Greater Cambridge Local Plan Issues & Options 2020
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New searchKings Gate site Villa Road 2025: LAND TO THE WEST, SOUTH ROAD, IMPINGTON, CB24 9NZ 2025: Land South of Villa Road, Impington
6.25 -- 2025: 6.59
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rented to NIAB for crop testing Agricultural land/buildings
N/A
S/2930/15/OL
NO 2025: Greenfield
Residential, up to 120 units of mixed housing (minimum 100 units)
meeting housing need financing CCSWMP proposal exemplar of low energy/low cost/self-build homes utilising Guided Busway to Cambridge meeting Neighbourhood Plan requirements
up to 120 units of mixed housing as per Neighbourhood Plan 2025: minimum 120 units and maximum 200 units 2025 (placemaker 115251) it states that the minimum number will be 170 and the maximum number of units is 210
Flood Risk
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access will be via Villa Road
No answer given
please see CCSWMP proposal for this site to resolve pluvial flood risk. Developer will contribute substantially to creation of the required pond as discussed with Brian Heffernan Brian.Heffernan@cambridgeshire.gov.uk
No answer given
LV overhead power line crosses the site. UK Power Networks have agreed to move this at no cost.
Kings Gate Co has a developer ready to finance development of the site, without delay.
site is adjacent to existing housing north and east sides
multiple ownership is being transferred into a single Kings Gate title by end of 2019 under a Shareholder Agreement.
No answer given
2021
2013
2
spoil from the pond excavation would be used to raise the ground level for housing.
Land to the north, east and south of Six Mile Bottom
1772 SSU 2005 update: 1103
Agriculture
N/A
N/A
Greenfield
Residential, employment, mixed use (e.g. retail, café, community facility, care home etc.), secondary school, four primary schools, infrastructure, improvements to the A11/A14 junction and railway station. Site area within SCDC 625.57 hectares Site area within ECDC 1146.8 hectares SSU 2025 update: The total site area is 2,725 acres (1102.8ha) and will provide a significant opportunity to deliver a minimum of 10,500 homes rising to 18,500 homes depending on the area of land developed and varying levels of density. The Site area has been revised slightly from the original submission and therefore an updated site boundary plan is enclosed with this submission. The proposal includes up to 170 acres of high quality employment land which could support research and development industries in the area and enable existing successful companies to expand further. The Site will also deliver community infrastructure in the form of at least six primary schools (3 forms of entry) and two secondary schools (9 forms of entry), community buildings and local centres for each neighbourhood and the delivery of health facilities to support the whole development.
Development of the site would boost the local economy through the provision of jobs, therefore supporting the high tech cluster to the south and east of Cambridge. The extent of residential development would assist in ensuring that there are enough dwellings in the region to support the District's expected population growth. The proposed infrastructure improvements to the A11/A14 junction would deliver significant highway benefits, including reducing journey times. A potential new railway station would take advantage of the existing under-utilised rail infrastructure to the east of Cambridge (which is on the Cambridge to Ipswich line), and thus provide access to high quality public transport. This provides a significant opportunity to deliver cross-boundary working as required by the NPPF. The areas within which the site is located is outside the greenbelt on the administrative boundary between South Cambridgeshire and East Cambridgeshire District Council.
Approximately 5,000 dwellings initially with potential to grow to circa 10,000 dwellings. It should be noted, however, that the site falls within both the South Cambridgeshire and East Cambridgeshire Districts. It is therefore proposed that approximately 2,000 dwellings will be delivered in South Cambridgeshire. Further land is available as required. Approximately 14.4 hectares of employment land could be made available in South Cambridgeshire. SSU 2025 update: see above
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A number of vehicular accesses will be improved and proposed in order to access the development. Considering the strategic scale of the development, it is too early to confirm where the proposed accesses will be at this stage. The development is, however, likely to result in improvements to the existing highway network, with a particular focus on an upgrade to the existing A11/A14 junction.
The topography of the land slopes downwards from the south-east to the north-west. Any proposed layout will therefore need to be sympathetic to the site's contours, in order to reduce any amenity issues, e.g. overlooking. Landscape buffering will also assist in reducing the visual impact in terms of long views into and out of the site.
Small portions of the site are located in Flood Zone 3. However, the flood zones are narrow in nature and follow existing drainage channels. Should the site be developed it is anticipated that extensive upgrades to the existing drainage system will be made, therefore resulting in the risk of flooding on-site being reduced, to ensure that all building development is delivered on land within flood zone 1. There is no known contamination on the site. Any future planning application would be accompanied by a Phase 1 Contamination Assessment, which would assess the likelihood of contamination and recommend mitigation measures (if necessary). The northern and south-western portions of the site are located in SSSI Impact Risk Zones. The SSSI's that could be impacted by the development are Fleam Dyke and Newmarket Heath. It is unknown as to whether protected species are present on-site. Any future planning application would be accompanied by a Phase 1 Ecology Assessment, which would assess the likelihood of protected species on-site, then further surveys would be undertaken and mitigation measures would be proposed e.g. the provision of bat/bird boxes. The site comprises three Grade II listed buildings (Barn About 60 Metres West of Westley Lodge; St George's Church; and Milestone to South West of Six Mile Bottom Post Mill at NGR 585 580). Four Schedule Ancient Monuments are located in the northern portion of the site (Three bowl barrows 640m north west of Hare Park Stud; five bowl barrows 270m north of Hare Park Stud; Romano-British settlement 200m west of Allington Hill; and four bowl barrows at Allinton Hill, 420m south west of Allington Hill Farm). In addition to the aforementioned heritage assets, number of Grade II listed buildings are located in close proximity to the site. These include Milestone to South East of Lower Hare Park Farm at NGR 596 593; The Thatches; Milestone 5 Metres East of Spring Hall Farm; Barn at Spring Hall Farm; The Folly; Orchard Cottage; and Barn to North East of Underwood Hall. Two Grade II* listed buildings are also located in close proximity to the site - Six Mile Bottom Windmill; and Parish Church of St Mary The Less, Westley Waterless. Any proposed development of the site will ensure that the character and significance of these heritage assets is respected. This could be achieved through appropriate landscape buffering and setting back development a suitable distance from any heritage assets. A number of Rights of Way are located on site. These include a byway running along the site's southern boundary (REF: 254/19) and traversing across the centre of the site to the east, west and north (REFS 260/11; 260/12; 251/11; 260/10; 30/1; and 250/2), with a further footpath in the northern portion of the site which intersects the A11 (REF: 223/8). A railway line runs through the centre of the site. Any future planning application for development of this part of the site would be accompanied by a Noise Assessment. Whilst it is likely that the built environment would need to be set back from the railway line in order to minimise the impact on residential amenity, should the development result in the provision of an additional railway station then there is an opportunity to provide higher density residential development close to this public transport facility. The northern portion of the site is intersected by the A14/A11 junction. As part of the development, however, an upgrade to this junction could be delivered if necessary. Such a proposal could improve the capacity and safety of the existing highway network.
The landowner is keen to develop the site and is now taking an active role i.e. through appointing a developer.
Proximity to existing regional transport links; relatively low land values despite proximity to Cambridge; available in the short term; and all constraints are considered to be minor and/or easily overcome.
No
N/A
2024/25
2040
15
See below
The wider site is mixed use in nature comprising employment uses in the base of the former quarry and leisure and hotel uses on the northern side of the railway line. Residential uses border the eastern landfill areas and the south east. Existing employment areas are located on the northern side of Coldhams Lane with land bordering the former the subject of a major new housing allocation referred to as Land North of Cherry Hinton. The potential development areas with the AoMC south of Coldhams Lane are former landfill sites which were ceased use in 1969 and 1974
Area for proposed housing and commercial development is focussed on those areas of former landfill .
Not relevant to potential development areas
Potential sites are previously developed
Proposing a mixed development comprising c.420 dwellings and c. 9200 sqm of commercial floorspace together with new urban country park and opening up of lakes to public use 2025: Parcel A Non-residential development
Bringing back previously developed land in a sustainable location into productive use for housing and employment, the creation of a new urban country park and the opening up of the lakes south of railway line for informal recreation and leisure
c. 420 dwellings and c. 9200 sq m of commercial floorspace on Areas A shown in Figure 3.4 of the Adopted Local Plan 2025: Parcel A 90000 - 150000 sqm of employment floorspace
No answer given
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A new access will be formed on the frontage to Coldhams Lane
No answer given
Areas A on Figure 3.4 of the Local Plan are former landfill sites. The sites are continually monitored and there are ongoing discussions with the Environment Agency. The City Council's Environmental Health team are copied in with relevant correspondence and Anderson O&U Limited have offered the Council assistance on peer review as it relates to technical work.
No answer given
No answer given
The Site is suitable, available, deliverable and viable and provides a real opportunity for clear public benefits to be derived from the proposed development.
N/A
N/A
Site is allocated in the current Adopted Local Plan for solely commercial uses and which has impacted upon market attractiveness
2021
2027
6
There would be abnormal land remediation costs owing to the land’s former use as a quarry and subsequent landfill area. The detailed site investigation works undertaken to date, in consultation with the Environment Agency and copied to the City Council’s Environmental Health Officer, indicate that mitigation within acceptable development control parameters is possible, albeit the works involved do constitute a higher upfront build cost relative to typical preparations for greenfield sites. The nature and extent of mitigation varies across the various land parcels. In preparing realistic and viable redevelopment proposals for this land, Anderson Group has factored-in robust allowances for these abnormal capital costs, based on the findings of site investigation works and our experience of delivering development on other sites of a similar nature and extent within the southeast. It is confident that redevelopment of the site is achievable in the context of viability tests set out in national policy and guidance.
Rough pasture
Rough pasture
N/A
Greenfield
Residential development SSU 2025 update: 3,000 sqm of employment space for advanced manufacturing and/or ‘mid tech’ development
The site can deliver circa 15 new homes, 40% of which would be affordable. The development would provide on-site open space. SSU 2025 update: Site now being promoted for employment use as an extension to 'The Press'
15 SSU 2025 update: new building with 3,000 sqm over 2 floors
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The site will be served off of the development access approved under application reference: S/2148/16/OL
The site is flat.
Existing tree belt to the North and western boundaries of the site but these could be retained as part of the proposals. The site has been identified to be within Flood Zone 1 meaning it is of 'low risk' of flooding. Ground water flooding was identified within the development site but this can be mitigated by raising the finished floor levels of the completed dwellings. See attached masterplan
Water, sewerage, electricity, gas and broadband are available via current connections in Station Road. Connection points will be made available within the first phase of development.
The site is under option to housebuilder and has no constraints to overcome.
The site lies in a village with excellent access to jobs, primary and secondary school, shopping, restaurants/pubs, recreation facilities, public transport, and where demand for housing is strong.
No
N/A
2024 or sooner if the emerging local plan is adopted
February 2026
2
N/A
Disagree – whilst the NPPF requires that strategic policies should have a minimum 15 year time horizon on adoption, there would be considerable merit in strategic policies looking beyond this time period to 2050. The development plan system provides for policies to be reviewed every 5 years and hence if there are significant changes in circumstances that would be picked up during a review of strategic policies and trigger an updating of the plan. Planning to 2050 would provide a clear direction and base and would simply mean that in future the plan making process can focus on allocating land to meet agreed development needs, rather than revising and debating growth levels. That would greatly speed up plan making Given the issues at stake and the length of time it has taken for local plans in the area to be adopted, there is a risk that the plan may not be adopted by April 2025. In order to minimise risk of delays, it would be appropriate to look further ahead. A plan period to 2045 would also provide a clearer strategy for investment decisions of both the public and private sector and enable the longer-term planning of infrastructure
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Agree - The four big themes for the Local Plan are considered suitable and all are important in the consideration of the spatial distribution of growth in the district, and for the determination of planning applications. The four big themes will generate a new way of planning, this may require a different way to make decisions; to allow other impacts to happen to achieve these four priorities. The Local Plan policy framework will need to allow for a clear planning balance to take place to assess and prioritise impacts. The need for homes and jobs remains as does the need to ensure development is viable and can come forward. As outlined in Question 2, the proposal for a new Community at Six Mile Bottom is of a scale that will allow the councils to achieve the four themes and contribute to the creation of new homes and jobs in a highly sustainable location. Our proposal would contribute to the four big themes as follows: ● Climate Change – internalisation of jobs, homes and key facilities reducing the need for motorised travel, rail improvements including a potential new stop on east-west rail line, potential extension of the CAM Metro connection, energy hub providing clean energy, new dwellings, employment buildings and community facilities will be designed and constructed in a manner to be energy efficient and incorporate renewable technologies. ● Biodiversity and Green Space – significant new provision of on-site green infrastructure and retaining including new multifunctional 3km long linear park with play parks, sports pitches, picnic areas, allotments, running and cycle routes. Expansive semi-natural area reserved for wildlife with managed access so that ecology can thrive. ● Wellbeing and Social Inclusion – the proposals would incorporate a mix of housing sizes, types and tenures, to help meet the needs of the District and local community. The proposals would also promote healthy lifestyles and wellbeing through the provision of on-site recreation and the Site’s accessibility to education, shops and public transport by active modes of travel, community stewardship model creating community empowerment; and, ● Great Places – a landscape-led approach that sensitively respond to the context of the Site, the new community would be set within and amongst an expansive network of multifunctional and characterful green infrastructure proposals will encourage active and healthy lives and an inclusive sense of community.
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No choices made
The four big themes are all considered to be important aspects to achieving positive development. All four themes should be used to inform the spatial strategy within the Local Plan in terms of distributing growth and determining planning applications to deliver growth. It is therefore not considered necessary, or appropriate, to rank the options in order of preference. the purpose of the planning system is to achieve sustainable development, whereby economic, social and environmental needs are all met
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The increased focus on climate change is welcomed. Reducing the Greater Cambridge area’s contribution to climate change, through mitigating impacts on climate change, will require promoting energy efficiency, renewable and low carbon energy generation and encouraging use of sustainable transport. Only development at scale will support the creation of new on-site infrastructure, such as schools and local centres, which could reduce the need for people to travel elsewhere to find these amenities. The proposal for a new community at Six Mile Bottom would be able to incorporate low-carbon and energy efficient design, such as district heating networks. Importantly, the proposal at Six Mile Bottom would provide an integrated and holistic new community, reducing the need to travel for work and for services. Location along a public transport corridor will facilitate the use of public transport for longer distance travel. The potential to provide a new station differentiates Six Mile Bottom from other options in the sub-region The Government has published a challenging timetable for dealing with energy emissions for buildings through the Building Regulations. That includes proposals that local plans should not set energy standards ahead of the Building Regulations. We agree with the government’s proposed approach on this matter. The local plan should focus on locating development in sustainable locations, the layout of development and ensuring that allocations are made where they can deliver low/zero carbon developments. If the Plan is to achieve its ambitious targets on climate change, the most appropriate way to do this is through development of a scale to support the necessary infrastructure to achieve this. The local plan Sustainability Appraisal (SA) should address variable climate change scenarios, as we would expect that different climate change scenarios will be of interest at examination. Lack of rigorous assessment of these scenarios in the SA could lead to the plan being found unsound.
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Legislation will require mandatory biodiversity net gain. Paragraph 20 and 20d of the revised NPPF sets out a new requirement for local authorities to develop strategic policies which set out an overall strategy for the pattern, scale and quality of development, and the conservation and enhancement of the natural environment, including landscape and green infrastructure and climate change mitigation/adaptation. The proposal for a new community at the Six Mile Bottom Estate will provide a significant net gain. The proposal will retain woodland areas and hedgerows throughout to allow wildlife to continue to thrive. Will establish expansive semi-natural area reserved for wildlife with managed access so that ecology can thrive. The proposal also includes a new multifunctional 3km long linear park running through the settlement with play parks, sports pitches, picnic areas, allotments, running and cycle routes.
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The new Local Plan should recognise that the most effective and efficient way to achieve biodiversity net gain through new developments is for its integration into new communities from the outset. Development should be of a sufficient scale so new green infrastructure and biodiversity habitats can be strategically planned, this will provide greater benefit than the provision of small, uncoordinated and connected new habitats across a range of new small developments. The proposal for a new community at the Six Mile Bottom Estate allows for new green infrastructure and biodiversity habitats to be strategically planned. The proposal will retain woodland areas and hedgerows and establish expansive semi-natural area reserved for wildlife with managed access so that ecology can thrive.
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