will enhance existing hedge boundaries and plant native trees and wildflower grasses, as well as including measures like bee bricks, bat boxes and bird houses as part of the residential element of the proposals. The ecology assessment will be part of our planning application and assessed by Plymouth City Council.
The homes will be well insulated, taking a "fabric first" approach to design, incorporating air source heat pumps and, where possible, solar panels and battery storage together with electric car charging points.
It is likely that a new substation will needed to be included in the final design. The location for this is still under consideration.
Very few trees are planned to be felled, with the vast majority being retained. Additional native species of trees will be planted throughout the development as part of the landscaping proposals.
Yes. As part of the landscaping of the development, we will include a range of trees and plants to encourage biodiversity.
It is not the plan to have Tree Protection Orders put onto the trees.
Protection will be provided as part of the arboricultural method statement. Trees and hedges will be fenced off during the course of the works.
The Public Open Space would be managed and maintained by the Housing Association which would own the site. The maintenance schedule will be finalised once the areas of open space are agreed and fully designed and covered under a LEMP (Landscape Environmental Management Plan).
The costs associated with maintenance would be met by the Housing Association and in part of the residents of the Shared Ownership homes. There will be no cost to local residents.
There are no plans to develop on the areas of woodland on the site. These will be protected as part of the area of open space, and we are working with an independent ecological consultant to ensure that species within them are protected.
An arboriculturalist has surveyed the trees and any damaged or diseased trees, such as some on site with Ash Dieback, will be removed. They will be replaced with native trees to encourage biodiversity.
The vast majority of trees on the site will remain, and there will be a net gain of trees on site. Some of the trees on the boundary of the site need managing, where they are potentially impacting on neighbouring properties.
The current areas of woodland will not be developed on as a part of the plans, and maintained to encourage biodiversity and act as wildlife corridors.
Any impact on wildlife is closely managed through consultation with Natural England. Our independent ecological consultant has already undertaken an ecological assessment and suggested mitigation.
We will be protecting the areas of woodland on site and adding several ecological measures to the new homes, including bird boxes, bat boxes, swift bricks, hedgehog corridors etc. The entire scheme will provide 10% biodiversity net gain.
Plymouth City Council operate a wheelie bin collection system together with separate recycling bins.
As part of the planning application, we have to produce a drainage strategy that will either improve or not worsen the current situation. Drainage tests have been taken on the site, and these are then used to design the drainage system on site. This will likely include attentuation tanks underground which will hold large amounts of rainfall and then release it slowly into the drainage system, to avoid flooding.
This plan will be scrutinised and approved by the local flood authority and South West Water.
Homes & residents
Yes – there is a significant housing need in Plymouth with approximately 10,000 individuals and families on the housing waiting list. The site would be 100% affordable homes, with 60% affordable rent and 40% shared ownership. These affordable homes will go some way to meeting that need in Eggbuckland and across the city.
Affordable housing is rental and partial-ownership housing, normally provided through a Registered Provider/Housing Association (RP). The College and Spinnaker Land will partner with an experienced, local RP to manage and own these new affordable homes.
The development will be split as 60% Affordable Rent and 40% Shared Ownership with a proportion dedicated to the housing of Military Veterans and key workers.
The affordable homes for rent will be provided by a Housing Association and the new residents need to be registered on Devon Home Choice to be considered. The residents would be housed in discussion between the Housing Association and Plymouth City Council Housing department. Rentals will be capped at 80% open market value.
There will be a priority preference for military veterans and key workers.
If you would like to be considered for one of the affordable rent homes, you must be registered with Devon Home Choice:www.devonhomechoice.com
For information on how to own a shared ownership home, visit the Help to Buy South website: www.helptobuyagent3.org.uk
We are proposing a mixture of home types, with mostly two and three bedroom homes but including one and four bedroom homes as well.
Yes - 20% of the homes will be provided as accessible homes.
The land is owned by the Westcountry Schools Trust, the owner of Eggbuckland Community College.
The land would be sold to a housing association, yet to be agreed.
This is not a material planning consideration and so is not considered as part of the application.
An experienced Housing Association would manage the rented homes, with contracts for tenants setting out terms and conditions of rental. As this has not yet been finalised, any terms and conditions of rental are not yet final.
Whilst technically the housing association would be able to sell their stock of the affordable homes, they would be very unlikely to do so, as their reason for existence is to provide affordable housing, and if they did so the housing would itself have to remain affordable, as it would be legally required within the Section 106 agreement.
The housing association would work closely with Devon Home Choice, and the City Council, alongside veterans organisations, to ensure that they had a priority preference for the homes. This is a well used process, both in the City and across the country.
The agreed Housing Association would be the part owner of the Shared Ownership properties, alongside the residents who choose to buy a part share in one of the homes.
A housing association, as with many others across the country, is set up to provide affordable housing. The homes would be legally bound to be provided as Shared Ownership properties.
This would be written into the legal Section 106 agreement which would accompany the Planning Application, which would be binding in perpetuity.
As with any purchaser of any property or site, there is a risk. However, we are only looking at large, experienced and financially stable Housing Associations with a long track record of providing housing both in Plymouth and across the South West.
The College & students
The College have engaged with their staff, governors and pupils through newsletters and assemblies; the immediate response from all has been positive with particular excitement on the newly proposed and improved sporting facilities.
As part of various initiatives such as Build Better Now and Building Plymouth, Spinnaker Land, alongside the College, will provide an on-site, dedicated classroom so that students can take an active part in design and the monitoring of carbon and energy usage throughout the construction phase, together with on-site construction skills training.
Many of the College's buildings and facilities are 40 years old and are in signfiicant need of repair, refurbishment and replacement. This development would enable the refurbishment of the Science block and significantly improved sports facilities. This would benefit the education of our students hugely, and when surveyed this was their priority.
As these homes will be for those on the Devon Home Choice register, the majority of the residents will already be from within the local area. However, there is capacity within most of the local primary schools and we understand that the College itself would also be able to take on students.
There is no need to take any further green spaces to accommodate the needs of the college.
Subject to the granting of any planning consent, the College would begin refurbishment and building of the new facilities in the summer of 2024, and we believe this would take approximately 1 year.
We will work closely together to put in place a safeguarding plan, both during the construction and once the homes are occupied. Central to this will be our plan to move the gate and fence from its current position, to ensure that access and egress to the College is carefully controlled and monitored.
No, the Government does not provide matched funding.
The costs of the projects far exceed any other funding streams to be considered. We had to have funding that can be reinvested into projects which provides immediate earning potential so that we can be more sustainable financially.
For the amount of funding we require, this is the most viable option.
The College has historically been under funded as a maintained Plymouth school. Its acreage is far greater than the needs of the curriculum needs and students numbers. That coupled with the limited funding necessitated the College to historically focus its funding on the students’ curriculum needs and increasing staffing costs for the best teaching and learning standards. However, over the number of years, the fabric of the buildings and facilities are now in urgent need for improvements and renewals.
The College looked at having a solar farm installation but the return was not immediate and the investment needed to improve its facilities are urgently required.
As an academy within a multi-academy Trust, the College has no recourse to additional funding from the DfE or the Local Educational Councils. The College can apply to the School Capital Funding, SCA within the Westcountry Schools Trust, WeST. However, this annual allocation from the DfE to WeST is minimal once apportioned across the urgent capital needs of the 27 schools currently within WeST.
Construction
It is envisaged that the construction of the homes will be phased, and the initial homes on site will be commenced shortly after all technical and detailed designs have been approved.
The approximate timeline for the various phases of the planning and construction process are as follows:
• July 2022 - Public Consultation
• Summer/early Autumn 2022 - Review feedback, finalise plans and submit plans to Plymouth City Council, depending on any issues raised during consultation.
• Autumn 2022 - Formal consultation on proposals.
• Spring 2023 - Estimated determination of the application.
• Spring 2024 - Estimated date for construction to begin on site.
• Summer 2024 - The College refurbishments begin.
• Spring 2025 - First homes are completed.
• Spring 2026 - Work completes.
Construction traffic to and from the site would be via Westcott Close and the existing access to the College.
Noise is a key consideration within the Construction and Environment management plan. Whilst it's inevitable there will be some level of disruption from any construction, we are keen to ensure that this is as minimal as possible. As such, we will be ensuring that working hours on site are limited to Mon-Fri during normal working hours, with the potential for some Saturday morning working. In addition, we will consider the following when undertaking any noisy works:
- Selection of plant and equipment
- Timing of an operation in the programme
- Timing the activity during the day
- Duration of tasks
- Maintenance of plant and equipment
- Use of sound reducing equipment
- Closing down equipment during period of non-use
- Routes to the site
The Construction Environmental Management Plan (CEMP) will offer guidance on how the construction phase is programmed to respect local legislation and minimisation of the impacts on local residents, students and the environment. The purpose of a CEMP is to provide effective, site-specific procedures and mitigation measures to monitor and control environmental impacts throughout the construction phase of the project. It is also used to ensure that construction activities so far as is practical do not adversely impact amenity, traffic or the environment in the surrounding area and will form part of any planning obligations.
The construction of the site will be closely controlled by a Construction and Environment Management Plan. This will include measures for dust control etc and will be scrutinised and approved by PCC. It must be approved before construction can begin. Once completed, air quality monitoring in the area will fall under the purview of wider monitoring undertaken by Plymouth City Council.
Services
As part of the formal planning application in the Autumn, both the police and fire brigade will be consulted on the plans, where all relevant matters will be considered.
TV aerials will incorporate dedicated boosters to the signal where necessary.
We are not planning to provide a shop on the site.
We are not planning to provide a doctor's surgery on the site.
As we have previously stated, as these affordable homes will be for those residents on the housing waiting list within the city, the majority of them will already be registered with a GP surgery. The NHS is responsible for ensuring all residents are able to register for a GP practice.
As with doctors, these affordable homes will be for those residents on the housing waiting list within the city, the need for dentists will not be significantly increased. The NHS is responsible for ensuring all residents are able to register for an NHS dentist.
There are no plans for commercial premises.
Community Benefits
There are significant benefits to the community as part of this development, not least the provision of 115 new homes for the 10,000 or so people on the housing waiting list in the city. Further to this, around 42% of the site, which is currently not open to the public, will be opened up as public open space, providing pedestrian links through the site to the north. PCC will also be able to claim "new homes bonus".
No skateboard park is planned.
We are proposing to significantly increase the sporting facilities available to Eggbuckland Community College, Eggbuckland Vale Primary School and the wider community. These include:
• 90 additional netball matches during Winter
• 90 additional evening training sessions for netball/basketball
• 150 additional tennis court sessions per year
• Approx 25,000 community football users per year
• Prevent junior football being cancelled because of poor weather pitch conditions
• Extra Astroturf in local area, reducing player travel across the city
• Potential new hockey facility
• From at least 48 additional summer sessions to at least 208 additional all year round sessions, depending on if the courts are lit/covered
The College currently happily welcomes significant numbers of the community to the site outside of school hours to use the sporting facilities and would like to increase this. There are no ongoing concerns regarding the safety of ECC staff and students.
The homes, and residents, would be closely managed by the Housing Association.
Timeline & consultation
We are in the process of pulling our plans together to submit to the Council.
It is important to us that we create a sensitive and sympathetic development that will benefit the local community. We have shown our early plans to the public through an online consultation webinar and in-person public exhibitions. We have also held face to face meetings with many immediate neighbours to the proposed site, to hear their specific concerns. The materials on display at the public exhibition are available to download from our consultation website.
Feedback received from these meetings and the consultation events will help us shape our proposals ahead of submitting our detailed planning application.
You can respond to our consultation at www.landatecc.co.uk/consultation by the 11th of August.
Download accessible version
An accessible version of the FAQs can be downloaded here.