THE redevelopment of a historic site in North Tawton will be examined during a special fact-finding visit this month.

West Devon borough councillors are to view the old woollen mill site in North Tawton to fully assess the impact of a major redevelopment of the site.

The planning and licensing committee will assess the potential effects of 39 new residential units, and the conversion of existing buildings to create a further 23 residential units and office space.

Proposals to convert the site for housing were previously in front of the committee in April, but turned down by councillors for a variety of reasons, including visual impact, issues with traffic and parking, a potential flood risk, lack of affordable housing and effects on the community.

Previous applications to develop the site have been refused, including four applications for residential units in 1992.

Since April, the plans have been revised to make them more sympathetic to the site, including retention of the mill, one similarly aged industrial building and the adjacent large three storey building for residential use, and the smaller Victorian building for office use.

Case officer Anna Henderson-Smith recommended the site visit. She said in her report: 'This is an important but challenging allocated site, with many on-site features which offer both opportunities and constraints.

'At present it is too early in the planning process to have fully assessed the proposal and all the consultation responses and requirements, and make a formal recommendation to members, however, it is the officer recommendation that due to the unique nature of the site members conduct a site visit.'

Cllr Terry Pearce said: 'I fully support a site visit, so that new members of the committee can walk around the site and see its complications. I'd also like the Environment Agency to be present to discuss their issues on flooding.'

Flooding is one of the key issues that could prevent the redevelopment going ahead.

Some of the site includes an active flood plain, with the proposal seeking to protect the site from flooding while improving the flood protection and water flow through the leat on the site.

Fluvial flooding, the storage of flood water and surface water drainage issues remain, with a site visit allowing councillors to visualise how these problems could be resolved.

Miss Henderson-Smith's case report acknowledges that in a tough economic climate, the viability of the project could also be a problem: 'The site is subject to various constraints and issues which dictate the viability of development and are likely to explain why this allocated site has remained undeveloped to date.

'The flooding, costs of conversion, road over the leat, contamination and other factors all add to the cost of developing the site.

'In addition, there are standard policy requirements for planning contributions such as community facilities payments, education contributions and affordable housing which further adds to the costs of a scheme.'

The site would probably not include any affordable housing, but community benefits would be felt in other ways, through community facility contributions and the conversion of the smaller Victorian building for office use.

A public consultation took place in January following the first submission of the plans to West Devon Borough Council to gauge the reaction of local people to the proposals.

Around 150 local people turned up for the event, with most supporting the scheme, keen to see the site redeveloped to restore it to past glories.

The mill was established in around 1750 by John Fulford of Crediton. with the Fulford family remaining in possession until its sale to Gilbert Vicary in 1842.

The site was then sold to Messrs Shore of Halifax, who closed it in 1930.

Following the closure it was taken over by the British Wool Marketing Board in 1964 and used as a wool grading centre until its closure in 1992.

In 1994 the premises were purchased by a local land owner, and have remained empty ever since.

The main mill building was constructed in 1845 for Vicary, and is a good example of a mid 19th century warehouse.

The plans will go in front of the committee in the next planning and licensing meeting following the site visit.