Regulation 18 Draft Local Plan 2025 Online Version and Consultation

Support

Representation ID: 929

Received: 02/02/2026

Respondent: South Devon National Landscape (Statutory / General Consultation Body)

I support Policy CER4 in Chapter 8 which promotes renewable and low‑carbon energy generation.

Support

Representation ID: 930

Received: 02/02/2026

Respondent: South Devon National Landscape (Statutory / General Consultation Body)

I welcome any paragraph that celebrates the beauty of the South Devon National Landscape in Chapter 9.

Support

Representation ID: 931

Received: 02/02/2026

Respondent: South Devon National Landscape (Statutory / General Consultation Body)

Comment
Policy needs rewording.
Should update landscape and scenic beauty to reflect the Government stance as set out in Section 85 of the
Countryside and Right of Way Act 2000 (as amended by the Levelling -up and Regeneration Act 2023) and the
draft NPPF 2025 which refers to the natural beauty of the National Landscape. This is more appropriate as it encompasses all aspects of what is regarded as important qualities, such as landscape quality, scenic quality, relative wildness, relative tranquillity, natural heritage features and cultural heritage.

Should also refer to Policy L2 when discussing Major development, to make clear there is a distinction and
effectively greater protection for land designated within the National Landscape (and its setting) and outside the designation.

Support

Representation ID: 932

Received: 02/02/2026

Respondent: South Devon National Landscape (Statutory / General Consultation Body)

Strategic Policy L1 Protecting our countryside and rural economy
Policy needs rewording to reflect Section 85 of the Countryside and Right of Way Act 2000 (as amended by the Levelling -up and Regeneration Act 2023)

Equestrian activities can have a harmful effect on the landscape given the paraphernalia associated with this
activity as well as pollution run off and so on. The Local Plan Strategic Policy L1 could include reference to equestrian uses in the supporting paragraphs, could be a more general worded paragraph in relation to outdoor sport and recreation The preference is for existing buildings to be reused, and where new buildings are required, for these to be sited near to existing buildings. The activity must satisfy the standards required in
terms of facilities, space and parking, to ensure that there is no overspill into the surrounding countryside and that the land can be managed to retain biodiversity value. Furthermore, any ancillary development must be compatible with the landscape character and not result in harm to the natural beauty of the landscape.

Support

Representation ID: 933

Received: 02/02/2026

Respondent: South Devon National Landscape (Statutory / General Consultation Body)

Policy needs rewording
Great weight will be given to conserving and enhancing the landscape and scenic beauty of the South Devon
National Landscape (previous Area of Outstanding Natural Beauty).

Major development in a designated National Landscape will be refused except in exceptional circumstances and where it can be demonstrated that it is in the public interest. Proposals within the setting of a National Landscape should be sensitively located and designed to avoid or minimise adverse impacts on the designated areas.

Consideration of such applications will assess:
 the need for the development, including in terms of any national considerations, and the impact of permitting it, or refusing it, upon the local economy;

 the cost of, and scope for, developing outside the designated area, or meeting the need for it in some other way; and

 any detrimental effect on the environment, the landscape and recreational opportunities, and the extent to which that could be moderated taking account of the relevant South Devon National Landscape (AONB) Management Plan and the special qualities alongside the Torbay Landscape
Character Assessment.

Development which is permitted in the National Landscape should:
'conserve and enhance its landscape and scenic beauty, having particular regard to the impacts on its
character components, as set out in the South Devon AONB Management Plan'. complement the scale,
massing, footprint and spacing characteristic of the area. It should also adhere to guidance and objectives in the South Devon National Landscape (AONB) Management Plan, particularly in relation to 'the need for development to be landscape led' building form and design. (Mitigation measures may include planning contributions towards delivery of projects set out in the Management Plan) is that last sentence acceptable? Shouldn’t the stance be to avoid harm, where mitigation is required, this should be provided on site. Italics ' ' – suggested changes.

Government is seeking for non-duplication of content in Local Plans with the ;'NPPF. In order to provide more detailed guidance for developers contemplating development within the NL, it would be helpful to include a
criterion based policy so that all elements that contribute to the natural beauty of the NL are identified, so special qualities and distinctive characteristics or valued attributes; impact on tranquillity and dark landscapes, including reference to impacts from light pollution; nature conservation/biodiversity; physiographical features; distinctive historic and cultural heritage features; improve agricultural and woodland management; improve public access within the NL; and Avoid, mitigate, and as a last resort compensate, for any residual adverse effects.
It appears that throughout the Reg 18 document, there is an absence of identifying important characteristics of
the local area and instead provides more generic planning policies. More needs to be done to draw out what is
important to the character of Torbay with clearer guidance for developers on factors that will need to be addressed in future proposals.

Please refer to the National Landscape Plan policy in the Plymouth and South West Devon Joint Local Plan,
Policy DEV25 which clearly reflects the definition of natural beauty and provides clear guidance on what is
appropriate with the National Landscape and complements the policies of the relevant Management Plans and cross references the Management Plans in the supporting paragraphs.
Should update landscape and scenic beauty to reflect the Government stance as set out in Section 85 of the
Countryside and Right of Way Act 2000 (as amended by the Levelling -up and Regeneration Act 2023) and the draft NPPF 2025 which refers to the natural beauty of the National Landscape. This is more appropriate as it encompasses all aspects of what is regarded as important qualities, such as landscape quality, scenic quality, relative wildness, relative tranquillity, natural heritage features and cultural heritage.

Support

Representation ID: 935

Received: 02/02/2026

Respondent: South Devon National Landscape (Statutory / General Consultation Body)

Policy needs rewording
Support the principle of this policy. There is however an absence of guidance for developers to explain what will be important in terms of assessing development which protects and enhances the locally valued landscape.

Support

Representation ID: 936

Received: 02/02/2026

Respondent: South Devon National Landscape (Statutory / General Consultation Body)

Comment
Further explanation is required regarding the situations that would be classed as wholly exceptional circumstances, with regards to the loss or deterioration of ancient woodland, ancient hedgerows or ancient and veteran trees.

Support

Representation ID: 937

Received: 02/02/2026

Respondent: South Devon National Landscape (Statutory / General Consultation Body)

Support.
This policy recognises the contribution that these features have in relation to the landscape, historic and nature conservation, biodiversity and climate resilience.

Support

Representation ID: 938

Received: 02/02/2026

Respondent: South Devon National Landscape (Statutory / General Consultation Body)

I welcome Strategic Policy NCS1’s approach to conserving and enhancing biodiversity.

Support

Representation ID: 939

Received: 02/02/2026

Respondent: South Devon National Landscape (Statutory / General Consultation Body)

Support this policy as it sets out clear requirements for development, particularly in regards to protecting dark
night sky and ecological impacts.