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Masterplan Briefly Aerial Fly Through

Planning Committee Resolutions updated

09 March 2012

Planning Application

Red Tree (2004) LLP submitted the Sherford planning application to both South Hams District Council and Plymouth City Council in November 2006.  Further information was submitted to support this planning application in October 2007, January 2008 and May 2009. The planning application has not changed since May 2009.

The planning application seeks permission for the following development:

Provision of up to 5,500 new dwellings; up to 67,000 squares metres of business and commercial space; up to 16,700 square metres of mixed retail accommodation, community and open space facilities; three primary schools and one secondary school; health care centre; community park; two community wind turbines; park and ride interchange at Deep Lane, together with details of the Main Street link between Deep Lane junction and Stanborough Cross

The entire planning application and supporting documents can be viewed at as well as the planning sections of the Councils websites and  

Planning Committees

Both South Hams District Council and Plymouth City Council passed resolutions to grant planning permission in the summer of 2009. Those resolutions have now expired although no formal decision was issued.  The planning applications therefore remain undetermined and therefore still ‘live'.

South Hams District Council took the Sherford planning application back to their Development Management Committee on the 7th December 2011 and Plymouth City Council did the same on the 8th March 2012 and both Councils again passed a resolution to grant. The resolution delegates authority to the senior planning officers to issue the permission and contains the following requirements: 

1. Completion of a joint authority S106 Agreement subject to resolving matters as set out in the Committee Reports.

2. The Highways Agency lifting its current TR110 Direction to enable the consent to be issued.

3. The planning conditions as outlined in the Committee Reports.

Section 106 Agreement

The ‘Section 106 agreement' is a legal agreement between the owners of the land / developer and the local authority and forms part of the planning permission. The Section 106 secures the requirements to provide community facilities, undertake works and provide funding for services.

Since 2009 the local authorities and Red Tree have been working hard to finalise the Section 106 Agreement.  A draft version of the full Section 106 document was advertised in October / November 2011. 

The main changes to the terms of the Section 106 since 2009 are as follows:

Community Facilities

  • A general obligation has been added which requires all the community facilities (collectively known as the Community Estate) to be managed for the benefit of the community and any net income generated from any facility must be reinvested into the Community Estate.
  • DCC has clarified that the area of land required for the secondary is 6.05ha rather than 7.2ha.
  • DCC has clarified that the area required for the Youth Centre is 0.2ha rather than 1ha.
  • A Health and Wellbeing Centre is no longer required by the Health Authority.
  • Only one junior pitch is required within the overall provision at the eastern pitches.
  • Any net income from the first wind turbine will be reinvested into the community.
  • The applicants must use reasonable endeavours to set up an Energy Services Company (ESCO) to manage the energy delivery to the development including the wind turbines.


  • The £11.8m contribution to highway work in the Eastern Corridor will now be managed through PCC rather than as a contribution to the Major Scheme Bid. Tranches of this contribution have been brought forward in advance of the original payment in order to assist PCC with the ongoing Eastern Corridor works.
  • The Main Street Phase 3 and Park and Ride are now proposed for completion at 1,300 dwellings rather than 1,100 dwellings.
  • The public transport three phase strategy from the outset leading up to the full HQPT is now more clearly defined.

Affordable Housing

  • The affordable housing minimum floor level has been increased to 550 dwellings (20%) of the first 2,750 dwellings.
  • A further minimum floor level will be provided in the second half which will be determined by where the clawback mechanism has reached at the halfway point.
  • If at any time the clawback mechanism calculates levels of affordable housing above the floors then that will be the level delivered.
  • Red Tree has also agreed a cascade to affordable housing in the event of any residual unspent contribution within the S106.

Further Information

(JPG 24 KB)

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