Appendix B: Assessment of Sites included in the Greater Cambridge Housing Trajectory - Allocations at New Settlements
Comment
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168374
Received: 06/10/2019
Respondent: Fen Ditton Parish Council
Waterbeach New Town
The trajectory for Waterbeach New Town is a bit unclear since the LDF total is 9000 but 6500 for U&C are approved and RLW assumes 4500. If the overall total is 10,500 then the stress on Fen Ditton traffic will be higher than if the total is 9000.
Comment
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168392
Received: 11/10/2019
Respondent: Urban & Civic
Agent: David Lock Associates
Waterbeach New Town
Update on Waterbeach Barracks and Airfield Housing trajectory and supporting information regarding assumed delivery in the period 2019-2024.
Update on Waterbeach Barracks and Airfield Housing trajectory and supporting information regarding assumed delivery in the period 2019-2024.
Comment
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168395
Received: 14/10/2019
Respondent: Cambourne Town Council
Bourn Airfield New Village
Concerned regarding the forecast date of first completions at Bourn Airfield of 2021/22. This would require a start on site in mid-2020 which is clearly over-optimistic considering that outline planning permission is still pending.
Generally supportive of the forecast build-out rates at West Cambourne and Bourn Airfield. The forecast peak delivery on these sites of 150 dwellings per year is broadly reasonable and the combined figure of 300 dpa across both sites (which is lower than would be assumed for separate developments located further apart) importantly recognises likely issues with market absorption that were highlight in Sir Oliver Letwin's Independent Review of Build Out - Final Report (October 2018). This figure should, however, clearly be kept under review to ensure it is accurate.
Comment
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168405
Received: 14/10/2019
Respondent: Middle Level Commissioners
Northstowe - Phase 3 and later phases
It is noted that no dwellings have been included until after 2033.
Several issues remain outstanding concerning this development and the detrimental effect on the downstream water level management systems which if unresolved will increase the risk of flooding in the area. The Board consider it appropriate that its requirements are met before work commences on site.
Discussions have commenced with the applicant's engineering consultant but meaningful proposals have yet to be received.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168423
Received: 14/10/2019
Respondent: Abbey Properties Cambridgeshire Limited
Northstowe
Lack of Reserved Matters consents. Requirement for highway improvements. Landowner/housebuilder concerns about delivery.
Therefore -50 dwellings.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168424
Received: 14/10/2019
Respondent: Abbey Properties Cambridgeshire Limited
Waterbeach New Town
Lack of Reserved Matters consents on U&C scheme. Lack of Outline planning permission for RLW land and outstanding objections from statutory consultees.
Permission and application cumulatively exceed the housing allocated in the policy.
Therefore -333 dwellings.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168425
Received: 14/10/2019
Respondent: Abbey Properties Cambridgeshire Limited
Bourn Airfield New Village
Lack of Outline planning permission and outstanding objections from statutory consultees.
Therefore -250 dwellings.
Comment
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168446
Received: 14/10/2019
Respondent: Gladman Developments
Waterbeach New Town
It is critical that the delivery rates and lead-in times associated with sites in the supply are realistic and achievable. Gladman are concerned regarding the lead-in times of a number of sites, in particular on the basis of the time assumed for gaining planning consent.
Within South Cambridgeshire, our concerns regarding lead-in times relate primarily to three large sites (Waterbeach New Town, Bourn Airfield New Village and Cambourne West) where the anticipated delivery by the Council is considered overly optimistic given that in two cases outline consent has not yet been granted.
Comment
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168447
Received: 14/10/2019
Respondent: Gladman Developments
Bourn Airfield New Village
It is critical that the delivery rates and lead-in times associated with sites in the supply are realistic and achievable. Gladman are concerned regarding the lead-in times of a number of sites, in particular on the basis of the time assumed for gaining planning consent.
Within South Cambridgeshire, our concerns regarding lead-in times relate primarily to three large sites (Waterbeach New Town, Bourn Airfield New Village and Cambourne West) where the anticipated delivery by the Council is considered overly optimistic given that in two cases outline consent has not yet been granted.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168470
Received: 14/10/2019
Respondent: Pigeon Land Ltd
Agent: Savills
Waterbeach New Town
It would seem prudent to adopt a more cautious approach, which would have the following effect:
U&C
* Document: Submitted February 2017 - projected first completions September 2020 (3.6 years)
* Revised: Submitted February 2017 - projected first completions September 2022 (5.6 years)
RLW
* Document: Submitted May 2018 - projected first completions June 2021 (3.1 years)
* Revised: Submitted May 2018 - projected first completions June 2023 (5.1 years)
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168471
Received: 14/10/2019
Respondent: Pigeon Land Ltd
Agent: Savills
Bourn Airfield New Village
It would seem prudent to adopt a more cautious approach, which would have the following effect:
* Document: Submitted September 2018 - projected first completions March 2022 (3.5 years)
* Revised: Submitted September 2018 - projected first completions March 2024 (5.5 years)
Comment
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168476
Received: 11/10/2019
Respondent: Southern & Regional Developments
Agent: Claremont Planning Consultancy Ltd
Lack of acknowledgement of market influences in delivery rates. Appendix B fails to recognise forces beyond the Council's and developer's control which can significantly impact on rates of delivery. Whilst a focus on Northstowe has been used as a reference, the consideration of market driven forces and the impact it has on the wider economy is relevant to all forms of site delivery.
Comment
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168477
Received: 11/10/2019
Respondent: Southern & Regional Developments
Agent: Claremont Planning Consultancy Ltd
Northstowe
It is recognised that the delivery of Northstowe New Town represents the most deliverable strategic site that will provide the most achievable numbers within the next 5-year period. Phase 1 is now in the process of implementation through build-out by five housebuilders. The trajectory identifies that over the period 2019/2020 to 2023/2024, a total of 1,084 dwellings will be built, which is on average 43 dwellings per year per housebuilder. Whilst this would appear to be a realistic annual delivery rate, Appendix B fails to recognise forces beyond the Council's and developer's control which can significantly impact on rates of delivery.
For example, the questionnaire for Parcel H3 identified that there are concerns relating to market forces that could result in delay of the site moving forward. It is clear that the Councils have not taken into appropriate account the forces that are beyond theirs, and the developers, control that could influence the achievability of a development proposal.
Comment
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168478
Received: 11/10/2019
Respondent: Southern & Regional Developments
Agent: Claremont Planning Consultancy Ltd
Waterbeach New Town
It is recognised that although the Section 106 for the initial phase is yet to be agreed, the package covering infrastructure upgrades has been agreed by the Highway Authority. A Reserved Matters application for the infrastructure upgrades for the first phase is yet to be consented and therefore, the presumption that dwellings will begin to contribute to the 5-year supply from 2020/2021 is not realistic.
This demonstrates the issues that strategic allocations face in terms of infrastructure constraints and their significant requirements to deliver upgrades to ensure that housing can be implemented in practical terms. The Council has not appropriately incorporated any provision for contingency for the delivery of housing numbers.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168482
Received: 11/10/2019
Respondent: Southern & Regional Developments
Agent: Claremont Planning Consultancy Ltd
Northstowe - Phase 1
The site has multiple avenues for implementation and this provides a strong basis for delivery as the risk of delay is shared between multiple builders. It is recognised that a number of parcels are currently being actively delivered and therefore are robustly and materially contributing towards the housing supply of the Councils.
However, it is considered that the position of Parcels H8 and H9 does not demonstrate assurance of delivery that is required to calculate an accurate housing trajectory. These sites benefit from an extant outline consent, but currently do not have the requisite Reserved Matters permissions to provide for their delivery. Parcels H8 and H9 (203 dwellings) are yet to be granted their detailed consent, without which they cannot be delivered. Objection is raised to the identified delivery of these parcels as this does not demonstrate a realistic approach, especially where Barratt Homes have not provided a response to the Council.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168483
Received: 11/10/2019
Respondent: Southern & Regional Developments
Agent: Claremont Planning Consultancy Ltd
Northstowe - Phase 2
Concern is raised in respect of the timing of Phase 2. This is considered to be overly optimistic given the conditions imposed on the outline consent that restrict any dwellings from being occupied on Phase 2 prior to the A14 improvements. It is suggested that the potential delays over the delivery of this large infrastructure scheme have not been adequately taken into consideration. The timing identified by the developer is optimistic who anticipates construction on the first houses in mid-2020 and it is understood the Reserved Matters are not even under consideration yet.
If the trajectory is to accurately reflect the delivery rates of housing, a more conservative, but realistic, approach is required whereby the act of implementing presumptive delivery rates is removed.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168484
Received: 11/10/2019
Respondent: Southern & Regional Developments
Agent: Claremont Planning Consultancy Ltd
Waterbeach New Town
The Section 106 is yet to be signed. No Reserved Matters for the first wave of development has been agreed. The agents have identified that delivery of the first housing will be in 2020/2021. This is an unrealistic given the time required for consideration of such large-scale proposals and for their implementation in line with other pre-commencement requirements.
Will also impact on the delivery of housing after 2020/2021 which would represent a significant impact on the housing numbers of the trajectory.
Delivery of 250 dwellings per annum is not realistic and requires review.
The eastern part of the site is also reliant on the relocation of a railway station and therefore infrastructure requirements will underpin the delivery of new dwellings on this part of the site. Although the Councils recognised that housing delivery on this part of the site will be from 2021, given that outline consent is yet to be issued, this anticipated delivery timeframe is not realistic.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168485
Received: 11/10/2019
Respondent: Southern & Regional Developments
Agent: Claremont Planning Consultancy Ltd
Bourn Airfield New Village
The outline application is currently under consideration. The trajectory strategy identifies that the outline consent will be issued in 2019 and that development will begin in 2020, with houses themselves delivered from 2022. Whilst the current strategy provides 2 years for the first housing to be delivered, there is a particular risk of delay which should be more appropriately considered within the trajectory and delivery strategy. The strategy establishes that this site will deliver up to 300 homes per year, which is not practical or realistic delivery rate. The delivery of these 300 dwellings per year also includes 150 dwellings from Cambourne West. Provides a more robust position given that these numbers are from separate sites, but does give rise to issues regarding a dilution in demand and competing in same market.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168494
Received: 14/10/2019
Respondent: Endurance Estates
Agent: Carter Jonas
Waterbeach New Town
The Councils' commentary regarding this site is broken into two parts, although it is noted that the figures included in the trajectory are not which adds ambiguity to these. In order to get a better understanding of the likely timescales associated with first completions on this site comparable sites have been considered. With regard to the western portion of the site where there is a resolution to grant planning permission (made in May 2019) it is therefore reasonable to assume that no decision notice will be issued before November 2020. In light of the experience at Northstowe it is also reasonable to assume that it will take a further two years for deliveries to come forward on this site meaning that completions cannot be anticipated until November 2022. Accordingly, the Councils' trajectory is over ambitious and should be amended.
The information contained within the uploaded Housing Land Supply Assessment makes clear that the Councils', whether considered separately or jointly, are not able to demonstrate a five year housing land supply of deliverable sites in accordance with the requirements of the NPPF.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168495
Received: 14/10/2019
Respondent: Endurance Estates
Agent: Carter Jonas
Bourn Airfield New Village
The typical lead-in times that the Councils' have published do not include assumptions which relate specifically to strategic sites such as this. The only comparable sites are Cambourne and Northstowe - Phase 1. Taking an average of these two sites, it took 4.8 years from the registration of a planning application to first completions. Accordingly, the earliest monitoring year in which completions can be expected at Bourn Airfield New Village is 2022/2023. Even if it is accepted that the site is deliverable in accordance with the NPPF definition, which is considered to be questionable, the Councils' trajectory would need to be amended as follows to reflect lead in times for similar sites.
The information contained within the uploaded Housing Land Supply Assessment makes clear that the Councils', whether considered separately or jointly, are not able to demonstrate a five year housing land supply of deliverable sites in accordance with the requirements of the NPPF.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168511
Received: 14/10/2019
Respondent: Laragh House Developments Limited
Agent: Carter Jonas
Waterbeach New Town
The Councils' commentary regarding this site is broken into two parts, although it is noted that the figures included in the trajectory are not which adds ambiguity to these. In order to get a better understanding of the likely timescales associated with first completions on this site comparable sites have been considered. With regard to the western portion of the site where there is a resolution to grant planning permission (made in May 2019) it is therefore reasonable to assume that no decision notice will be issued before November 2020. In light of the experience at Northstowe it is also reasonable to assume that it will take a further two years for deliveries to come forward on this site meaning that completions cannot be anticipated until November 2022. Accordingly, the Councils' trajectory is over ambitious and should be amended.
The information contained within the uploaded Housing Land Supply Assessment makes clear that the Councils', whether considered separately or jointly, are not able to demonstrate a five year housing land supply of deliverable sites in accordance with the requirements of the NPPF.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168512
Received: 14/10/2019
Respondent: Laragh House Developments Limited
Agent: Carter Jonas
Bourn Airfield New Village
The typical lead-in times that the Councils' have published do not include assumptions which relate specifically to strategic sites such as this. The only comparable sites are Cambourne and Northstowe - Phase 1. Taking an average of these two sites, it took 4.8 years from the registration of a planning application to first completions. Accordingly, the earliest monitoring year in which completions can be expected at Bourn Airfield New Village is 2022/2023. Even if it is accepted that the site is deliverable in accordance with the NPPF definition, which is considered to be questionable, the Councils' trajectory would need to be amended as follows to reflect lead in times for similar sites.
The information contained within the uploaded Housing Land Supply Assessment makes clear that the Councils', whether considered separately or jointly, are not able to demonstrate a five year housing land supply of deliverable sites in accordance with the requirements of the NPPF.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168525
Received: 14/10/2019
Respondent: Bloor Homes Eastern
Agent: Carter Jonas
Waterbeach New Town
The Councils' commentary regarding this site is broken into two parts, although it is noted that the figures included in the trajectory are not which adds ambiguity to these. In order to get a better understanding of the likely timescales associated with first completions on this site comparable sites have been considered. With regard to the western portion of the site where there is a resolution to grant planning permission (made in May 2019) it is therefore reasonable to assume that no decision notice will be issued before November 2020. In light of the experience at Northstowe it is also reasonable to assume that it will take a further two years for deliveries to come forward on this site meaning that completions cannot be anticipated until November 2022. Accordingly, the Councils' trajectory is over ambitious and should be amended.
The information contained within the uploaded Housing Land Supply Assessment makes clear that the Councils', whether considered separately or jointly, are not able to demonstrate a five year housing land supply of deliverable sites in accordance with the requirements of the NPPF.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168526
Received: 14/10/2019
Respondent: Bloor Homes Eastern
Agent: Carter Jonas
Bourn Airfield New Village
The typical lead-in times that the Councils' have published do not include assumptions which relate specifically to strategic sites such as this. The only comparable sites are Cambourne and Northstowe - Phase 1. Taking an average of these two sites, it took 4.8 years from the registration of a planning application to first completions. Accordingly, the earliest monitoring year in which completions can be expected at Bourn Airfield New Village is 2022/2023. Even if it is accepted that the site is deliverable in accordance with the NPPF definition, which is considered to be questionable, the Councils' trajectory would need to be amended as follows to reflect lead in times for similar sites.
The information contained within the uploaded Housing Land Supply Assessment makes clear that the Councils', whether considered separately or jointly, are not able to demonstrate a five year housing land supply of deliverable sites in accordance with the requirements of the NPPF.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168539
Received: 14/10/2019
Respondent: Axis Land Partnerships
Agent: Carter Jonas
Waterbeach New Town
The Councils' commentary regarding this site is broken into two parts, although it is noted that the figures included in the trajectory are not which adds ambiguity to these. In order to get a better understanding of the likely timescales associated with first completions on this site comparable sites have been considered. With regard to the western portion of the site where there is a resolution to grant planning permission (made in May 2019) it is therefore reasonable to assume that no decision notice will be issued before November 2020. In light of the experience at Northstowe it is also reasonable to assume that it will take a further two years for deliveries to come forward on this site meaning that completions cannot be anticipated until November 2022. Accordingly, the Councils' trajectory is over ambitious and should be amended.
The information contained within the uploaded Housing Land Supply Assessment makes clear that the Councils', whether considered separately or jointly, are not able to demonstrate a five year housing land supply of deliverable sites in accordance with the requirements of the NPPF.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168540
Received: 14/10/2019
Respondent: Axis Land Partnerships
Agent: Carter Jonas
Bourn Airfield New Village
The typical lead-in times that the Councils' have published do not include assumptions which relate specifically to strategic sites such as this. The only comparable sites are Cambourne and Northstowe - Phase 1. Taking an average of these two sites, it took 4.8 years from the registration of a planning application to first completions. Accordingly, the earliest monitoring year in which completions can be expected at Bourn Airfield New Village is 2022/2023. Even if it is accepted that the site is deliverable in accordance with the NPPF definition, which is considered to be questionable, the Councils' trajectory would need to be amended as follows to reflect lead in times for similar sites.
The information contained within the uploaded Housing Land Supply Assessment makes clear that the Councils', whether considered separately or jointly, are not able to demonstrate a five year housing land supply of deliverable sites in accordance with the requirements of the NPPF.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168553
Received: 14/10/2019
Respondent: Bloomhall Ltd
Agent: Carter Jonas
Waterbeach New Town
The Councils' commentary regarding this site is broken into two parts, although it is noted that the figures included in the trajectory are not which adds ambiguity to these. In order to get a better understanding of the likely timescales associated with first completions on this site comparable sites have been considered. With regard to the western portion of the site where there is a resolution to grant planning permission (made in May 2019) it is therefore reasonable to assume that no decision notice will be issued before November 2020. In light of the experience at Northstowe it is also reasonable to assume that it will take a further two years for deliveries to come forward on this site meaning that completions cannot be anticipated until November 2022. Accordingly, the Councils' trajectory is over ambitious and should be amended.
The information contained within the uploaded Housing Land Supply Assessment makes clear that the Councils', whether considered separately or jointly, are not able to demonstrate a five year housing land supply of deliverable sites in accordance with the requirements of the NPPF.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168554
Received: 14/10/2019
Respondent: Bloomhall Ltd
Agent: Carter Jonas
Bourn Airfield New Village
The typical lead-in times that the Councils' have published do not include assumptions which relate specifically to strategic sites such as this. The only comparable sites are Cambourne and Northstowe - Phase 1. Taking an average of these two sites, it took 4.8 years from the registration of a planning application to first completions. Accordingly, the earliest monitoring year in which completions can be expected at Bourn Airfield New Village is 2022/2023. Even if it is accepted that the site is deliverable in accordance with the NPPF definition, which is considered to be questionable, the Councils' trajectory would need to be amended as follows to reflect lead in times for similar sites.
The information contained within the uploaded Housing Land Supply Assessment makes clear that the Councils', whether considered separately or jointly, are not able to demonstrate a five year housing land supply of deliverable sites in accordance with the requirements of the NPPF.
Object
Greater Cambridge Housing Trajectory and Five Year Housing Land Supply - Main Document
Representation ID: 168570
Received: 14/10/2019
Respondent: Bidwells
Waterbeach New Town
It is questionable whether this permission should be taken into consideration given that it was achieved almost five months after the base date, although it is acknowledged that the site would already be part of the land supply by virtue of its allocation.
It is understood that a reserved matters application for the first phase is likely to be submitted imminently, which could reasonably be approved by the end of the 2019/20 financial year. Therefore, it is realistic to assume that there will be some completions in 2021/22; for ease it is assumed that this is 30dpa, the equivalent of one sales outlet operating for six months.
It is unrealistic to assume that two sales outlets would be operating by year-two and four by year-three. This would require considerable infrastructure to be implemented. Also, whilst it is plausible that have already agreed terms with one housebuilder, it is unlikely that agreements with others have yet progressed.
It is realistic to assume that a second sales outlet could be achievable in 2020/23 with a third in 2023/24. There is a realistic prospect that 390 dwellings are deliverable on this site within the five-year period.