S/RRA: Allocations in the rest of the rural area

Section 2.6: Rest of Rural Area

OBJECT

It is considered that the growth of the more sustainable villages must be part of the development strategy for emerging GCLP, and particularly those villages that contain a very good range of services and facilities, are accessible by a range of modes of transport, and where there is an identified need for affordable housing for those with a local connection to the village. Fulbourn falls within this category.

Paragraph 79 of the NPPF seeks to promote sustainable development in rural areas and acknowledges that housing can enhance or maintain the vitality of rural communities and support local services. The promoted developments at land off Home End and land at Court Meadows House off Balsham Road (as amended) in Fulbourn would support the existing services and facilities in the village, including the supermarket and other small convenience stores, the library, and post office, and existing and future bus services.

Paragraph 69 acknowledges the role that small and medium sized sites can make towards meeting the housing requirements, and that such sites are often built-out relatively quickly. Small and medium sized sites typically only require limited new physical infrastructure and amendments to the access arrangements. The housing monitoring data from Cambridge and South Cambridgeshire confirms that small and medium sites are delivered quickly i.e. within two to three years. It is considered that small and medium sized sites make a significant contribution towards the short term housing land supply and the five year housing land supply position in Greater Cambridgeshire. It is requested that small sized sites as promoted by KG Moss Will Trust/Moss Family in Fulbourn are allocated to meet the requirement for a mix of sites including those that are easily deliverable.

Paragraph 104 of the NPPF expects transport issues to be considered at the earliest stages of plan-making. Those issues include opportunities created by existing or proposed transport infrastructure in terms of the scale, location and density of development, and opportunities to promote walking, cycling and public transport use. There are regular bus services to Cambridge, Haverhill, and Newmarket from Fulbourn, and there is a cycle route between Fulbourn and Cambridge. The Greater Cambridge Partnership has proposed a greenway (walking and cycling route) between Fulbourn and Cambridge. The Greater Cambridge Partnership’s Making Connections project seeks to improve the frequency of bus services from Fulbourn, including to Cambridge, Cambridge Station, Cambridge Biomedical Campus, and the proposed Cambridge South Station. Fulbourn is a sustainable location in transport terms, and additional development in this location would be consistent with Paragraph 104.

Paragraph 62 of the NPPF expects the size, type, and tenure of housing needs of the community to be assessed and reflected in planning policies, including for example those with an affordable housing need, students, renters, and self-builders. South Cambridgeshire District Council's 'Housing Statistical Information Leaflet' (December 2019) identified a need for 65 affordable dwellings in Fulbourn for those with a local connection to the village. This identified need would not be met without allocations in the village.

There are three current and recent major housing developments in Fulbourn, as follows:

• App Ref. S/3396/17/FL: A rural exception housing scheme off Balsham Road for 14 affordable dwellings. The s106 Agreement includes a planning obligation requiring the affordable housing to be occupied by those that can demonstrate a local connection to Fulbourn. The development is complete.
• App Ref. S/0202/17/OL: An application for 110 dwellings off Teversham Road, with 30% affordable housing which equates to 33 affordable dwellings. The s106 Agreement includes an affordable housing obligation requiring the first 8 affordable dwellings only to be offered to those that can demonstrate a local connection, with the remainder of the affordable housing available for district-wide housing needs.
• S/0670/17/OL: An application for 203 dwellings at the former Ida Darwin Hospital site, with 40% affordable housing which equates to 81 dwellings. The s106 Agreement does not include any obligations specifying that affordable housing must be offered to those with a local connection, and therefore the affordable housing is available for district-wide needs.

Therefore, all of the completed Balsham Road development was available to meet local housing needs, a small proportion of the Teversham Road development will be available for local housing needs, and none of the Ida Darwin Hospital development will be specifically allocated to meet local housing needs. It is acknowledged that those with a local connection to Fulbourn might apply for an affordable dwelling at the Teversham Road and Ida Darwin Hospital developments, but it is likely that the majority of affordable dwellings provided at these developments will be allocated to meet district-wide housing needs. Therefore, despite the existence of recent and current housing developments in Fulbourn it is very likely that the identified affordable housing needs of the village for those with a local connection will remain unmet during the plan period. In addition, as one of the more sustainable villages in South Cambridgeshire, Fulbourn should be meeting district-wide affordable housing needs and not just those needs generated in the village.

The promoted developments by KG Moss Will Trust/Moss Family in Fulbourn would include housing and affordable housing to meet local needs of the village.

For all these reasons, additional small scale housing allocations should be made in the more sustainable villages within the rest of the rural area, including Fulbourn, because it is accessible by sustainable modes of transport, it is well related to employment opportunities, there is a need to support the existing services and facilities within the village, and there is an identified need for affordable housing in the villages which would only be partially met by other developments.

KG Moss Will Trust/Moss Family’s representations to the assessments for land of Home End (Site Ref. 40523) and land at Court Meadow House off Balsham Road (Site Ref. 40522) in Fulbourn in the HELAA comment on the potential constraints identified with the promoted development and explain how those constraints would be addressed. In summary, the land off Home End does not meet the criteria for designation as an Important Countryside Frontage and has no relationship with the countryside, and the characteristics of the means it does not contribute to the openness or purposes of the Green Belt. The site area for the land at Court Meadows House off Balsham Road has been reduced to take into account the site assessment and reduce potential impacts from the development at the site.

Requested Change

It is requested that the development strategy for the rest of the rural area includes additional residential allocations in Fulbourn, at land off Home End and at land at Court Meadows House off Balsham Road.

The requested allocation at land off Home End in Fulbourn would have the following policy requirements:

• Site Area of 0.27 Ha
• Capacity for approx. 18 dwellings, including affordable housing
• Seek to retain trees and hedgerows at site boundary
• Design and layout to protect and enhance Fulbourn Conservation Area and other heritage assets

The requested allocation at land at Court Meadows House off Fulbourn Road in Fulbourn would have the following policy requirements:

• Site Area of 4.30 Ha
• Capacity for approx. 130 dwellings, including affordable housing and self/custom build plots
• Retain trees and hedgerows at site boundary
• Provide new strategic landscape buffer at north eastern boundary
• Provide green infrastructure
• Protect the existing public bridleway at south eastern boundary

The following sites have been promoted through previous iterations of the plan and through the Call for Sites process and should be allocated for development:

Land at Bannold Road Waterbeach (ref 40466)

Land off Kingfisher Way, Cottenham (ref 40472)(additional information submitted through call for sites proforma)

Land to the north of Cottenham (new site)

Land at Boxworth End Swavesey (ref 40506) (additional information submitted through call for sites proforma)

Land at Priest Lane, Willingham (ref 40468) (additional information submitted through call for sites proforma)

We wish to raise an objection to the failure of the authority to allocate land at Hazlewell Court, Bar Road, Lolworth (Site URN 676). None of the allocations set out under policy S/RRA include for a hotel, EV charging hub or supporting services. We would therefore argue that the importance of these facilities being located within the A14 corridor has been overlooked and would encourage the authority to reconsider how these uses could play an important role in the planned objectives. The potential to expand the existing rural business park has also been missed, and would emphasise that the expansion of existing established uses is in line with the plan objectives.

It is considered that the growth of the more sustainable villages must be part of the development strategy for the emerging GCLP, and particularly those villages that contain a good range of services and facilities, are accessible by a range of modes of transport, and/or where there is an identified need for affordable housing for those with a local connection to the village.

Paragraph 79 of the NPPF seeks to promote sustainable development in rural areas and acknowledges that housing can enhance or maintain the vitality of rural communities and support local services. The promoted development by MPM Properties (TH) Ltd and Thriplow Farms Ltd at the Grain Store Site, Lodge Road, Thriplow (call for site reference 47379) would support the existing services and facilities in the village.

Paragraph 69 acknowledges the role that small and medium sized sites can make towards meeting the housing requirements, and that such sites are often built-out relatively quickly. Small and medium sized sites typically only require limited new physical infrastructure and amendments to the access arrangements. The housing monitoring data from Cambridge and South Cambridgeshire confirms that small and medium sites are delivered quickly i.e. within two to three years. It is considered that small and medium sized sites make a significant contribution towards the short term housing land supply and the five year housing land supply position in Greater Cambridgeshire. It is requested that small/medium sized sites such as the Grain Store Site, Lodge Road, Thriplow are allocated to meet the requirement for a mix of sites including those that are easily deliverable.

Paragraph 62 of the NPPF expects the size, type and tenure of housing needs of the community to be assessed and reflected in planning policies, including for example those with an affordable housing need. In the case of Thriplow, the emerging Neighbourhood Plan identities a need for 22 affordable homes with a local connection to the village. The promoted development by MPM Properties (TH) Ltd and Thriplow Farms Ltd at the Grain Store Site, Lodge Road, Thriplow would include market and affordable housing to help meet the local needs of the village.

For all these reasons, small scale housing allocations should be made in the more sustainable villages within the rest of the rural area because there is a need to support the existing services and facilities within those villages, and there is an identified need for affordable housing in those villages which would not be met via other means.

Requested Change

It is requested that the development strategy for the rest of the rural area includes an additional allocation at the Grain Store Site, Lodge Road, Thriplow.

The following sites have been promoted through previous iterations of the plan and through the Call for Sites process and it is considered that they should be allocated for development:
Land at Dry Drayton Road, Oakington (ref 51617)
Land at Fen End Willingham (ref 40469)

Representation by Saskia Barker to Draft Policy S/RRA- Land adjacent to Bridleway 2 between Highfields Road and Hardwick Wood, Highfields Caldecote. Proposed Local housing(7 highly sustainable mixed dwellings on 0.606 ha potentially self- or custom-build), amenity open space and allotments(0.202 ha) and enhanced wildlife area on 1.9 ha.

We believe there should be more allocations proposed within this area including the allocation of a number of small sites under 1 ha to allow the plan to be in accordance with NPPF paragraph 69.

We question some of the findings of the HELAA assessment process in particular site 40461.

This site was dismissed as it scored one RED result in the matrix which related to landscape. The comments received were as follows:
“Development throughout this site would have a
significant adverse impact to the existing settlement
character, an encroachment into the landscape,
permanent and removal an existing paddock upon the edge of the existing settlement. Development would also cause a creep of development towards the A10 joining Meldreth to the Industrial/Agricultural site on the other side of the A10. This creep may create precedent for further development which may further diminish the separation between Meldreth and Melbourn. Development has the potential to change the character of the edge of the village and extend its urban edge up to A10 and beyond.”
We disagree with this assessment and would like to make the following points:
Firstly, the site has been incorrectly referred to as a paddock, it is a vacant area of scrubland land with no current use.
The area between the trainline and the A10 already forms a distinct separation gap between Meldreth and Melbourn. We believe this creates an defined landscape gap between the two settlements. Site 40461 relates more closely to Melbourn, by nature of the character of the area. The development of a small number of homes (circa 8 dwellings) will not diminish the separation between both settlements. The site is screened on all sides and not visible from the wider landscape from any direction. There are no views into the site from the A10, to the north, and the site is surrounded by mature vegetation which screens the site from all public view points.
The owner of the site encourages the Shared Planning Service to undertake a site visit to fully appreciate its context and character and to amend the HELAA assessment.
This site, due to its size, will make a positive contribution to the smaller sites of under 1 ha needing to be identified to meet the NPPF paragraph 69 guidance.

It is considered that the growth of the more sustainable villages must be part of the development strategy for emerging GCLP, and particularly those villages that contain a good range of services and facilities, are accessible by a range of modes of transport, and where there is an identified need for affordable housing for those with a local connection to the village.

Paragraph 79 of the NPPF seeks to promote sustainable development in rural areas and acknowledges that housing can enhance or maintain the vitality of rural communities and support local services. The promoted development at land east of Ridgeway and Old Pinewood Way, Papworth Everard would support the existing services and facilities in the village.

Paragraph 69 acknowledges the role that small and medium sized sites can make towards meeting the housing requirements, and that such sites are often built-out relatively quickly. Small and medium sized sites typically only require limited new physical infrastructure and amendments to the access arrangements. The housing monitoring data from Cambridge and South Cambridgeshire confirms that small and medium sites are delivered quickly i.e. within two to three years. It is considered that small and medium sized sites make a significant contribution towards the short term housing land supply and the five year housing land supply position in Greater Cambridgeshire. It is requested that small/medium sized sites such as land to the east of Ridgeway and Old Pinewood Way, Papworth Everard are allocated to meet the requirement for a mix of sites including those that are easily deliverable.

Paragraph 104 of the NPPF expects transport issues to be considered at the earliest stages of plan-making. Those issues include opportunities created by existing or proposed transport infrastructure in terms of the scale, location and density of development, and opportunities to promote walking, cycling and public transport use. Paragraph 105 expects significant development to be focused on locations which are or can be made sustainable.

Where people do need to travel out of the village, there is access to an established bus service which provides connections from the village to Cambourne, St Neots, Cambridge, Huntingdon and St Ives. The main bus route is provided by the X3 bus. While this currently provides an hourly service, there are gaps in the timetable during the AM and PM peak hour. As a result it is very difficult for residents of Papworth to utilise this as a commuter service. It was therefore agreed with the operator during the consideration of the previous applications on the site that the development would deliver enhancements to the service to provide additional services in the AM and PM peak hours.

However, an enhanced bus network was discussed at the Greater Cambridge Partnership’s Executive Board committee meeting on 30 September 2021. The reports pack associated with this meeting identify Papworth Everard of being within the Northstowe to St Ives corridor and states that the proposals could include a new hourly service for Papworth Everard with potential implementation in 2023.

Cambridgeshire County Council are also currently delivering a cycle and pedestrian link from Papworth to Cambourne. This will provide a 2m wide cycle path along the eastern side of the A1198 to provide a link between the existing cycle path located north of the A1198/A428 junction, and the existing footpath network at the southern point of Papworth. The works are currently scheduled to be completed by February 2022. This will provide a direct cycle link to Cambourne, and all of the facilities provided within it.

East West Rail is a major infrastructure project which is proposed to connect Oxford and Cambridge.
Consultation took place from March to June 2021 on route alignment. All of the five routes proposed for the Bedford to Cambridge section of the route include a new station at Cambourne. Although the exact location of this is to be determined, this would provide significantly improved rail connections to the residents of Papworth Everard.

Upgrades are also proposed to the A428 between the Black Cat roundabout and Caxton Gibbet roundabout with a new 10-mile dual carriageway and a number of junction improvements. A Development Consent Order application was submitted on 26 February 2021. This entered the examination stage on 18 August 2021 and the draft examination timetable has now been published and it is currently anticipated that the examination will close in February 2022.

The site promoted by Bloor Homes Eastern at land east of Ridgeway and Old Pinewood Way, Papworth Everard is accessible to all of the services and facilities in the village by walking, cycling and public transport. As such, there are realistic alternatives to the car for travel to and from Papworth Everard and improvements are being made to the village’s connectivity.

Paragraph 62 of the NPPF expects the size, type and tenure of housing needs of the community to be assessed and reflected in planning policies, including for example those with an affordable housing need, students, renters and self-builders. South Cambridgeshire District Council's 'Housing Statistical Information Leaflet' (December 2019) identified a need for 41 affordable dwellings in Papworth Everard. This identified need would not be met without allocations in Papworth Everard. The promoted development by Bloor Homes Eastern at land east of Ridgeway and Old Pinewood Way, Papworth Everard would include housing and affordable housing to meet local needs of the village.

Additionally, the proposed development of land east of Ridgeway and Old Pinewood Way, Papworth Everard would delivery significant infrastructure and community benefits. This would include the benefits that were associated with the previous proposal for the site including: reserve land for a pre-school facility; contributions towards primary and secondary school provision; library contribution; contribution for improvements to Papworth Surgery; enhancements to off-site public footpaths; enhancements to bus services to deliver an additional service in the peak hour.

The Masterplan submitted with these representations also demonstrates how additional benefits could be delivered including a scout hut/community facility. The proposed development is landscape led, with significant areas of open space and planting. Bloor Homes Eastern are also committed to ensuring the suitability of the proposed development, not just in terms of its location, but also through the inclusion of EV charging points, air source heat pumps, PV panels and a car club with associated car club spaces throughout the proposed development.

For all these reasons, medium scale housing allocations should be made in the more sustainable villages within the rest of the rural area, including Papworth Everard, because those villages are accessible by sustainable modes of transport, there is a need to support the existing services and facilities within those villages, and there is an identified need for affordable housing in those villages which would not be met via other means.

Bloor Homes Eastern’s representations to the assessment of land east of Ridgeway and Old Pinewood Way, Papworth Everard in the HELAA (Site Ref. 40439) comment on the potential constraints identified with the promoted development and explain how those constraints would be addressed. In summary, there are no significant constraints to the development of this site and there are substantial benefits associated with its delivery.

Requested Change

It is requested that the development strategy for the rest of the rural area includes an additional allocation at land east of Ridgway and Old Pinewood Way, Papworth Everard. It is requested that this site is allocated with the following policy requirements:

Site Area of 9.24ha
Capacity for approx. 160 dwellings, including affordable housing and self/custom build
Provision for pre-school site
Provision for scout hut/community facility

The First Proposals document identifies the following sites:
• S/RRA/SAS Land to the south of the A14 Services - Site area of 18.2 hectares with a focus on warehousing and distribution; and
• S/RRA/BBP Land at Buckingway Business Park, Swavesey - Site area of 2.1 hectares extension to Buckingway Business Park and considered suitable for Class B2 (General Industrial) or Class B8, (Storage or Distribution). B8 uses would be limited to small to medium sized premises.

Huntingdonshire District Council would welcome further discussions regarding these sites before any comment is provided. Further information would be welcomed specifically in relation to the potential transport and economic impact of these sites and their relationship with the Huntingdonshire economy and the nearby Lakes Business Park.

It is considered that the growth of the more sustainable villages must be part of the development strategy for emerging GCLP, and particularly those villages that contain a good range of services and facilities, are accessible by a range of modes of transport, and where there is an identified need for affordable housing for those with a local connection to the village.

Paragraph 79 of the NPPF seeks to promote sustainable development in rural areas and acknowledges that housing can enhance or maintain the vitality of rural communities and support local services.

Paragraph 69 acknowledges the role that small and medium sized sites can make towards meeting the housing requirements, and that such sites are often built-out relatively quickly. Small and medium sized sites typically only require limited new physical infrastructure and amendments to the access arrangements. The housing monitoring data from Cambridge and South Cambridgeshire confirms that small and medium sites are delivered quickly i.e. within two to three years. It is considered that small and medium sized sites make a significant contribution towards the short term housing land supply and the five year housing land supply position in Greater Cambridgeshire.

Paragraph 104 of the NPPF expects transport issues to be considered at the earliest stages of plan-making. Those issues include opportunities created by existing or proposed transport infrastructure in terms of the scale, location and density of development, and opportunities to promote walking, cycling and public transport use. Paragraph 105 expects significant development to be focused on locations which are or can be made sustainable.

The Greater Cambridge area includes many large villages (currently classified as Rural Centres, Minor Rural Centres and Group Villages) which have train stations, guided busway routes, rapid bus connections and greenway cycle lanes with link to employment centres and Cambridge city centre. They are accessible to a variety of services and facilities by realistic alternatives to the car. Further, these villages contain a variety of services and facilities which would be supported by new residents.

Paragraph 62 of the NPPF expects the size, type and tenure of housing needs of the community to be assessed and reflected in planning policies, including for example those with an affordable housing need, students, renters and self-builders. South Cambridgeshire District Council's 'Housing Statistical Information Leaflet' (December 2019) identified a need for a significant number of affordable homes in many of the District’s villages. This identified need would not be met without allocations in these villages, which would include housing and affordable housing.

The County has sought to promote additional sites for development at locations in Cottenham (ref 40176), Histon (refs 40193 and 40192), Waterbeach (ref 40183), Willingham (ref 40179), Melbourn (ref 40199) and Foxton (ref 40148). All are ranked in the current Local Plan as either Rural Centres or Minor Rural Centres, and Foxton (currently a Group Village) has a train station and is potentially to become a rural travel hub. All of these villages contain a good range of services and facilities, including schools, shops and public transport links. Several of the sites benefit from close proximity to rail stations with links to central Cambridge and London.

For all these reasons, small scale housing allocations should be made in the more sustainable villages within the rest of the rural area because those villages are accessible by sustainable modes of transport, there is a need to support the existing services and facilities within those villages, and there is an identified need for affordable housing in those villages which would not be met via other means.

Requested Change

It is requested that the development strategy for the rest of the rural area includes additional allocations in the following locations:

Glebe Farm, Twenty Pence Road, Cottenham Glebe Fen Farm
• Site area of 6.8 Ha
• Capacity of approx. 150 dwellings, including affordable housing and self/custom build
• Provision of significant new open space, including a buffer to the church yard
• Retain key views of the Church and Conservation Area and minimise harm to heritage assets

Land west of Cottenham Road, Histon (Buxhall Farm)
• Site area of 4.8 Ha
• Capacity of approx. 40 dwellings, including affordable housing, to the front of the site along Cottenham Road
• Provision of new open space and potentially community land to the rear, with biodiversity enhancements and strategic landscaping

Land adjacent to Histon School, Glebe Way, Histon
• Site area of 2.32 Ha
• Capacity of approx. 60 dwellings, including affordable housing and self/custom build
• Provision of new open space and landscaping, including links to Northern Buxhall Farm local green space

Land to the north of Cardyke Road, Waterbeach Cardyke Road
• Site area of 2 Ha
• Capacity of approx. 40 dwellings, including affordable housing and self/custom build
• Pedestrian and cycle links to Cambridge Road and Cardyke Road

Belsar Farm, Willingham
• Site area of 0.88 Ha
• Capacity of approx. 26 dwellings, including affordable housing
• Pedestrian and cycle links to neighbouring development and Sponge Drove

Tostock Farm, Cambridge Road, Melbourn
• Site area of 13.01 Ha
• Capacity for approx. 150 dwellings, including affordable housing and self/custom build
• Significant new open space and strategic landscaping
• New pedestrian links to Cambridge Road and Portway
• Enhancement of existing agricultural access to Cambridge Road

Herod’s Farm, High Street, Foxton
• Site area of 5 Ha
• Capacity of approx. 90 dwellings, including affordable housing and self/custom build
• Provide open space and green infrastructure, including enhanced biodiversity and landscape buffer as requested by Neighbourhood Plan
• Upgrade existing vehicular access on High Street and provide new links to Rowlands Close

1. R2 Developments are promoting two Green Belt sites in Foxton, which are 'Land to the north and east of Barrington Road' (HELAA Ref: 40412) and 'Land to the south-east of Cambridge Road (HELAA Ref: 40408) for removal from Green Belt and subsequent allocation for residential and mixed-use development respectively. The publication of the HELAA review which appraises the development potential of the sites is welcomed by our client. However, there are a number of specific technical flaws in the published appraisal which should be remedied as the GCLP preparation continues.

2. Given that the proposed site allocations involve the release of Green Belt land, a Landscape Appraisal has been prepared by our client.

3. Separate Tables have been submitted to identify inaccuracies within the HELAA schedules and recommend amendments.

(SEE SEPERATE SHEET FOR TABLES 4 & 5)

4. Our client considers that the Councils should identify additional available and deliverable sites from a range of sustainable rural locations. There are a number of sustainable rural sites capable of accommodating proportionate housing growth within the plan period. The disproportionately low level of growth assigned to sustainable rural settlements will compromise the vitality of the settlement, contrary to paragraph 79 of the NPPF. Our client also considers that there are a compelling package of exceptional circumstances which justifies the release of the sites from the Green Belt.

5. In order to provide greater certainty for the plan period, it will be necessary to increase the amount of housing and employment space in Group Villages, such as Foxton. This provides the opportunity to allocate both 'Land to the north and east of Barrington Road' (HELAA Ref: 40412) and 'Land to the south-east of Cambridge Road (HELAA Ref: 40408) for residential and mixed-use development (office and research development), respectively.

Our client, Mr Henry d’Abo, is owner of the West Wratting Park Estate and is promoting a number of parcels of land within the Estate for allocation in the emerging Greater Cambridge Local Plan (GCLP). Indeed, at earlier stages of the plan preparation process a number of ‘Call for Sites’ submissions been made identifying the available sites and the development opportunity. The sites identified through our client’s previous submissions are as follows:

- Either side of Padlock Road, West Wratting – 7-8 dwellings, open space & community facilities
- Challis Field, West Wratting – 60 dwellings, open space & community facilities
- The Common, West Wratting – 15 dwellings, open space & community facilities
- Land at Weston Green (two parcels) – Parcel one to the rear of the Methodist chapel – 4 dwellings. Parcel two - Land opposite the reading room abutting the cricket pitch potentially 15 dwellings. Open space & community facilities.
- Land at Hall Farm, Church End, Weston Colville (comprising two parcels of land adjacent to each other) – 50,000-100,000 sqft (B1b/B2) and 50 affordable dwellings.

All of these sites continue to be actively promoted and are available for development as part of our client’s vision to deliver a sustainable and positive legacy for the local community, a long term ‘Estate Plan’.

It is noted that the Council has assessed the above listed sites via one appraisal process (Ref: 56213) rather than making a series of appraisals on a site by site basis. It is also noted that the associated mapping omits the farm complex from the site ‘Land at Hall Farm’. It is clear from our review that the process undertaken by the Council to date has not been robust. It is strongly recommended that Council should re-assess each of the sites promoted by our client and publish appraisals for each site at the next GCLP consultation stage.

At this time our client wishes to provide a significant update regarding the Land at Hall Farm, Church End. This farm complex is the site of a proposed world-class biomedical facility. Our client has now instructed a consultant team and Architect to advise on bringing forward a proposal at this site, with a formal planning pre-application advice submission to be made to South Cambridgeshire District Council in the coming weeks. The pre-application advice submission will be based on bringing forward a proposal for the following:

- A biomedical research and manufacturing facility of approximately 180,000sqft (16,722sqm) capable of supporting approximately 100 jobs
- A net zero-carbon building
- Associated uses such as a: a creche, community shop and café (which would be open to the wider community)
- A vehicular access which utilities the current access off Church End
- A comprehensive sustainable travel manifesto to support the proposals in perpetuity
- A comprehensive sustainable drainage and water recycling strategy
- A comprehensive landscaping and tree planting scheme across the site
- Potential residential accommodation serving the development and wider community.

Given the positive progress that our client has made in bringing forward emerging proposals new ‘Call for Sites Forms’ and a Site Location Plan are now being submitted.

Cambridgeshire County Council as landowner supports the proposed allocation of Mansel Farm, Oakington (reference S/RRA/MF). The site is sustainably located and adjacent to the busway station. The constraints set out in the GCLP can be addressed and the site remains suitable, available and achievable for the allocation proposed.

It should be noted that at a density of 25dph (suitable for a rural context), the site could support around 35 dwellings. This would still allow for a landscape buffer whilst ensuring development relates well to Meadow Farm Close. The 'Housing Statistical Information Leaflet' for South Cambs indicates a need for 20 affordable dwellings in Oakington, and an allocation of 35 homes (as proposed by the County) could support a greater proportion of this need than an allocation for 20 homes (as is currently preferred).

Cambridgeshire County Council supports the allocation of land at Buckingway Business Park, Swavesey (reference S/RRA/BBP). The site is located adjacent to the existing business park and close to the strategic highway network, and would be suited for a variety of B-class uses. The constraints set out in the GCLP can be addressed and the site remains suitable, available and achievable. Access is to be achieved via the existing agricultural access from Anderson Road.

Requested Change
S/RRA/MF Land at Mansel Farm, Station Road, Oakington
• Site area of 1.4 hectares
• Capacity for approximately 35 homes
• Provision of pedestrian access towards the busway stop
• Provision of substantial landscape buffer on eastern boundary

S/RRA/BBP Land at Buckingway Business Park, Swavesey
• Site area of 2.1 Ha
• Suitable for Class B2 or Class B8 uses
• Development should include a detailed odour assessment related to the nearby Uttons Drove Water Recycling Centre
• Access to be via Anderson Road

OBJECT

It is considered that the growth of the more sustainable villages must be part of the development strategy for emerging GCLP, and particularly those villages that contain a good range of services and facilities, are accessible by a range of modes of transport, and where there is an identified need for affordable housing for those with a local connection to the village.

Paragraph 79 of the NPPF seeks to promote sustainable development in rural areas and acknowledges that housing can enhance or maintain the vitality of rural communities and support local services. The promoted development by Endurance Estates at land off Old House Road in Balsham would support the existing services and facilities in the village, including the village shop, post office, public houses, and existing and future bus services.

Paragraph 69 acknowledges the role that small and medium sized sites can make towards meeting the housing requirements, and that such sites are often built-out relatively quickly. Small and medium sized sites typically only require limited new physical infrastructure and amendments to the access arrangements. The housing monitoring data from Cambridge and South Cambridgeshire confirms that small and medium sites are delivered quickly i.e. within two to three years. It is considered that small and medium sized sites make a significant contribution towards the short term housing land supply and the five year housing land supply position in Greater Cambridgeshire. It is requested that small/medium sized sites such as land off Old House Road in Balsham are allocated to meet the requirement for a mix of sites including those that are easily deliverable.

Paragraph 104 of the NPPF expects transport issues to be considered at the earliest stages of plan-making. Those issues include opportunities created by existing or proposed transport infrastructure in terms of the scale, location and density of development, and opportunities to promote walking, cycling and public transport use. Paragraph 105 expects significant development to be focused on locations which are or can be made sustainable. The services and facilities within Balsham are all accessible by walking and cycling. Balsham is on a bus route, with regular services to Haverhill and Linton and a limited daily service to Cambridge. There is a school bus service from Balsham to the secondary school at Linton Village College. The Greater Cambridge Partnership’s Making Connections project proposes a more frequent rural bus service for Balsham. Balsham will have a direct link to the ‘A11 Travel Hub’. As such, there will be realistic alternatives to the car for travel to and from Balsham once the Making Connections project has been delivered. Balsham is well related to Linton and to employment opportunities at Babraham Research Campus and Granta Park.

Paragraph 62 of the NPPF expects the size, type, and tenure of housing needs of the community to be assessed and reflected in planning policies, including for example those with an affordable housing need, students, renters, and self-builders. South Cambridgeshire District Council's 'Housing Statistical Information Leaflet' (December 2019) identified a need for 21 affordable dwellings in Balsham for those with a local connection to the village. This identified need would not be met without allocations in the village. The promoted development by Endurance Estates at land off Old House Road in Balsham would include housing and affordable housing to meet local needs of the village.

For all these reasons, small scale housing allocations should be made in the more sustainable villages within the rest of the rural area, including Balsham, because those villages are accessible by sustainable modes of transport, there is a need to support the existing services and facilities within those villages, and there is an identified need for affordable housing in those villages which would not be met via other means.

The Endurance Estates representations to the assessment of the land off Old House Road in Balsham site in the HELAA (Site Ref. 40438) comment on the potential constraints identified with the promoted development and explain how those constraints would be addressed. In summary, there would be negligible impact on landscape character, the hedgerows and trees at the site would be retained and enhanced, and ecological enhancements would be provided as part of the promoted development. As set out above, there is a range of services and facilities available in Balsham, there are additional facilities available in Linton, employment opportunities available nearby, and proposed improvements to the bus services.

As set out in the call for site submission and the supporting technical work for the site, there are no significant constraints to development at land south of Old House Road in Balsham. For example, the site is not in the Green Belt and is not affected by any heritage assets. The site is located in Flood Zone 1 which means it has a low probability of flood risk. The trees and hedgerows would be retained at the site and additional planting would be provided at the site boundary, and as a result there should not be a significant adverse effect on the landscape setting of the village. There is an existing access to the site, which will need to be upgraded to provide footways and junction arrangements for the promoted development and mitigation measures to protect residential amenity. The promoted development would include biodiversity enhancement measures, including additional landscaping with native planting and bird and bat boxes.

For all these reasons it is requested that land south of Old House Road in Balsham is allocated for residential development in emerging GCLP. The Proposed Block Plan and Development Brief (prepared by Saunders Boston Architects) submitted with the call for sites response explained the design and layout of the promoted development, and could be used as a basis for a site allocation.

Requested Change

It is requested that the development strategy for the rest of the rural area includes an additional allocation in Balsham at land off Old House Road.

It is requested that land off Old House Road is allocated with the following policy requirements:

• Site Area of 1.17 Ha
• Capacity for approx. 23 dwellings, including affordable housing
• Delivery of open space and green infrastructure
• Development should address the following constraints:
o Landscaping at eastern and southern boundary
o Upgraded access arrangements from Old House Road

OBJECT

It is considered that the growth of the more sustainable villages must be part of the development strategy for emerging GCLP, and particularly those villages that contain a good range of services and facilities, are accessible by a range of modes of transport, and where there is an identified need for affordable housing for those with a local connection to the village.

Paragraph 79 of the NPPF seeks to promote sustainable development in rural areas and acknowledges that housing can enhance or maintain the vitality of rural communities and support local services. The three promoted developments by Endurance Estates in Bassingbourn would support the existing services and facilities in the village, including the schools, convenience store, post office, doctor's surgery, dentist, pharmacy, public houses, mobile library, sports centre, and existing and future bus services.

Paragraph 69 acknowledges the role that small and medium sized sites can make towards meeting the housing requirements, and that such sites are often built-out relatively quickly. Small and medium sized sites typically only require limited new physical infrastructure and amendments to the access arrangements. The housing monitoring data from Cambridge and South Cambridgeshire confirms that small and medium sites are delivered quickly i.e. within two to three years. It is considered that small and medium sized sites make a significant contribution towards the short term housing land supply and the five year housing land supply position in Greater Cambridgeshire. It is requested that small/medium sized sites, including those promoted by Endurance Estates at land off Poplar Farm Close, off The Causeway and off Elbourn Way in Bassingbourn, are allocated to meet the requirement for a mix of sites including those that are easily deliverable.

Paragraph 104 of the NPPF expects transport issues to be considered at the earliest stages of plan-making. Those issues include opportunities created by existing or proposed transport infrastructure in terms of the scale, location and density of development, and opportunities to promote walking, cycling and public transport use. Paragraph 105 expects significant development to be focused on locations which are or can be made sustainable. The very good range of services and facilities within Bassingbourn are all accessible by walking and cycling. Bassingbourn is on existing bus routes, with regular services to Royston and a limited service to Cambridge. The Greater Cambridge Partnership’s Making Connections project proposes a more frequent rural bus service for Bassingbourn, with better bus connections to the railway stations at Royston, Meldreth and to the proposed travel hub at Foxton. Bassingbourn will in the future be better served by public transport, with bus services connecting the village to train stations, and providing residents with realistic alternatives to the car for some journeys including for access to employment opportunities. It would be consistent with national guidance in terms of sustainable transport to direct additional development to Bassingbourn.

Paragraph 62 of the NPPF expects the size, type and tenure of housing needs of the community to be assessed and reflected in planning policies, including for example those with an affordable housing need, students, renters and self-builders. South Cambridgeshire District Council's 'Housing Statistical Information Leaflet' (December 2019) identified a need for 65 affordable dwellings in Bassingbourn for those with a local connection to the village. This identified need would not be met without allocations in the village. The three promoted developments by Endurance Estates in Bassingbourn would include housing and affordable housing to meet local needs of the village.

For all these reasons, small and medium scale housing allocations should be made in the more sustainable villages within the rest of the rural area, including Bassingbourn, because those villages are accessible by sustainable modes of transport, there is a need to support the existing services and facilities within those villages, and there is an identified need for affordable housing in those villages which would not be met via other means.

Endurance Estates promoted three sites in Bassingbourn as potential allocations in emerging GCLP that were assessed in the HELAA, and are as follows: land off Poplar Farm Close (Site Ref. 40230); land off The Causeway (Site Ref. 40228); and, land off Elbourn Way (Site Ref. 40227). The representations to the assessments in the HELAA comment on the potential constraints identified with the promoted developments and explain how those constraints would be addressed. As set out in the call for site submissions and the supporting technical work for the sites, there are no significant constraints at the three promoted developments by Endurance Estates in Bassingbourn. For example, none of the sites are in the Green Belt. There are heritage assets in Bassingbourn and adjacent to some of the promoted sites, but the initial heritage assessments for the sites demonstrate that there are no constraints to the promoted developments and mitigation measures including appropriate design and layout are possible. The proposed dwellings would be located on those parts of the site which are not subject to flood risk. The trees and hedgerows on the sites would be retained. A vehicular and pedestrian access can be provided at all of the promoted developments. The promoted developments would include biodiversity enhancement measures.

For all these reasons it is requested that the following sites promoted by Endurance Estates in Bassingbourn are allocated for residential development in emerging GCLP:

• land off Poplar Farm Close – for approximately 7 self/custom build dwellings;
• land off Elbourn Way – for between 65 and 80 dwellings; and,
• land off The Causeway – for approximately 80 dwellings.
The call for sites submissions were accompanied by Vision Documents (prepared by Nicholas Jacob Architects) which included an Indicative Masteplan Concept Plan for the promoted developments. The Vision Document could form the basis for the site allocations.

Requested Change

It is requested that the development strategy for the rest of the rural area includes additional allocations in Bassingbourn.

It is requested that land off Poplar Farm Close is allocated with the following policy requirements:

• Site Area of 0.37 Ha
• Capacity for 7 self/custom build dwellings
• Delivery of open space and landscaping
• Main access from Poplar Farm Close
• New pedestrian access from Brook Road
• Improvements to footway on Brook Road
• Development should address the following constraints:
o Retain and enhance existing trees and hedgerows at site
o Design and layout to preserve setting of Poplar Farmhouse (Grade II Listed Building) and the location of the site within Bassingbourn Conservation Area.
o Upgrade existing access from Poplar Farm Close by extending existing turning head to provide a shared use access road.

It is requested that land off The Causeway is allocated with the following policy requirements:

• Site Area of 4.46 Ha
• Capacity for approx. 80 dwellings, including affordable housing
• Open space corridor through the site providing views to the surrounding countryside
• Vehicular access from The Causeway
• New pedestrian footways on south side of The Causeway
• Retain link to footpath network
• New pedestrian crossing on The Causeway
• Development should address the following constraints:
o Landscaping at southern boundary
o Design and layout to preserve setting of Listed Buildings on north side of The Causeway

It is requested that land off Elbourn Way is allocated with the following policy requirements:

• Site Area of 6.19 Ha
• Capacity for up to 80 dwellings, including affordable housing
• Delivery of open space and green infrastructure
• Upgrade existing allotments including the installation of a water supply, improved facilities, a new vehicular access and car parking area
• Improve woodland areas within the site
• Retain, manage and enhance land containing ecological interest within the site
• New access from Elbourn Way
• Emergency access from existing access via North End
• Retain and enhance existing footpath network through site
• Development should address the following constraints:
o Landscaping at eastern boundary
o Design and layout to preserve setting of Church of St Peter and St Paul (Grade I), Manor Farmhouse (Grade II) and Church Farmhouse (Grade II) and Bassingbourn Conservation Area

I strongly object to proposals 40041, 40232, 40236 and 40239. Any of these applications will permanently remove greenbelt land, hugely increase traffic volumes on narrow suburban roads, increase flood/drainage risks in an already flood-prone area, increase A14 North bypass traffic loading, increase pressure on over-strained local GP and schools as well as damaging the typical Fen edge character of our village. The 40232 and 40239 proposals are on a scale vastly out of scale with the rest of the village and the proposals by the developer attempt to minimize or obscure these harms with unrealistic and unsubstantiated claims.

The stated justification for removing S/RRA/MF Land at Mansel Farm, Station Road, Oakington from the Green Belt is very weak - and hardly withstands serious challenge. This particularly so given the creation of the town of Northstowe in close proximity where an additional 20 dwellings might plausibly be accommodated.
Were the Oakington site to be developed, there would need to be considerable landscaping to preserve the rural character as viewed from the Busway; the Local Plan should explicitly require this given the prospective loss of Green Belt.

Both Caldecote and Cottenham require good transport plans. It is unknown if Cambourne will get a new station hence Caldecote will require a transport plan. The assumption or expectation of a new Station (for example) can not be a reason not to improve Transport. The Fulbourn area also needs a decent transport plan.

S/RRA/MA and CR
New houses have recently been built on New Road and The Moor. The science park is currently being expanded. Melbourn does not have the infrastructure for further major developments.
The sewerage system has undergone major work to cope with the recent new builds and would struggle with the proposed increase.
According to the ONS and the 2011 census 75% of households in Melbourn own at least 2 cars. This means a minimum of 210 extra cars would be on the road. With the inclusions of an increase in traffic from an expanded science park (or other employment ) this would put a strain on the road, particularly at the crossroads in the centre of the village, where the High Street is not wide enough for cars to pass each other.
There is no continuous footpath from Meldreth train station to the proposed site, unless you count an unlit path that dissects farmland.

Jesus College supports the principle of policy S/RRA in allocating sites for housing and employment in the rural area. However, the First Proposals document makes very few additional allocations in the rural area and Jesus College objects to this approach. This approach threatens the vitality of villages within the rural area and on the edge of Cambridge and stifles opportunities for further growth and supporting local services. As such, the Development Strategy should include for further allocations in the rural area to ensure that a sound spatial strategy is developed and delivered.
Sustainable development in rural areas makes an important contribution to ensuring the vitality of villages and supporting existing rural services and facilities. This approach is supported by the National Planning Policy Framework (NPPF), which at paragraph 79 states that to promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. Planning policies should identify opportunities for villages to grow and thrive, especially where this will support local services.
Notwithstanding this clear direction in national policy, the emerging Local Plan makes very few additional allocations in the rural area. This approach threatens the vitality of villages within the rural area and stifles opportunities for further growth and supporting local services. The allocation of additional small sites in the rural area will also help to ensure that the housing supply for the Local Plan is balanced and robust, reducing the reliance on strategic sites and the limited allocations in villages.
The ability of new development to support rural communities is especially important given the loss of rural services experienced in recent years. The impact of these service losses on rural communities is accentuated when considering pre-existing low service levels compared to better served, urban areas.
The approach of directing some growth to the villages should also take account of existing and proposed public transport improvements. With reference to Harston, whilst it is a relatively small village, it benefits from being within the A10 corridor, plus close proximity to further facilities and services available in nearby villages.
To fully support the rural area and develop a sound spatial strategy with a mixture of deliverable and suitable rural allocations, Land at Station Road Harston should be identified as an allocation for residential development.
Harston is considered a suitable location for further residential development to support an existing rural community. The site is considered to represent a sustainable location for development which will help to meet the housing needs of Greater Cambridge in the next Local Plan period. With the right design, including a suitable layout and design concept, the proposed development on the site could be accommodated without having a significant impact on the surrounding heritage context of the site or landscape setting.
The land is considered to be available, achievable and suitable and the development proposals will bring a number of tangible social, economic and environmental benefits to support the delivery of a sound and sustainable spatial strategy as part of the Local Plan, including:
● Development in a sustainable location with good transport links north into Cambridge via the A10;
● Close proximity to existing services including primary school; doctors surgery;
● Development between existing built development;
● Development within Flood zone 1;
● Access to local green space;
● Contributions to affordable housing in accordance with Local Plan Policy;
● Improved transport hub at Foxton railway station (3km from the site);
● Proposed improved transport interchange at Trumpington A10/M11 junction (3.2 km from the site);
● Park and ride site at Hauxton;
● Off road cycle links along the A10; and
● Walking and cycling links to Melbourn and Bassingbourn Village Colleges.
In conclusion, it is requested that Land at Station Road Harston is identified as an allocation for residential development in the Plan.

I object to building on the land next to Mansel Woods Oakington for the following reasons:
-It is green belt, and sits adjacent to an area of vast development (Northstowe). This precious space is needed for displaced animals and biodiversity
-It is a flood plain and has flooded extensively in 2020. If this area is built on the existing housing in the village is placed at risk
-Northstowe is providing 40,000 new homes over the road. If there are insufficient affordable homes in CB24 this should be addressed through Northstowe’s planning application -not remediated through building on the green belt.

Map Fig 43: shows Existing and Proposed allocations outside this broad location, including North East Cambridge (Policy S/NEC).
It is noted that the corresponding Waste Water Treatment Works relocation process set out in Policy S/NEC is being led by Anglian Water under a separate process. However, map Fig 43 should also display for reference the proposed relocation site for the Waste Water Treatment Works in a similar manner to the NEC area, to provide proper context for the S/NEC Policy in terms of future land use and corresponding Green Belt cost, or neither until the DCO is approved.

S/RRA/H should not go forward. The reasons for inclusion are invalid. Reasons given for rejecting other sites also apply here. Details are given in the attached PDF

S/RRA - all rural and village sites - housing density of 40 homes per hectare is excessive for village and rural sites and will change the character of the areas

It is considered that the growth of the more sustainable villages must be part of the development strategy for emerging GCLP, and particularly those villages that contain a good range of services and facilities, are accessible by a range of modes of transport, and where there is an identified need for affordable housing for those with a local connection to the village.

Paragraph 79 of the NPPF seeks to promote sustainable development in rural areas and acknowledges that housing can enhance or maintain the vitality of rural communities and support local services. The promoted development by Mr James Manning at land off Station Road in Willingham would support the existing services and facilities in the village, including the convenience stores, post office, library, primary school, doctor's surgery and pharmacy, public houses and restaurants, and existing and future bus services.

Paragraph 69 acknowledges the role that small and medium sized sites can make towards meeting the housing requirements, and that such sites are often built-out relatively quickly. Small and medium sized sites typically only require limited new physical infrastructure and amendments to the access arrangements. The housing monitoring data from Cambridge and South Cambridgeshire confirms that small and medium sites are delivered quickly i.e. within two to three years. It is considered that small and medium sized sites make a significant contribution towards the short term housing land supply and the five year housing land supply position in Greater Cambridgeshire. It is requested that small/medium sized sites such as land off Station Riad in Willingham are allocated to meet the requirement for a mix of sites including those that are easily deliverable.

Paragraph 104 of the NPPF expects transport issues to be considered at the earliest stages of plan-making. Those issues include opportunities created by existing or proposed transport infrastructure in terms of the scale, location and density of development, and opportunities to promote walking, cycling and public transport use. Paragraph 105 expects significant development to be focused on locations which are or can be made sustainable. The services and facilities and businesses within Willingham are all accessible by walking and cycling. There are bus stops close to the promoted development at land off Station Road, and the site is well-related to the Cambridge Guided Busway stop to the south of the village. There are bus services to and from Willingham, but it is noted that the Greater Cambridge Partnership’s Making Connections project proposes a more frequent bus service from the village in the future. As such, there sustainable modes of transport are available in Willingham providing a realistic alternatives to the car for journeys to and from the village.

Paragraph 62 of the NPPF expects the size, type and tenure of housing needs of the community to be assessed and reflected in planning policies, including for example those with an affordable housing need, students, renters and self-builders. South Cambridgeshire District Council's 'Housing Statistical Information Leaflet' (December 2019) identified a need for 35 affordable dwellings in Willingham for those with a local connection to the village. This identified need would not be met without allocations in the village. The promoted development by Mr James Manning at land off Station Riad in Willingham would include housing and affordable housing to meet local needs of the village and a proportion of self/custom build housing plots.

For all these reasons, small scale housing allocations should be made in the more sustainable villages within the rest of the rural area, including Willingham, because those villages are accessible by sustainable modes of transport, there is a need to support the existing services and facilities within those villages, and there is an identified need for affordable housing in those villages which would not be met via other means.

Mr James Manning’s representations to the assessment of the land off Station Road in Willingham site in the HELAA (Site Ref. 40527) comment on the potential constraints identified with the promoted development and explain how those constraints would be addressed. In summary, the watercourse can be incorporated into the promoted development, and the electric overhead lines can be put underground. The hedgerows and trees at the site would be retained and enhanced, and additional landscaping would be provided on the western and southern boundary of the site. There is sufficient land within the site to provide open space and green infrastructure. A new vehicular access can be provided directly off Station Road.

Requested Change

It is requested that the development strategy for the rest of the rural area includes an additional allocation in Willingham at off Station Road.

A Design Vision document including a Concept Masterplan has been prepared for the promoted development, and was submitted with Mr James Manning’s representations at GCLP Issues & Options stage. The Masterplan Vision document could inform the policy requirements for an allocation in emerging GCLP. It is requested that land off Station Road in Willingham is allocated with the following policy requirements:

• Site Area of 7.86 Ha
• Capacity for approx. 150 dwellings, including affordable housing and self/custom build plots
• Delivery of open space and green infrastructure
• A shared pedestrian and cycle connection to Haden Way
• Development should address the following constraints:
o A drainage strategy to address flood risk and surface water drainage
o Strategic landscaping at southern and western boundaries

Section 2.6: Rest of Rural Area

OBJECT

It is considered that the growth of the more sustainable villages must be part of the development strategy for emerging GCLP, and particularly those villages that contain a very good range of services and facilities, are accessible by a range of modes of transport, and where there is an identified need for affordable housing for those with a local connection to the village. Fulbourn falls within this category.

Paragraph 79 of the NPPF seeks to promote sustainable development in rural areas and acknowledges that housing can enhance or maintain the vitality of rural communities and support local services. The promoted development at land east of Balsham Road in Fulbourn would support the existing services and facilities in the village, including the supermarket and other small convenience stores, the library, and post office, and existing and future bus services.

Paragraph 69 acknowledges the role that small and medium sized sites can make towards meeting the housing requirements, and that such sites are often built-out relatively quickly. Small and medium sized sites typically only require limited new physical infrastructure and amendments to the access arrangements. The housing monitoring data from Cambridge and South Cambridgeshire confirms that small and medium sites are delivered quickly i.e. within two to three years. It is considered that small and medium sized sites make a significant contribution towards the short term housing land supply and the five year housing land supply position in Greater Cambridgeshire. It is requested that small sized sites such as land east of Balsham Road in Fulbourn is allocated to meet the requirement for a mix of sites including those that are easily deliverable.

Paragraph 104 of the NPPF expects transport issues to be considered at the earliest stages of plan-making. Those issues include opportunities created by existing or proposed transport infrastructure in terms of the scale, location and density of development, and opportunities to promote walking, cycling and public transport use. There are regular bus services to Cambridge, Haverhill and Newmarket from Fulbourn, and there is a cycle route between Fulbourn and Cambridge. The Greater Cambridge Partnership has proposed a greenway (walking and cycling route) between Fulbourn and Cambridge. The Greater Cambridge Partnership’s Making Connections project seeks to improve the frequency of bus services from Fulbourn, including to Cambridge, Cambridge Station, Cambridge Biomedical Campus and the proposed Cambridge South Station. Fulbourn is a sustainable location in transport terms, and additional development in this location would be consistent with Paragraph 104.

Paragraph 62 of the NPPF expects the size, type and tenure of housing needs of the community to be assessed and reflected in planning policies, including for example those with an affordable housing need, students, renters and self-builders. South Cambridgeshire District Council's 'Housing Statistical Information Leaflet' (December 2019) identified a need for 65 affordable dwellings in Fulbourn for those with a local connection to the village. This identified need would not be met without allocations in the village.

There are three current and recent major housing developments in Fulbourn, as follows:

• App Ref. S/3396/17/FL: A rural exception housing scheme off Balsham Road for 14 affordable dwellings. The s106 Agreement includes a planning obligation requiring the affordable housing to be occupied by those that can demonstrate a local connection to Fulbourn. The development is complete.
• App Ref. S/0202/17/OL: An application for 110 dwellings off Teversham Road, with 30% affordable housing which equates to 33 affordable dwellings. The s106 Agreement includes an affordable housing obligation requiring the first 8 affordable dwellings only to be offered to those that can demonstrate a local connection, with the remainder of the affordable housing available for district-wide housing needs. Reserved Matters Application S/3290/19/RM was refused in October 2021. This application can be appealed, however development may not come forward on this site.
• S/0670/17/OL: An application for 203 dwellings at the former Ida Darwin Hospital site, with 40% affordable housing which equates to 81 dwellings. The s106 Agreement does not include any obligations specifying that affordable housing must be offered to those with a local connection, and therefore the affordable housing is available for district-wide needs.
Therefore, all of the completed Balsham Road development was available to meet local housing needs, a small proportion of the Teversham Road development will be available for local housing (if a future appeal is submitted and subsequently allowed) needs, and none of the Ida Darwin Hospital development will be specifically allocated to meet local housing needs. It is acknowledged that those with a local connection to Fulbourn might apply for an affordable dwelling at the Teversham Road and Ida Darwin Hospital developments, but it is likely that the majority of affordable dwellings provided at these developments will be allocated to meet district-wide housing needs. Therefore, despite the existence of recent and current housing developments in Fulbourn it is very likely that the identified affordable housing needs of the village for those with a local connection will remain unmet during the plan period. In addition, as one of the more sustainable villages in South Cambridgeshire, Fulbourn should be meeting district-wide affordable housing needs and not just those needs generated in the village.

The promoted development by Hill Residential at land east of Balsham Road in Fulbourn would include housing and affordable housing to meet local needs of the village.

For all these reasons, additional small scale housing allocations should be made in the more sustainable villages within the rest of the rural area, including Fulbourn, because it is accessible by sustainable modes of transport, it is well related to employment opportunities, there is a need to support the existing services and facilities within the village, and there is an identified need for affordable housing in the villages which would only be partially met by other developments.

Hill Residential’s representations to the assessment of the land east of Balsham Road in Fulbourn site in the HELAA (Site Ref. 40271) comment on the potential constraints identified with the promoted development and explain how those constraints would be addressed. In summary, it is noted that the site assessment identifies no ‘red’ scores for the site against suitability criteria, which indicates that the site is suitable subject to the implementation of mitigation measures. It is acknowledged in the assessment that development at the sites would make a negligible impact on landscape character. The existing trees and hedgerows at the site boundary would be retained as part of the promoted developments. It is considered that the site makes limited contribution to the purposes for including land within the Green Belt.

Requested Change

It is requested that the development strategy for the rest of the rural area includes an additional residential allocation at land east of Balsham Road in Fulbourn, with the following policy requirements:

• Site Area of 1.10 Ha
• Capacity for approx. 40 dwellings, including affordable housing
• Retain protected and other trees at site boundary
• Provide green infrastructure
• Facilitate an extension to the existing recreation ground

It is considered that the growth of the more sustainable villages must be part of the development strategy for emerging GCLP, and particularly those villages that contain a good range of services and facilities, are accessible by a range of modes of transport, and where there is an identified need for affordable housing for those with a local connection to the village.

Paragraph 79 of the NPPF seeks to promote sustainable development in rural areas and acknowledges that housing can enhance or maintain the vitality of rural communities and support local services. The promoted development at Meadow Drift, Elsworth would support the existing services and facilities in the village, including the primary school, public houses and sports and social club.

Paragraph 69 acknowledges the role that small and medium sized sites can make towards meeting housing requirements, and that such sites are often built-out relatively quickly. Small and medium sized sites typically only require limited new physical infrastructure and amendments to access arrangements. The housing monitoring data from Cambridge and South Cambridgeshire confirms that small and medium sites are delivered quickly i.e. within two to three years. It is considered that small and medium sized sites make a significant contribution towards the short term housing land supply and the five year housing land supply position in Greater Cambridgeshire. It is requested that small/medium sized sites such as land at Meadow Drift, Elsworth are allocated to meet the requirement for a mix of sites including those that are easily deliverable.

Paragraph 104 of the NPPF expects transport issues to be considered at the earliest stages of plan-making. Those issues include opportunities created by existing or proposed transport infrastructure in terms of the scale, location and density of development, and opportunities to promote walking, cycling and public transport use. Paragraph 105 expects significant development to be focused on locations which are or can be made sustainable. The Transport Statement that supported the previous application (S/4550/17/FL) for the proposed development of Land at Meadow Drift, Elsworth concluded that the location of the site and the local transport services available are such that future residents would have a realistic choice of travel modes. The site promoted by Enterprise Residential Development Ltd and the Davison Group at Meadow Drift, Elsworth is accessible to all the services and facilities in the village by walking and cycling and public transport.

Paragraph 62 of the NPPF expects the size, type and tenure of housing needs of the community to be assessed and reflected in planning policies, including for example those with an affordable housing need, students, renters and self-builders. South Cambridgeshire District Council's 'Housing Statistical Information Leaflet' (December 2019) identified a need for 12 affordable dwellings in Elsworth for those with a local connection to the village. This identified need would not be met without allocations in Elsworth. The promoted development by Enterprise Residential Development Ltd and the Davison Group would include housing and affordable housing to meet local needs of the village.

For all these reasons, small scale housing allocations should be made in the more sustainable villages within the rest of the rural area, including Elsworth, because those villages are accessible by sustainable modes of transport, there is a need to support the existing services and facilities within those villages, and there is an identified need for affordable housing in those villages which would not be met via other means.

Enterprise Residential Development Ltd and the Davison Group’s representations to the assessment of the Meadow Drift, Elsworth site in the HELAA (Site Ref. 40514) comment on the potential constraints identified with the promoted development and explain how those constraints would be addressed. In summary, there are no significant constraints to development at Meadow Drift, Elsworth.

Requested Change

It is requested that the development strategy for the rest of the rural area includes an additional allocation in Elsworth at Meadow Drift.

It is requested that land at Meadow Drift, Elsworth is allocated with the following policy requirements:

• Site Area of 2.1 Ha
• Capacity for approx. 16 dwellings, including affordable housing, school car park and drop off area, ecological mitigation area and new allotments

Countryside support Policy S/RRA that allocates sites for homes and employment in the rural area. The Local Plan should seek to allocate a component of its housing needs towards growth at existing villages. Sustainable development in rural areas makes an important contribution to ensuring the vitality of villages and supporting existing rural services and facilities. This approach is supported by the National Planning Policy Framework (2021, NPPF), which at paragraph 79 states that to promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. Planning policies should identify opportunities for villages to grow and thrive, especially where this will support local services.

The allocation of Land to the west of Cambridge Road, Melbourn makes an important contribution to this component of the spatial strategy through providing an opportunity to deliver affordable and market housing, alongside employment opportunities in a sustainable location. Melbourn is classified as a Minor Rural Centre and is one of the most sustainable villages in Greater Cambridge and lies outside of the Green Belt around the City. The site presents a prime opportunity to grow the village, sustaining existing and delivering new facilities and infrastructure, supporting local shops and businesses and meeting affordable and market housing needs.

Countryside support the allocation of Land to the west of Cambridge Road, Melbourn. The site presents an opportunity to deliver homes in a Minor Rural Centre and allows for development to expand or support the adjacent Melbourn Science Park.

The application and appeal process for residential development on the site have established a clear and strong position that the site is deliverable (achievable, available, suitable) and a sustainable location for development. There are no technical reasons for the site not to come forward for development and Countryside is committed to working with the Local Planning Authority to develop a proposal that best supports the objectives of the Local Plan and its policies.

The development of the site could deliver numerous tangible social, economic and environmental benefits to Melbourn and the local area that meet the aims for the Plan, including:

● Delivery of affordable housing, including the potential for an element of build to rent. This would allow people to upscale and downsize subject to their needs over time whilst also meeting affordable housing need within the District;
● Locating residential development adjacent to one of the village’s largest employment sites, Melbourn Science Park. Melbourn Science Park is delivering a recently granted permission for a substantial extension to the Park and provides a unique employment source which is of great importance to Melbourn and the surrounding area. Furthermore, the site presents an opportunity to expand or support the Science Park, providing additional local employment opportunities. The development would provide people with the opportunity of living and working in the same village and encourage sustainable modes of transport;
● Countryside has recently committed to becoming a net zero company by 2030 and have released a report ‘Pathfinder: Marking out the route to Net Zero’1 which sets out the principles that Countryside will follow to respond to the global call to arms for climate action. Land to the west of Cambridge Road, Melbourn will benefit from the action plan set out within the Pathfinder report.
● The delivery of a walking route which is easily accessible to current and future residents and employees of the village. It will create a new recreation asset for the village and provide a walking opportunity for those that may have otherwise considered the need to travel to SSSIs for that activity, therefore protecting nearby SSSI’s from increased recreational pressure. Cambridge Road is also of the route of the proposed Melbourn Greenway, which will be an active travel route to make it easier for walkers, cyclists and horse riders to travel from Melbourn into Cambridge;
● The delivery of a pedestrian route from the West of the site along ‘the Drift’ which links to Moat Lane. This will provide new residents with enhanced pedestrian connectivity to the adjacent Science Park and the Melbourn High Street, encouraging the use of sustainable modes of transport; and
● Supporting Melbourn’s economy, including local shops and services. The Economic Benefits Statement submitted with the outline application for the previous residential scheme, found that there would also be a significant and positive impact upon Melbourn's economy with residents of the new development supporting existing local shops and services within the village. This benefit is recognised in the Delegation Report at page 30. As a result of the proposed development, approximately £248,000 per annum is expected to be spent at local shops and services, potentially supporting an additional three jobs. This assessment was based on a residential only scheme of up to 160 dwellings, nevertheless a mixed-use scheme which delivered approximately 120 homes and 2.5ha of employment land would still provide comparable and substantial economic benefit locally.

The proposed site allocation identifies that development of the site should accommodate the following constraints:
● Note that deliverability for employment has yet to be confirmed
● Ensure integration of any employment uses within the existing science park

The site presents a suitable location to support and expand the adjacent Melbourn Science Park, building on the success of an established science park and providing an opportunity to further enhance this science and tech/R&D cluster. The site can deliver jobs in a sustainable location, by reference to its access to public transport and key services and facilities whilst being in close proximity to existing homes and new homes proposed as part of the allocation. It is one of only a few village locations that has access to a train station. It is also on the A10 corridor and the Melbourn greenway will build on the existing pedestrian and cycle network enhancing connections to the planned Foxton Travel Hub. Initial technical assessments demonstrate that the provision of employment floorspace as part of a mixed-use proposal is deliverable.

The Illustrative Framework Plan demonstrates one way that the site is capable of accommodating a deliverable mixed-use scheme comprising up to 120 dwellings and up 2.5ha of employment.

The Masterplan includes two ‘character’ areas, split by the existing central hedge that runs through the site. These accommodate the residential area to the north and the proposed commercial uses, that could support the expansion of the science park, to the south. The residential and commercial uses are connected by several pedestrian/cycle links to provide connectivity and integration between the two. The masterplan includes for landscaping that provides separation between the uses and culminates in a large central green space which includes for a LEAP. A natural/semi-natural green space with SuDS features is within the north-west of the site and green buffers run along the Cambridge Road frontage and the western boundary.

The Masterplan includes for two main access routes off Cambridge Road. There will be a clear legible road network including shared surfaces, and dwellings of a range of sizes and typologies. A pedestrian link is proposed in the west of the site along ‘the Drift’ which links to Moat Lane, providing enhanced connectivity and integration for new residents to access the existing and expanded Science Park and the High Street.

Delivery of affordable housing is a key element of the development proposals. It is proposed that build to rent apartments and houses could be delivered as part of this offering. These dwellings would be retained to provide long term rental opportunities. This would include holding a range of housing to offer a variety of rental properties, allowing people to up scale and downsize subject to their needs over time. This would provide a greater opportunity for people to remain in the village.

The proposed additional mitigation in relation to ecology comprises a walking route around the site and within the field adjacent to the north west of the site. The walking route is approximately 2km in length and is easily accessible to future residents of the proposed development. The route includes linked loops which take pedestrians around areas of public open space within the site and then around the perimeter of the adjacent field, allowing opportunities for trained dogs to walk off the lead. Dog waste bins and signage will be provided where appropriate.

The walking route would not be for the sole use of residents of the proposed development but will be open to the public; it therefore generates the benefit that it will create a new recreation asset for the village and provide a walking opportunity for those that may have otherwise considered the need to travel to SSSIs for that activity. The delivery of this route would therefore address the effects of increased recreational pressure on the nearby SSSI’s and has been the subject of on-going consultation with Natural England.

Whilst fully supportive of the mixed use allocation in light of the site’s proximity to the neighbouring and successful science park, if through further assessment and discussions the Local Planning Authority determine that the final allocation for the site should be a residential-only scheme, Countryside would also support this approach and consider that such a proposal is a deliverable prospect and would still realise the numerous tangible benefits that have been identified. A residential-only scheme would deliver up to 160 residential units, including 40% affordable housing, landscaping, vehicular and pedestrian access and formal and informal open space.

The boundary for the proposed allocation should reflect that shown in the Site Location Plan included at Appendix 1. The Site Location Plan includes for an area of land known as ‘the Drift’ which connects the site to Moat Lane in the west. This will deliver a pedestrian route, providing enhanced connectivity to the Science Park and Melbourn High Street. The allocation currently refers to a site area of 6.5ha and this should be updated to 6.84ha to reflect the inclusion of the Drift.

The Phase 2 land, which lies to the north-west of the proposed allocation site, was submitted for consideration as part of the Issues and Option consultation and remains available for development as a suitable and deliverable site should there be a need to deliver additional housing. The proposals for the Phase 2 development could deliver up to a further 140 dwellings, including 40% affordable housing, landscaping, vehicular and pedestrian access and formal and informal open space. The land is located immediately adjacent to the recent expansion of the Melbourn Science Park and could provide linkages between the two. The Phase 2 land would be accessed through the Phase 1 site and will ensure that there is pedestrian connectivity to the proposed link through the Drift.

1 https://www.countrysideproperties.com/sites/default/files/2021-11/Pathfinder%20-%20Marking%20out%20the%20route%20to%20net%20zero.pdf

Representations to Greater Cambridge Local Plan – First Proposals
On behalf of Cambridgeshire & Peterborough NHS Foundation Trust
Policy S/RRA/H/3 “Fulbourn and Ida Darwin Hospitals”

Savills (UK) Ltd are instructed by Cambridgeshire & Peterborough NHS Foundation Trust to make the necessary and relevant representations to the Greater Cambridge Local Plan – First Proposals Document which has been published for consultation.
We appreciate that the consultation documents reflect the fact that we remain at the early stage of plan preparation and that the document only sets out the broad policy direction of the new Joint Local Plan but nevertheless remains important for the Trust to engage in the plan making process.

In such a context, the Trust acknowledges the need for a Local Plan review having regard to the need for both local planning authorities to cater for significant growth that is anticipated to come forward and the consequent impact that such growth will have upon public services, including healthcare. The inter-dependency between the urban area of Cambridge and the rural hinterland encompassing some 100 villages on major new strategic development sites is very clear and justifies the need for a new Joint Local Plan to come forward.

The Trust is a landowner to the east of Cambridge and includes that area known as the Fulbourn Hospital site. The Trust formerly owned the Ida Darwin Hospital site further to the east but this was sold in late 2019 to Homes England. The site was sold to Homes England with the benefit of an outline planning permission for new residential development and was then sold on to a housebuilder.
It is the case that the Trust continues to provide a hugely important mental healthcare service on the Fulbourn Hospital site and more recently secured planning permission on 30 April 2021 for a new Resource Centre on the site (planning application reference 20/02887/FUL). The granting of this permission acknowledged that the site lies within the designated Green Belt and within the designated Conservation Area since this was the planning policy framework position at the time of the determination of the planning application.
In addition to the policy designation, it was the case that Policy H3 “Fulbourn & Ida Darwin Hospitals” was relevant given this policy formed part of the Development Plan. This policy is set out below:

“Policy H/3: Fulbourn and Ida Darwin Hospitals
1. The redevelopment of the existing built footprint of the Ida Darwin Hospital into a different configuration, comprising residential redevelopment on the eastern part of the Ida Darwin site and the transfer of part of the building footprint to the Fulbourn Hospital site for new mental health facilities will be permitted.
2. Redevelopment will create a green wedge on the western part of the Ida Darwin site to provide a compensatory enhancement to the openness of the Green Belt in this location. This green wedge will also provide enhanced public access to the countryside.
3. Developers will be required to undertake ecological surveys and monitoring prior to the commencement of construction, and propose a Biodiversity Strategy for the protection and enhancement of biodiversity that establishes which areas will be protected and enhanced, and appropriate mitigation measures.
4. An investigation into land contamination will be required prior to the granting of any planning permission. Should this indicate that remediation should be undertaken, this must be done to a standard agreed with the Council and conditions will be imposed on any planning permission to ensure that development takes place in accordance with a programme which takes account of remediation work.
5. Appropriate investigation of noise and vibration in relation to the adjoining railway line will be required, and attenuation measures may be secured by condition as necessary.
6. Development Briefs for this sensitive location in the Green Belt between Cambridge and Fulbourn are required to be submitted to and approved by the Local Planning Authority prior to granting of planning permission.”

The Greater Cambridge Local Plan – First Proposals consultation document proposes that this policy be retained in a new Joint Local Plan (page 133 of the consultation document) The Trust cannot see a case why such a policy should be retained having regard to the following points:

1. There is no link between the Ida Darwin Hospital site (which was sold to Homes England and subsequently sold to a residential developer) and the Fulbourn Hospital site. The “transfer of part of this building footprint to the Fulbourn Hospital site for new mental health facilities will be permitted” is wording that has no relevance to a new Local Plan given that the site has been sold off following the grant of planning permission and at the time of writing is the subject of a detailed planning application for some 203 dwellings and community provision (application reference 20/05199/REM).
2. The broader issue of the importance of the Fulbourn Hospital site as a provider of critical healthcare services should not be constrained by unjustifiable planning policy restrictions which threaten the critical provision for important healthcare services. This is brought into even more acute awareness given the global pandemic and the importance of healthcare services in such a context.
3. The wording of the policy which requires developers to undertake ecological surveys and monitoring, investigate land contamination and assess noise and vibration are all matters that are either out of date and therefore irrelevant or at least can be satisfactorily addressed through other policies in the plan.
In the circumstances where the former hospital buildings at Ida Darwin have now been demolished and planning permission granted (see above), there is no correlation between the floorspace on the Ida Darwin site and any new floorspace at Fulbourn Hospital.
4. The final paragraph of Policy H/3 states that development briefs are required to be submitted and approved. It is the case that a development brief was prepared back in 2013 for the Ida Darwin hospital site but it is very clear that it is considerably out of date given that the document was prepared at a time when the Trust (as a landowner) had different aspirations for the Ida Darwin site. The brief was also prepared and supported a 2013 planning application for residential development on the Ida Darwin site which included a care home and which was ultimately refused at Committee. Thus, there is no case for a development brief needed for the Ida Darwin site and nor can we see a case for needing a new brief for the Fulbourn Hospital site although there may be the case for a masterplan to accompany any new application for development on the Fulbourn Hospital site.

Having regard to all the above points we cannot see any justification why Policy S/RRA/H/3 “Fulbourn and Ida Darwin Hospitals” would be carried forward into a new Local Plan.

The Fulbourn and Ida Darwin Hospital allocation from the South Cambridgeshire Local Plan is proposed to be carried forward into the new Greater Cambridge Local Plan as a Mixed Use Allocation, under site reference S/RRA/H/3 : Fulbourn and Ida Darwin Hospitals. However, Land at Capital Park is not included as an allocation in the rest of the rural area
Janus Henderson supports the principle of policy S/RRA in allocating sites for employment in the rural area. However, the First Proposals document makes very few additional allocations in the rural area and Janus Henderson objects to this approach. This approach threatens the vitality of villages within the rural area and on the edge of Cambridge and stifles opportunities for further growth and supporting local services. As such, the Development Strategy should include for further allocations in the rural area to ensure that a sound spatial strategy is developed and delivered.
To fully support the rural area and develop a sound spatial strategy with a mixture of deliverable and suitable rural allocations, Land at Capital Park, Fulbourn should be identified as an allocation for commercial development
The Science and Technology sector is the engine of the Cambridge Phenomenon that has driven the economy and it will remain an important part of the local economy and job market. Alongside, it is important to have all types of commercial space to provide for a wide range of job opportunities and to serve Greater Cambridge at close quarters to not overly rely on long-distance travel to service the area with goods and services. Further prime office floorspace in high quality developments is also needed.
Growth relies on increases in employment and productivity and the Cambridge and Peterborough Independent Economic Review (CPIER) emphasises the need for productivity growth in this region as employment rates are so high. Economic growth is therefore essential for the next Local Plan. As part of the devolution contract to Cambridgeshire and Peterborough is a commitment to doubling the economic output of the area (Gross Value Added) over 25 years. This is a challenging target and needs to factor at the heart of the Plan.
Allocating Land at Capital Park for employment development in its location would help to meet the target of doubling GVA in Cambridgeshire and Peterborough.
Land at Capital Park is a suitable location for flexible commercial development to maximise the site’s transport connections and location near to other key employment sites including ARM and other key research and laboratory space in the area. Clustering of like-minded companies is proven to be beneficial to those companies and their enhanced contrition to the local economy. Development at Capital Park could contribute further to the East Cambridge area.
The site is also well served by public transport and additional site assessments have been undertaken to address comments in the HELAA to confirm that there are no technical constraints to delivery of a sensitive, landscape-led commercial scheme as an extension to the Capital Park campus.
With the right design, including a suitable layout and design concept, the proposed development on the site could be accommodated without having a significant impact on the surrounding heritage context of the site. The consented care home that is due to be constructed adjacent to the site was found acceptable in heritage and design terms.
The site offers various transport connections and opportunities for sustainable travel which would help to reduce the need to access the site via polluting vehicles. In terms of transport connections, there are four bus stops located adjacent to the site offering regular services to the city centre and Arbury, approximately every half an hour. Fulbourn Greenway is also proposed to be delivered that would better connect the site to surrounding cycle networks and is expected to be routed approximately 100m to the north.
In conclusion, it is requested that Site Reference S/RRA/H/3 : Fulbourn and Ida Darwin Hospitals be extended to include Land at Capital Park as it is considered a suitable and sustainable location for additional development.