Westward Ho! Area Design Statement

Torridge District Council
Supplementary Planning Document (SPD) :
Westward Ho!
Area Design Statement
Adopted August 2007
Introduction
Applications for planning permission must be
accompanied by a Design and Access
Statement, analysing the site and its context
and explaining the design principles*. A
process for designing new development with
advice and assistance from Council officers is
outlined at the end of this document.
Applicants are encouraged to contact the
Council early on in the process.
Good quality, well designed development is a
key objective of the planning process.
Government guidance emphasises this
objective and provides advice on how to
achieve high quality design (page 9).
The Torridge District Local Plan provides the
policy basis for determining planning
applications. Policies relating specifically to
character and design are DVT5, DVT6, DVT7
and DVT8, and those relating specifically to
areas or sites in Westward Ho! are ECD7 and
WHO1.
This Supplementary Planning Document
(SPD) to the Local Plan provides design
guidance specific to Westward Ho!. The
purpose of this document is to raise design
quality for development which is acceptable in
planning policy terms. It will assist
landowners, developers, agents and
designers in preparing schemes and
proposals. It is important to note that this
document does not allocate sites for
development, this is the role of the Local Plan
and the emerging Local Development
Framework.
The document is divided into two parts:
Character appraisal and Design principles &
process. 'Site summaries' have been prepared
for specific sites that are considered likely to
come forward for development in the plan
period, or in the next plan period to 2026, as
identified in the DAWN Regeneration and
Design Strategy, and where there was an
opportunity to 'test' development and design
principles through discussion.
This Design Statement was developed as part
of the work to produce a 'Regeneration and
Design Framework' for the DAWN area
(Appledore, Westward Ho! and Northam).
Further context to the principles outlined here
can be found in that document.
The Council has produced other SPDs which
should also be referred to in preparing planning
applications. A full list can be obtained from
Planning Services: www.torridge.gov.uk. Of
particular interest is the Supplementary
Planning Document on Infrastructure Provision
in New Development. The Council may also
produce a design enhancement code and a
Building Design SPD for the whole district.
* This requirement applies to all planning applications except those for
change of use, engineering & mining, and development of an existing
dwelling house. If you think you do not need to produce a design and
access statement, you may first check with the Council's planning
officers.
Location map
Appledore
Westward Ho!
Northam
1KM
2
To Bideford
Part One:
Character appraisal
3
Landscape
„ The Torridge Landscape Assessment
identifies Westward Ho! within the
'Torridge estuary and setting' character
area. The map below identifies the key
landscape features in the area. It does not
identify other environmental designations
or constraints.
„ The entire coastline including Westward
Ho! Cliffs and Northam Burrows is
protected by a SSSI (Site of Special
Scientific Interest) which provides
protection from development. This and
other nature conservation, coastal and
flood constraints are identified on the
proposals map of the Torridge District
Local Plan (2004) and it is the prospective
applicants responsibility to find out about
these.
„ Landscape character is unified by the
topography and the dynamic expansive
setting of the sea and estuaries and the
broad sweep of lowland on Northam
Burrows. The escarpment and cliffs form a
distinctive backdrop to the village
„ Key design objectives for the AONB
are to enhance the landscape and
preserve tranquility across the area.
Building height and design quality are
key issues. Particularly sensitive
locations are the ridgelines and hilltops
and the open expanse of Northam
Burrows.
„ rural gaps between settlements are
important in maintaining the
distinctiveness of individual settlements
and they will be protected and enhanced
in accordance with policy ENV6.
Development in the gap between
Westward Ho! and Northam would be
detrimental to the aim of retaining the
distinctive identities of both settlements
„ In the rural gaps, the landscape setting
and perception of a break could be
enhanced through planting of trees
alongside roads and through the
strengthening of boundary hedges. This
should be done in a way which enhances
biodiversity
„ Gateways into all settlements could
also be defined using landscape
features.
Legend
Areas in North
Devon AONB
(Areas of
outstanding
natural beauty)
Open Sea
V
Soft rounded
ridge forming
western flank of
estuary
V
V Northam Burrows
Country Park: Unesco
Biosphere site
V
V
Wooded
escarpment
Rural gaps and
areas under
pressure from
development
V
V
Estuary
V
4
Expansive
landscape views
Townscape
„ Steep wooded cliffs with Victorian terraces 'set in' to the escarpment
provide a sense of 'enclosure' enhancing character
„ large areas of the public realm in the village centre have a tired or
'neglected' appearance with visually intrusive building frontages and
activities; including promenade, village green / square and the area
around the slipway (a)
a
„ Height and massing of recent developments (e.g. Nassau Ct and
Ocean Park apartments) is incongruous with their setting (b)
„ new housing on top of the escarpment changes the nature of the
hilltop and creates a sense that this feature is diminishing (b)
„ Elsewhere much recent housing development is single storey
creating a rather 'flat' appearance with poor sense of enclosure making
the area seem exposed.
b
„ important vistas from seafront and Burrows into the village and from
village out to sea (c)
„ need to ensure that development is sufficiently high to complement
the escparpment setting, but taller buildings right on the seafront sever
rather than frame visual relationships with the sea and coastal area compromising expansive views (c)
c
V
a
c
V
V
b
V
Legend
Steep well-wooded cliff
Buildings with positive impact on
townscape
Frontage or use which presents
poor quality image
V
V
Views to prominent buildings from
beach and Burrows
V
Views across bay from ridge
V
View obstructed generally or by a
specific building
5
Pedestrian connections
„ South West Coast Path runs through the village, using the promenade.
This walkway does not live up to its 'promenade' function - There is little
a
sense of destination, and the poor quality of the public realm does not
encourage people to stroll along the seafront (a).
„ Visual and pedestrian connections from the village into Northam
Burrows are poor, with no obvious route drawing people into the burrows
from the slipway area - the route is partially blocked by leisure facilities in
summer (b)
b
„ Access to the beach is poor, with limited entry points and a steep
slipway that is difficult to negotiate for all but the most agile (c).
„ links into the village centre from new housing to the east and south are
poor - with few routes down the escarpment from Cornborough ridge.
c
South-West coast path
& proposed cycle route
from Bideford to Appledore
along promenade
?
?
?
Escarpment is a barrier to pedestrian movemen
t
Legend
Focal points in the public realm
(pedestrian)
Beach & Pebble ridge
Attractors (shops / services /
entertainment)
Main pedestrian routes
Secondary pedestrian routes
6
Traffic & parking
„ Gateways into the village are indistinct from the
east with lack of visual separation from Northam.
The route in at 'A' is unwelcoming with rear garden
fences facing onto the road.
„ The route in from the south provides a real sense
of arrival. However the four large apartment blocks
obstruct the sea view and are not ideal as gateway
features.
a
„ The one way system and poor signage contributes
to a sense that this is a place to drive through,
without any real sense of arrival. It also causes
confusion for visitors looking to access beach and
burrows.
b
d
e
„ Additional / better planned car parking needed for
beach access. Currently parking on Northam
Burrows is considered to be damaging to the SSSI
„ Occasional problems with obstruction related to
delivery lorries and national express unloading.
c
f
A
F
E
B
C
D
Legend
Car parks (Local Authority and
others associated with attractions)
Roadside car parking (in bays and
informal)
Main vehicular routes
Other routes through resort
D
Gateway point
7
Character areas
a
b
Seafront &
resort centre
„ shops,
services & tourist
activity
„ no real sense
of focus or
centre
„ village green
poorly enclosed /
neglected
„ promenade:
no sense of
destination or
purpose
The character areas provide a synthesis of the
character appraisal for Westward Ho! They summarise
the essential qualities of each area. They do not
convey any protection from development.
c
Holiday
accommodation
„ chalets,
caravans & tents
create more rural
/ transient
character
„ new buildings
bring very urban
feel, sit
awkwardly in the
area
„ public realm
has neglected
appearance
Natural setting:
Beach &
Burrows
„ Burrows &
pebble ridge
SSSI
„ beach
inundated at
high tide
„ most suitable
for active sports
„ neglected air
of area between
burrows &
village & poor
pedestrian links
e
d
Modern
suburbia
„ large late C20
housing estates
„ low density &
often single
storey
„ no sense of
local
distinctiveness
„ layouts
encourage car
use for
short journeys
Natural setting: Beach and Burrows
Seafront, resort
centre and
entertainment
area
Modern suburbia
Holiday Accommodation
Escarpment
Modern suburbia
8
Escarpment
„ Wooded
escarpment
provides backdrop
to village
„ Victorian
terraces 'set in' to
hillside
„ Intrusive new
buildings on hill
top; detrimental
visual impact
Part Two:
Design principles
and process
9
Village design concept
The plan ' Beads on a string' provides a
visual representation of the overall design
concept for the village. It includes the
following objectives:
„ Emphasise the promenade as a focal
point with environmental improvements
and attractors / magnet uses at either end
and at intervals to create a sense of
destination (1)
„ Improve accessibility to the beach (1, 2,
3)
„ Improve accessibility for cyclists and
pedestrians, and support extension of the
Tarka Trail (1, 2, 3, 4))
„ Strengthen the central focal point for the
village around the Village Green / Square
(1, 2)
„ Improve visual and physical connections
between the village, beach and Burrows,
especially in the area around the Slipway
and adjacent car parks (3)
„ At the western end of the promenade
improve the appearance of the area from
the Elizabethan to the edge of the village,
emphasising a route through towards the
Tors and cliffs.(4)
„ Tourist accommodation should remain a
priority use in the western part of the
village (5). Other uses may also be
appropriate provided that they maintain the
tourist character of the resort and accord
with policy ECD7
„ Preserve and enhance the landscape
setting provided by the wooded
escarpment to the south of the village (6).
This area is currently designated as a
Coastal Preservation Area under policy
ENV6
10
„ Review alternative options for providing
adequate car parking in the village
throughout the year. options include:
- removing most of the car parking
provision from the slipway car parks;
- making new parking provision close to the
Burrows at the field known as Wilkeys field
on the corner of Pebbleridge Road and
Golf Links Road, and
- reviewing the approach to toll charges on
the Burrows itself
„ Change signage so that traffic for the
Beach and Burrows is directed down Beach
Road and traffic for the holiday resort and
village centre is directed along Atlantic
Way. Ensure people are directed to the
appropriate coach/car parking facilities in
the context of the review above. (7)
„ Improve the environmental quality and
attractiveness of public areas generally
(1,2,3,4,5)
„ Consider the potential for the Tennis club
site to be redeveloped for housing (8)
„ Enhance community facilities, and
support community organisations to deliver
improved community meeting space
Note that the 'design concept' does not
provide protection from development or
allocate sites for specific uses. Any
proposals put forward for development will
be assessed in the context of local plan
policies
'Beads on a string'
Legend:
1. Promenade
2. Village Green / centre
3. Eastern end of
promenade
4. Western end of
promenade
5. Holiday accommodation
6. Landscape setting
7. Signage / access
8. Tennis club site
V
3.
1.
1.
4.
2.
Traffic for Beach and
Burrows along Beach Road
8.
5.
7.
V
6.
Traffic for Holiday
accommodation & village
centre along Atlantic Way
Cattle Grid
m
87.47
38
BM
GP
25
82.2m
11
Design Principles
General principles for development
New buildings or changes to existing
buildings should be designed to respect the
character and context of the setting, and
take forward the Village Design Concept for
Westward Ho!
There are very few listed buildings in
Westward Ho! and a number of older
buildings have been lost in recent years. It is
important to conserve the best of the existing
buildings; the retention and improvement of
existing older buildings should be
incorporated into new designs for the village.
The challenge is to find appropriate and
innovative ways to design modern additions
to the built environment in ways which add
something positive and respect the context.
On prominent sites, design competitions may
be used to achieve high quality and
sensitively designed buildings
The following principles apply throughout the
village:
„ Where appropriate, new development
should include 'active' ground floor uses
„ Public spaces in particular should be
framed and defined by buildings with active
ground floor uses.
„ Elevations (especially openings) should
respect the proportions of neighbourhing
buildings.
„ Proposals should include measures to
increase energy efficiency and provide
on-site renewable energy generation in line
with the requirements in the Regional
Spatial Strategy (RSS). This will impact
upon decisions relating to location,
orientation, detailed design and
construction.
„ Proposals for new development should
reflect sustainable coastal management and
include measures to protect and where
appropriate enhance biodiversity and natural
assets (including through use of sustainable
urban drainage systems) through
appropriate designs and species
„ The Building Research Establishment
(BREEAM) provides a method to assist in
reducing the environmental impact of new
buildings (www.breeam.org). These issues
should be addressed at an early stage in the
design process
„ locally sourced & manufactured materials
should be used where possible
„ materials should be of high quality
„ new development should aim to provide
variety and interest in the street scene
through design tools such as variations in
materials, colour, roof lines and site layouts.
„ Frontages should face onto the public
realm and entrances should face onto the
street or public spaces.
„ Consider locating car parking to the rear,
or undercroft.
„ New buildings should respond to the
topography of the site creatively - resist the
temptation to 'cut & fill' on sloping sites.
12
„ New buildings should be designed and
orientated so as to enhance views of the
village from the beach and Burrows.
„ New buildings should also take
opportunities to frame views and provide
vistas from areas of the public realm
towards the beach and Burrows. This can
be done through careful orientation of
streets and public spaces
„ Building heights and massing should
respond to the context of the site. They
should also relate and provide an easy
transition to neighbouring buildings. The
plan (opposite) indicates appropriate
heights for broad areas of the village.
„ The massing of buildings refers to the
combined effect of height and bulk of a
building. Massing should not be too bulky.
It can be broken down by varying heights
and by ensuring that taller buildings are
appropriately proportioned in terms of
height / width ratio, with sub-divisions on
frontages where necessary.
„ Buildings closer to the sea should be
lower, allowing views from buildings behind.
They should be no more than 2/3 storeys in
height.
„ Buildings closer to the wooded
escarpment can enhance views of the
village by being set into the bottom of the
ridge, retaining the trees on the hillside.
These can be up to 4-6 storeys
„ Between these is an area where the
heights of new buildings should be
somewhere between the two. Proposals
should respond to context.
„ Although a boundary is identified
between the two areas, this should be
considered as indicative. What is important
is that proposals respond to site and
context and present a clear and rational
design statement for the proposed height
and massing. The key is to create a more
coherent townscape that appears to step
up the hill, when viewed from the seafront
and Burrows.
2/3 Stories
Buffer area
up to 4-6 Stories
13
Area specific principles
Eastern end of the Promenade
(Area 3 in the Village Design Concept)
„ Opportunities to create and improve
pedestrian links should be taken when any
changes occur in the area.
„ Aim to remove car parking from the
slipway car parks provided that alternative
provision can be made (part of the wider
review of the area).
„ Introduce a shared surface along
Westbourne Terrace and Pebbleridge
Terrace.
„ The northern car park could be laid out as
a public space with the gateway to the
Burrows defined as a feature. Opportunities
to include a new building here (1.5/2 storey)
could include a 1st floor terrace café, and/or
base for kite surfing or other tuition for active
sports
„ Provide new route towards the Burrows as
an extension to the promenade, surfaced
using natural materials appropriate to the
location but visible as a pathway leading
people into the Burrows. This could extend
as far as a new bridge across the pebble
ridge that would increase beach access.
„ The southern slipway car park is an
opportunity site. Beach huts could be
removed creating an opportunity for a new 2
storey building. It should provide active
ground floor uses and would be appropriate
for tourism, retail, recreational, entertainment
uses or for information provision (possibly a
re-located Burrows information centre).
There is also an opportunity to create visual
or physical interaction with the cricket club
site and the sunshine cafe
„ If / when the Go-karts reach the end of
their natural life, their site should contribute
to the function of this area as a gateway to
the Burrows, with clear routes identified
through. Future uses should be low key but
could still be tourism related (e.g. beach huts
for daily rent, beach volley ball, bungee
trampolines, trim trail). Use should also
facilitate interaction / connection to the
cricket club.
14
„ Take forward slipway improvements
„ The site at the corner of Golf links Rd and
Pebble Ridge Rd (Wilkey's field) may provide
an opportunity for frontage development with
a potentially large area of car parking to the
rear. The site is currently outside the
development boundary for the village, and
this document does not allocate sites for
development. Any proposals will be subject
to flood risk assessment, and no
development inappropriate to its coastal
location will be permitted. It is envisaged that
uses such as a hotel, and/or ground floor
retail / business units and 1st floor
apartments might be suitable here.
At the cricket ground, the following principles
apply to any new buildings, provided that
they are considered appropriate to the
existing use and within the context of the
coastal location:
„ New buildings on the northern part of the
site which are intended to have public access
should have a direct connection north
towards the beach / Burrows
„ Opportunities should be taken to provide
and enhance pedestrian access adjacent to
and around the sites
„ Frontage development would be
appropriate in the south of the site at the
corner of Pebble Ridge Road and Golf Links
Road. This should be no more than 2/3
storeys high, and care should be taken that
the height and massing does not allow the
building to dominate the area
„ If car parking can be provided at the
adjacent site on Wilkeys field, there should
be no need for substantial areas of car
parking on the site
„ Retain the play space and public tennis
courts south of the cricket ground, but
redevelop the existing toilet block for
community / tourism use.
„ Flood risk assessment will be required for
any development proposals
Concept Plan
Eastern End of the Promenade
(Area 3 in the Village Design Concept)
Concept sketch showing design principles for
the area and sites which may come forward
for development within this.
Beach
access:
improvements
to slipway
Gateway to Burrows
„ new public space
„ opportunity for
beach cafe or other
use
„ new surfaced route
into Burrows using
appropriate materials
Go-karting area
seek alternative
future use
Beach access:
new bridge
across pebble
ridge
Wilkey's Field
„ landscaped play /
picnic area & landscape
screening to rear of
existing properties
„ frontage
development
„ parking to rear
Disabled ys
a
parking b
A
B
C
To car park &
village green
Southern car park
Opportunity site
Cricket Ground
„ improve pedestrian linkages
„ frontage development
appropriate at 'C'
„ Buildings at 'A' to have direct
connection to Burrows and
beach
Retain tennis
facilities
& play space
Public Toilets
could be redeveloped
for community or
tourism uses
15
Area specific principles
Village Green, Seafront and Central car park
(Area 2 in the Spatial Strategy)
Buildings around the space:
„ New buildings on adjacent sites should
define the space (approx 3 storey)
„ new development should incorporate uses
which 'spill out' into the village green area and
colonise the space, drawing people in from the
promenade
„ take opportunities to locate the following in
buildings adjacent to the green: Tourist
information, cafes and restaurants, shops and
cycle hire, new business space, Whish shop.
Relocate toilet facilities to this area.
„ The Fairway Buoy is a prominent site. It
requires a distinctive building which defines
public space and has uses which interact with
the promenade.
„ The triangular area of public space to the
north of the Fairway Bouy could be integrated
with new development on the site
„ The Bucaneer and former ice rink to the
south is a key site where redevelopment has
the capacity to act as a catalyst for
rejuvenating the village green and square area
and its environmental quality, increasing
activity and vitality at ground level and
improving the appearance of the area
generally.
Environmental Improvements:
„ Retain the grassed area on the Green but
redesign the layout to integrate with the
promenade and the paved area to the rear,
drawing people into the space
„ Create shared street surfaces following the
principles of natural calming on Golf Links
Road and Bath Hotel Rd, as an extension of a
new paved area on the southern part of the
Green.
„ Remove continuous wall/hedge on east /
west boundaries of green (barrier to pedestrian
movement). Define the space by seating,
vegetation (salt & wind tolerant species of
trees such as Norway Maple, Pine and
Evergreen Oak) & possibly bespoke
featurelighting (investigate photovoltaic
solutions)
„ Mark out a route through the car park
towards the public tennis courts for
pedestrians through surfacing or vegetation.
16
Western end of the Promenade (Area 4)
„ Improve the appearance of the Beach huts
„ Enhance / clearly identify a pedestrian route
from the Elizabethan to the edge of the village
If there are proposals for redevelopment in this
area in the future:
„ ensure that pedestrian routes are enhanced,
„ aim to remove roadside car parking
„ consider carefully the treatment of the
settlement edge, and the transition from an
urban to a rural area to provide a more visually
attractive gateway into the settlement
„ re-design the open space beyond the village
to create a more natural less municipal feel
reflecting its rural context.
„ Consider the use of interpretation relating to
the cliffs / Tors following the principles set out
in the Biosphere interpretation strategy
„ Consider a new 'attractor' use in this area perhaps in the form of entertainment / leisure
options e.g. at the Elizabethan.
Holiday resort / accommodation (Area 6)
„ Use development to enhance the
appearance of the Promenade and Merley
road. Retain and improve north south routes
linking each area to the promenade. New
buildings should front onto streets.
„ Heights and massing of new buildings should
conform to the principles laid out above.
„ Maintain and increase views from the
seafront to existing and new buildings
„ Frame views from the village down towards
the seafront.
„ Identify where focal points for activity will be
„ Make adequate provision for car parking
within each development and minimize
roadside car parking
Tennis Club site (Area 8)
„ Provide an element of frontage onto Avon
Road
„ Buildings should be no more than 2 storeys
„ Provide adequate car parking within the
development itself.
„ Investigate opportunities to make a
pedestrian connection in a westerly direction to
link the site to the village centre.
Indicative illustrations
Village Green and Square
Indicative images illustrating design principles
for buildings around the spaces.
Seafront
„ Link area to new
Fairway Buoy and
retain open space
element with active
use
Village Green
„ define space
„ re-design layout
„ active uses spill
out
Golf Links Road
„ shared street
surfaces
„ enhance route
through car park
View of the Village Green / Village Square
from the north west showing what the area
could be like if the design principles for new
buildings and activities (identified opposite)
are implemented. This sketch is indicative
only and is not intended to identify the
architectural style of buildings
17
18
19
20
21
Design Process
A process for designing new
development
The Council encourages anyone intending to
undertake building works or development to
make contact with Planning and highways
officers early on in the process, and before
they submit a planning application. At this
stage, planning officers are happy to provide
advice on whether planning permission is
required, what the applicant can do to
improve the proposal and its design, and
whether a Design and Access Statement, or
other accompanying statements are needed.
This can help to save time and money once a
planning application has been submitted. In
addition, advice on how to complete planning
application forms can be found on the
Council's Web site at www.torridge.gov.uk/
Detailed guidance on the content of Design
and Access Statements is available from
www.communities.gov.uk/. In addition,
Planning officers at Torridge District Council
provide advice on the requirements for
individual schemes. More detailed and larger
applications are likely to need more detailed
and longer statements. If a design and
access statement is required, it is likely to
include:
„ response to context - information
demonstrating that a site and context
appraisal has been carried out and how this
has informed the design of the scheme.
„ information on the amount of development,
the use or mix of uses, the layout, scale,
appearance, landscaping, and access into
and around the site for pedestrians, cyclists
and vehicles following principles of 'inclusive
design'.
„ a process including talking to officers,
stakeholders and community involvement in
developing the Design and Access
Statement. The diagram opposite sets out a
step by step approach to developing
proposals. Early discussion with planning
officers is recommended.
22
Sources of good practice advice
„ PPS 1 Delivering sustainable development
„ By Design - urban design in the planning
system: towards better practice. DTLR / CABE
2000. Outlines principles of good design.
„ Better places to live by Design: a companion
guide to PPG3. DTLR / CABE 2001
„ Safer places - the planning system and
crime prevention. ODPM / The Home office
2004.
„ planning and access for disabled people: a
good practice guide. ODPM 2003.
„ Urban Design Compendium. Llewelyn
Davies, English Partnerships, Housing
Corporation 2000.
„ Places streets and movement (companion
guide to design bulletin 32) DETR 1998
„ Biodiversity by design: A guide for
sustainable communities. TCPA 2004
„ Design & access statements: how to write,
read and use them, Comission for Architecture
and the Built environment (CABE) 2006.
„ DCLG Circular 01/2006 Guidance on
changes to the Development Control system advice on regulations (SI 1062/06)
„ The principles of inclusive design. CABE
2006
Who to contact
For information and advice on planning
applications and Design and Access
Statements contact Planning Services at
Torridge District Council
Tel: 01237 428700
email development.control@torridge.gov.uk
For advice on highways issues contact
Devon County Council
Tel: 01805 626514
In addition, Devon and Cornwall
Constabulary provides an architectural
liaison service for safety and security issues.
Tel: 01271 341203
Pre-application stage
appraisal of
the site and
its context
awareness of
local policy
and good
practice in
urban design
identify principles for design using
concept plan and supporting text
resolve design issues
with planning officers
and stakeholders
Application
stage
discuss
relevant issues
with planning
officers
design of a
draft scheme.
Finalise design and submit planning application
including completed application forms, plans and
drawings, and Design and Access Statement.
23
This document
has been written
and designed by
Baker Associates
for Torridge
District Council.
The maps in this document are reproduced from the
ordnance survey map by Baker Associates with the
permission of the controller of Her Majesty's Stationary
Office - Crown Copyright. All rights reserved. Additional
information - Copyright Torridge District Council.
Unauthorised reproduction infringes Crown Copyright and
may lead to prosecution or civil proceedings. Licence
number 100022736.