LAND FORMING PART OF TRAYNE FARM, ROBOROUGH ROAD, BARNSTAPLE, DEVON EX31 4JB

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1 Your Ref: Our Ref: MC/sap Date: 19 th September 2016 Dear Sir / Madam Taunton Office: Development Land & Planning Winchester House Deane Gate Avenue Taunton Somerset TA1 2UH LAND FORMING PART OF TRAYNE FARM, ROBOROUGH ROAD, BARNSTAPLE, DEVON EX31 4JB Greenslade Taylor Hunt is appointed as the sole selling agent and it is instructed to act for and on behalf of the Landowner, Mr M T and Mrs G R Westaway, and the Promoter, Gleeson Strategic Land Limited, in relation to the marketing and sale of the land, as described above. The information pack will be sent to you shortly via a link to Please find enclosed for your attention location and site plans of the land. LOCATION The land is located north of the built-up area and settlement boundary of Barnstaple. It is approximately 1 mile north of the town centre, via the North Road (A39), and are connected via a foot and cycle path and regular bus services. The land is situated north of the North Devon District Hospital and east of Pilton, which is a highly sought after residential area within the town. Barnstaple is at the head of the Taw and Torridge Estuary, near the north coast of Devon. The town is the oldest borough in England and one of the oldest ports in the country. The town is the Regional Service Centre for North Devon, Torridge and Exmoor National Park and it is the administrative centre and largest town within the district. It has a comprehensive range of educational, ecclesiastical, cultural, leisure / tourism and shopping facilities, including Park and Pilton Community Colleges, Petroc College, Rock Park and playing fields, North Devon Leisure Centre, Tarka Tennis Centre, Queen s Theatre, Butchers Row and Pannier Market, North Devon Museum, Barnstaple Library and Records Office, a square with clock tower and Green Lanes Shopping Centre.

2 DISTANCES Barnstaple town centre 1 mile Exeter 42 miles Plymouth 63 miles Taunton 51 miles M5 motorway (J27) 37 miles Exeter International Airport 53 miles (distances approximate) COMMUNICATIONS Road The A39 (North Road) connects to the A361 and this links the North Devon peninsula with the M5 motorway at junction 27, which is approximately 37 miles to the east. Rail Barnstaple Railway Station is approximately 2.5 miles to the south east. It provides branch line services to Exeter St Davids and Exeter Central, which in turn have mainline services to London Paddington and Waterloo, respectively. Air Exeter International Airport, approximately 53 miles south east, has scheduled and chartered flights to a range of national and international destinations. LAND The land abuts the built-up area and settlement boundary for Barnstaple. It abuts to the north and east agricultural land; to the south Roborough Road; and to the west North Road (A39). The land is in a prominent roadside position and located within walking and cycling distance of Barnstaple town centre. It slopes gently from north to south and is currently used for the grazing of livestock. It has extensive road frontage onto North Road and access onto Roborough Road. The land extends to approximately acres (4.40 hectares). It is shown, for identification purposes only, outlined and hatched red on the enclosed site plan. PLANNING North Devon Council granted outline planning application (Application Number: 56047) dated 31 st July 2015 for a proposed residential development scheme of up to 80no. dwelling houses, together with associated infrastructure and other associated works, including a new junction onto Roborough Road and a new roundabout onto North Road (A39), public open space and landscaping. All matters, with exception of access, are reserved. The permission is subject to 27no. conditions. The Section 106 Agreement dated 25 th June 2015 contains a number of financial and non-financial contributions. These contributions are set out in the table below:-

3 S.106 CONTRIBUTIONS TIMING OF PAYMENT A39 Hospital Roundabout (Land & Works) Affordable Housing - 35% (28no.) of the total dwellings are to be affordable, with 10% of these being designed and built to the Lifetime Home Standard. Of the Affordable Housing, 75% will be Social Rent and 25% will be either Intermediate or Affordable Rent and the mix will be 57% (16no.) 2-bed; 36% (10no.) 3-bed; and 7% (2no.) 4-bed. Highway Works - (i) the widening of Roborough Road between the A39 Hospital Junction and main access to the Development; (ii) the construction of a footway from the A39 Hospital Junction into the Development; (iii) the construction of the main access to the Development; (iv) construction of estate roads within the Development; and (iv) all such other works as reasonably required by the County Council's Proper Officer. The Owner covenants to enter into a Deed of Dedication, in order to dedicate the A39 Hospital Roundabout Land. The Deed has been entered into and is attached to the Section 106 Agreement. The Owner covenants (i) not to commence the construction of a Dwelling prior to agreeing the Affordable Housing Scheme; and (ii) no more than 25% of the Open Market Dwellings are to be occupied until the Affordable Housing has been provided in accordance with the Scheme. See A39 Hospital Roundabout (Land & Works) above.

4 Off Site Public Open Space Contribution - (i)open space; (ii) play equipment; (iii) MUGA; and (iv) sports area. On-Site Public Open Space. (i) Contributions towards provision - (a) MUGA Bedspace x 295 = Contribution 1, (b) Sports Area Bedspace x 82.60, and (c) Built Recreation Facilities Bedspace x 150; and (ii) Contributions towards Maintenance - (a) MUGA Xm2 x 8.95 = Contribution 4, (b) Sports Area Ym2 x Contribution 5. Total Contribution shall be equal to the sum of Contribution 1, 2, 3, 4 and 5 above. The Owner covenants to pay 100% of the Off-Site Public Open Space Contribution prior to completion of the first 10no. Open Market Dwellings. The District Council covenants to allocate the Off-Site Public Open Space Contribution only towards the provision, enhancement and maintenance of the MUGA and sports pitches within or reasonably located to serve the Development. The Owner covenants (i) not to permit, allow or cause the Occupation of any Open Market Dwellings until the Owner has submitted and the District Council has approved in writing as part of the On-Site Public Open Space Scheme an appropriate scheme or schemes for the maintenance, management and ownership of the On-Site Public Open Space; and (ii) not to occupy more than 50% of the Open Market Dwellings (unless otherwise agreed in writing by the District Council) until:- (i) the On-Site Public Open Space is provided and laid out in accordance with the On-Site Public Open Space Scheme; and (ii) the On-Site Public Open Space has been made available for public use.

5 On-Site Surface Water Drainage - any infrastructure for the drainage of surface water on the Land which: - (i) is not a private soakaway within the curtilage of an individual dwelling; or (ii) has not been vested in South West Water Services Limited or SUDS approved body or adopted by the County Council. Shearford Lane Goyle & Works Contribution tbc A sum to be agreed in accordance with Schedule 3 of the Section 106 Agreement between the Owner and the County Council as part of the On-Site Surface Water Scheme for such works as may be necessary to the Shearford Lane Goyle, if the Scheme requires surface water drainage from the Development on the Application Land to discharge to the local highway drainage system and if necessary works to the Shearford Lane Goyle are to be carried out by the County Council. The Owner covenants not to permit, allow or cause the Commencement of Development until the Owner has agreed the On-Site Surface Water Scheme in writing with District Council and the County Council. Subject to paragraph 6 of Schedule 3 of the Section 106 Agreement, unless otherwise agreed in writing with the District Council and the County Council not to permit, allow or cause the Occupation of any Dwellings until the On-Site Surface Water Drainage has been constructed, installed and is otherwise operational in accordance with the Scheme. The Shearford Lane Goyle Contribution will be payable by the Owner in accordance with the agreed Scheme. Sustainable Travel Voucher 250 per Dwelling in respect of public transport and 50 per Dwelling in respect of cycle provision. See Travel Information Pack, Travel Plan & Travel Coordinator below. Traffic Regulation Order Contribution 3, The Owner covenants to pay the whole of the Traffic Regulation Order Contribution prior to Commencement of Development.

6 Transport Works Contribution Travel Information Pack, Travel Plan & Travel Co-ordinator Welcome Pack - Travel Information Pack, Travel Voucher and any other relevant information. Indexation 390, payable towards (i) the cost of Off Site Highway Works which include, but are not limited to:- improved A39 Hospital Junction; improvements to pedestrian crossing facilities at Pilton Bridge Junction; (ii) highway works to reducing impact of traffic on the Pilton Bridge area of Barnstaple, and (iii) toward the cost of transport infrastructure and / or the provision, enhancement and or extension of bus services in the locality but for the avoidance of doubt the County Council is not obliged to spend a set proportion of this contribution on either of the aforementioned purposes. The Owner covenants to pay 70% of the Transport Works Contribution prior to Commencement of Development, with the remainder of the Transport Works Contribution being payable prior to the first occupation of the 20th dwelling. The Owner further covenants that no more than 19no. dwellings shall be occupied until it has paid the full Transport Works Contribution. The Owner covenants not to Commence Development until (i) appointing and funding a Travel Plan Co-ordinator, the appointment of which is set out in the Travel Plan; (ii) to retain the Co-ordinator for at least 5 years from the date of employment; and (iii) from the date of Occupation of the first dwelling. The Owner also covenants to comply with the obligation to contain Travel Plan. See Travel Information Pack, Travel Plan & Travel Coordinator above. All financial contributions payable by the Owner will be subject to indexation (Consumer Price Index) as per the formula contained in Annexure 1 of the Section 106 Agreement.

7 The Section 106 Agreement will be varied with the restriction in Schedule 5, paragraph 2b, being removed to allow development of the land prior to the earlier of construction of the new A39 roundabout or 31 st July The A39 roundabout land is shown, for identification purposes only, outlined and hatched yellow on the site plan enclosed with this letter. The Deed of Dedication is contained within the information pack. LOCAL AUTHORITY North Devon Council Civic Centre North Walk Barnstaple Devon EX31 1EA T: (01271) E: W: TENURE AND POSSESSION Mr M T and Mrs G R Westaway own the freehold (title absolute). This has been registered with the Land Registry under title number: DN The Landowner and the Promoter entered into a Promotion Agreement dated 29 th September 2009, in order to procure an outline planning permission for residential development on the land and to subsequently dispose of the land in the open market. METHOD OF SALE We are offering the freehold for sale by informal tender with vacant possession on completion. GUIDE PRICE Offers invited. Offers are invited based upon:- i. an unconditional sale with outline planning permission; or ii. a conditional sale, conditional on the grant of reserved matters. In both instances, our clients will consider lump sum payments and deferred payments. Please note that our clients preference is for an unconditional sale and a lump sum payment. OVERAGE We are seeking an overage in relation to the following:- i. a sum in excess of an agreed Gross Development Value; ii. onward sale of the land to a third party;

8 iii. iv. a change of use; increased dwelling numbers; and v. a reduction in affordable housing percentage or change of mix or reduction of other Section 106 Agreement contributions. Our clients preference is for an overage, but will consider alternative overage proposals to those set out above. VALUE ADDED TAX The Landowner will be opting to tax; therefore, VAT will be payable in addition to the purchase price. RIGHTS OF WAY, WAYLEAVES AND EASEMENTS The sale is subject to all rights of support, public and private rights of way, water, light, drainage and other easements, quasi-easements, all or any other like rights, whether mentioned in these particulars or not. RIGHTS & RESERVATIONS The Landowner reserves the following rights:- 1. A right of access (for all purposes for all times) across the land, subject of the outline planning permission, to Trayne Farm Lane and its Retained Land as shown outlined and hatched green on the site plan contained within the information pack; 2. A right of access (for agricultural purposes) across the land, subject of the outline planning permission, to its Retained Land outlined and hatched blue on the site plan contained within the information pack; 3. A right to connect into, upgrade, and maintain and repair the internal access across the land, subject to the outline planning permission, for any future development of its Retained Land outlined and hatched green on the site plan contained within the information pack; 4. A right to connect into, upgrade and maintain and repair internal services across the land, subject to the outline planning permission, for future development of its Retained Land outlined and hatched green on the site plan contained within the information pack. The Purchaser confirms that it will:- 1. Construct the new junction with Roborough Road and internal roads to an adoptable standard and that the junction and internal roads will be adopted by Devon County Council, as the Local Highway Authority; 2. Construct the internal services to an adoptable standard and these will be adopted by the relevant statutory utility providers; and 3. Construct roads and services up to the boundary with Trayne Farm Lane as shown on the site plan contained within the information pack. It will not ransom the Retained Land by retaining land between the internal roads and boundary.

9 SERVICES All mains services are available near or on the land. All interested parties should make their own enquiries of the Statutory Utility Providers. ADDITIONAL INFORMATION The information pack together with the Submissions of Offers document will be sent to you shortly via The link is: The pack includes the following:- Location and site plans; Land Registry title and plan; Deed of Dedication of the land for the new roundabout; Planning Committee reports; Planning application, outline planning permission, approved drawings and supporting technical surveys and reports; Section 106 Agreement and its draft variation; Utility replies to enquiries; and Terms and conditions for Submission of Offers. SUBMISSION OF OFFERS The deadline for Submission of Offers is no later than 12 noon on Thursday, 3 rd November The terms and conditions for Submission of Offers are set out in the information pack. APPOINTMENT TO VIEW All viewings are strictly by appointment with Greenslade Taylor Hunt s Development Land & Planning department. If you would like to make an appointment to view the land, or would like to discuss the contents of the information pack or Submission of Offers document, please do not hesitate to contact me by telephone on telephone number (01823) or by on address mark.chugg@gth.net. I look forward to hearing from you. Yours faithfully Mark Chugg BSc (Hons) MSc MRICS Development Surveyor Associate E mail : mark.chugg@gth.net T 44 (0) M 44 (0) Enc Location & site plans Information pack (to follow via

10 Important Notice Greenslade Taylor Hunt, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Greenslade Taylor Hunt has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 3. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making his own enquiries in this regard.