THE planning application has finally been released for Bradley Lane, after being validated for a number of weeks.

It features wholesale demolition of the historic Vicary’s Mills buildings, burial and diversion of the medieval Leat, and construction of a housing estate of 90 properties.

Common perception assumes the Mills are listed. In submitting a formal listing application early this year we understood from others that the government-set criteria are some of the most difficult for 30 years. Failure to be shown the interior despite repeated requests to the owners, not meeting some of the national criteria, and changes to the buildings over time meant the application did not succeed.

Working with the national charity Save Britain’s Heritage, a 32-page report has been released showing an entirely alternative proposal for Bradley Lane Mills, offering 111 homes, including 28 affordable, embracing a mix of new dwellings, converted warehouse dwellings, market square, riverside pub, community hub, bar, cafe, and landscaping and gardens.

Some councillors were highly inspired on seeing the proposals, although TDC have yet to meet the organisation. Owned by TDC since 2010, the proposed development has been championed as having more than the expected amount of affordable housing, bigger gardens, and social housing provided for local people.

On an initial reading, some things stand out. The Viability Assessment Report states ‘the scheme generates a value below the Benchmark Land Value and it is therefore considered that the site is not able to accommodate any affordable housing’.

Instead, the baton is passed to another partnership that will see 18 of the 90 properties sold as social rent housing, conditionally funded by Homes England at a cost of £2,063,400 according to the document.

The Waste audit statement shows an estimated 240 tonnes of asbestos is to be taken to landfill, 14,000 tonnes of crushed concrete, brick, block stone to be recycled on site, and 5 tonnes of greenery externally recycled amongst other elements.

The burial and diversion of the Leat is addressed with language such as ‘existing leat to be abandoned and grubbed up’. The Leat holds wildlife species including the protected European eel, and runs all the way up through the valley and into the town. Future works are due to the bank of the Lemon regardless of the proposals, in order to secure future flood defences.

Bradley Lane’s contamination has built up over two centuries of industrial period alone. The Ground Investigation Report summary notes that arsenic poses “a potentially significant risk of causing harm to end users or the environment.”

The Geo-chemical testing results state that the arsenic on site exceeds the acceptable levels by x15. It is considered nonetheless that it would be “Non-Hazardous for landfilling purposes” and that risk to water supply contamination would be low. Of all the rhetoric around sustainable new builds, demolition is an issue.

Both government and Historic England have been working on this and are shouting more loudly about it. Releasing countless tonnes of carbon and other harmful elements into the atmosphere is now an outdated and environmentally damaging method of development.

A volunteer litter pick recently around the buildings was made easier by the sudden clearance of the buddleia along the main lane, showing more of the attractive features of the main Mill building, and also revealing the often hidden World War II bunker that sits behind the old Benbows.

Heras fencing has been again nailed to the walls of the smaller lane, though evidence suggests this is failing to keep adventurous children out.

We have a vital opportunity to enhance our remaining best features here in Newton Abbot.

The Mill buildings are far from at the end of their life, built of Devon limestone, red brick and local clay brick, some of the toughest building material known.

With the ruthless processes of development, you as the public need to state if you wish to see the Mills remain, before this last great intact piece of history is destroyed. Respond to the planning application without delay! Join us or sign the petition.

You have until 4 November. You can follow the Civic Society on https://www.facebook.com/newtonabbotcivicsociety

Planning reference 22/01500/MAJ