Greater Cambridge Local Plan Issues & Options 2020

8.6 Development is best suited to being located along transport corridors to promote sustainable development and transport issues should be considered from the earliest in accordance with Para. 102 of the NPPF. 8.7 Jesus College support the principle of siting development along transport corridors, in accordance with national planning policy and guidance which encourages development to be focused on locations which are or can be made sustainable, through limiting the need to travel and offering a genuine choice of transport modes. 8.8 Land North of Station Road is located on a key public transport corridor and is in one of the most connected areas for public transport within the whole of Greater Cambridge, being within easy walking distance of Cambridge central station, the city centre and a vast number of bus services. It is in a highly sustainable location for growth

‘Cambridge Railway Station, Hills Road Corridor to the City Centre Opportunity Area’ (Policy 25) Cambridge Local Plan 2018 9.1 Land to the north of Station Road falls within the ‘Cambridge Railway Station, Hills Road Corridor to the City Centre Opportunity Area’ (Policy 25) of the adopted Cambridge Local Plan (2018). 9.2 Policy 25 confirms that development proposals within the Cambridge Railway Station, Hills Road Corridor to the City Centre Opportunity Area will be supported if they help promote and coordinate the use of sustainable transport modes, and deliver and reinforce a sense of place and local shops and services. Development proposals are also expected to deliver a series of coordinated streetscape and public realm improvements. 9.3 The College is fully supportive of the aims and objectives of Policy 25 and the drive to deliver an improved public realm along Station Road. This policy objective should be followed through to the new Greater Cambridge Local Plan and the Site should continue to fall within the Opportunity Area. ‘Station Areas West and Clifton Road Area of Major Change’ (Policy 21) Cambridge Local Plan (2018) 9.4 Within the Local Plan 2006, the Site was located within the identified Station Area ‘Area of Major Change’ under Policy 9/9. This Area of Major Change was taken forward into the adopted Cambridge Local Plan (2018) under Policy 21 – the ‘Station Areas West and Clifton Road Area of Major Change’. However, Land to the north of Station Road was excluded from the designation at because it was not a central focus of the masterplan at that time. (see Figure 1.1 below). 9.5 Land to the north of Station Road has an important role to play in the continuing redevelopment and revitalisation of the emerging central business district along Station Road. It is therefore requested that the boundaries of the ‘Station Areas West and Clifton Road Area of Major Change’, under Policy 21 of the adopted Cambridge Local Plan 2018, is reviewed as part of the emerging Greater Cambridge Local Plan, to include for Land on north side of Station Road to make sure its long-term future is properly considered to best support the Cambridge Station Area.

Response to Question 2 - ADDITIONAL INFORMATION 2.1 Land to the south of Station Road, Harston is submitted as a potential allocation for residential development in the Local Plan. The extent of the Site is shown on the site location plan at Appendix 1. 2.2 The Site is in a central village location and within 100m of the High Street (A10). The Site lies to the south of Station Road, Harston and extends to approximately 1.2 hectares. It is currently in agricultural use as a horse paddock. The Site is relatively flat, comprising an open field with trees and hedges along its boundaries, together with post and wire paddock fencing. The frontage with Station Road comprises an evergreen hedge that extends to two metres in height. 2.3 The Site lies immediately adjacent to existing residential development along Station Road to the west and Baggot Hall Farm to the east. It therefore represents a small gap between existing built development. Figure 1: Site Location Plan 2.4 Linden House lies to the south-west of the Site, accessed from Station Road via a single track. Linden House is a former farmhouse now in private residential use and has had several significant extensions and alterations. Baggot Hall Farm extends along the entire eastern boundary of the site and includes a large number of agricultural buildings. Baggot Hall farmhouse is located towards the front of the farm and is Grade II listed. 2.5 To the north of the Site lies recreational land associated with Harston and Newton County Primary school and open countryside lies to the south. 2.6 The site is currently accessed from agricultural land to the south, on land also owned by the College. 2.7 The site is within the Environment Agency defined Flood Zone 1 in terms of flooding from rivers (very low risk of flooding). The majority of the site is also within a ‘very low’ risk of flooding from surface water. Planning Policy Context 2.8 Harston is inset within the Green Belt with its own defined development framework. The Site lies immediately to the south of the current development framework for Harston and within the Cambridge Green Belt. 2.9 Within the Green Belt, the NPPF recognises the construction of new buildings can be considered appropriate where they constitute ‘limited infilling in villages’ or ‘limited affordable housing for local community needs’ (paragraph 145). The adopted 2018 Local Plan also includes for a policy to allow for infilling in the Green Belt. 2.10 Notwithstanding the above, as part of the preparation of the Greater Cambridge Local Plan, a review of the Green Belt should also be undertaken to assess whether land currently within the Cambridge Green Belt still serves the five purposes of the Green Belt as set out in paragraph 134 of the NPPF. Where land does not serve these five purposes or the fundamental aim of Green Belt policy, which is to prevent urban sprawl by keeping land permanently open (NPPF paragraph 133), the Green Belt boundaries should be altered in the next Local Plan accordingly. 2.11 Furthermore, Green Belt land that no longer serves the five purposes and is in locations which facilitate more sustainable patterns of development, for example, land within close proximity to public transport corridors or adjacent to some of the larger villages in the District, should be released to contribute to reducing climate impacts. 2.12 The Station Road frontage of the Site, together with the Station Road frontage of Baggot Hall farm to the east, are currently subject to the ‘Important Countryside Frontage’ Policy of the adopted Local Plan (Policy NH/13). Policy NH/13 confirms that Important Countryside Frontages are defined ‘where land with a strong countryside character either: a) Penetrates or sweeps into the built-up area providing a significant connection between the street scene and the surrounding rural area; or b) Provides an important rural break between two nearby but detached parts of a development framework’. 2.13 Policy NH/13 advises that planning permission for development would be refused if it would compromise the above purposes. 2.14 As part of the preparation of the Greater Cambridge Local Plan, a review of Policy NH/13 should be undertaken, in line with a review of the Green Belt, to assess whether land currently subject to the designation still serves the purpose of Important Countryside Frontages. 2.15 Land to the north of the Site (the recreation ground associated with Harston and Newton County Primary school) is currently subject to the ‘Protected Village Amenity Area’ (PVAA) designation under Policy NH/11. This states that development will not be permitted within or adjacent to these areas if it would have an adverse impact on the character, amenity, tranquillity or function of the village. 2.16 The recreation ground associated with Harston and Newton County Primary school is also designated as a ‘Local Green Space’ (LGS) under Policy NH/12. Policy NH/12 advises that LGS will be protected from development that would adversely impact on the character and particular local significance placed on such green areas which make them valued by their local community. 2.17 The emerging concept proposal prepared by Bidwells (Appendix 2) illustrates that Land to the south of Station Road could be developed in such a way as to respect its surrounding context and would not result in any adverse impact on the character, amenity, tranquillity or function of the village or the recreation ground to the north. The Opportunity 2.18 Harston is a Group Village in the settlement hierarchy within the adopted 2018 Local Plan. 2.19 Group Villages are the third most sustainable settlement type within the hierarchy and perform a role in terms of allowing residents to meet some of their day to day requirements without having to leave the village. The adopted Local Plan confirms that limited development would help maintain remaining services and facilities and provide for affordable housing to meet local needs. 2.20 National Planning Policy also advises that to promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. It adds that planning policies should identify opportunities for villages to grow and thrive, especially where this will support local services (Paragraph 78). 2.21 A variety of facilities and services are currently available within walking distance of the site including Harston and Newton County Primary school (immediately north of the site), a doctor’s surgery, a post office, village hall, public houses and a convenience store. 2.22 The nearest bus stop to the Site is located approximately 250m north, along the High Street (A10). There is a bus stop on both sides of the A10 serving north bound and southbound services through to Royston to the south, the Trumpington Park and Ride site and Cambridge to the north, as well as national express coach services to Gatwick airport. 2.23 Off-road cycle ways connect the Site to Foxton railway station approximately 2.5km to the south which offers services to Cambridge (and beyond) and London. The proximity of the Site to this transport interchange makes it readily accessible by active modes of travel, particularly cycling. 2.24 Furthermore, the A10 runs through the village, which is a strategic transport corridor within Greater Cambridge, where numerous transport improvements are planned to deliver a highquality public transport corridor, including: ● 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; ● Walking and cycling links to Melbourn and Bassingbourn Village Colleges. 2.25 In addition to the above, Harston falls within the ‘Preferred route option’ area of the proposed East-West rail alignment which would deliver faster and improved frequency of trains to Cambridge and in turn to London. 2.26 As such, the Site is well located to reduce the need to travel by car and can promote sustainable travel. Further public transport enhancements are also proposed that will improve connectivity to Harston by sustainable and active modes of transport. Responding to the Four Big Themes 2.27 Since the submission of the ‘Call for Sites’ representations in March 2019, a more detailed analysis of the site constraints and opportunities has been undertaken, informed by further technical assessment work. A summary of this assessment work is provided below. These assessments have also specifically sought to respond to the four ‘big themes’ of the emerging Local Plan and in turn help shape the emerging concept proposals for the Site. Climate Change 2.28 The two Councils and the County Council have committed to achieve net zero carbon by 2050. In order to meet this challenge, the Local Plan will need to plan for low-carbon lifestyles and encourage low carbon activities and alternatives to private car use. 2.29 In order to reduce climate change impacts, the Local Plan will need to promote sustainable development in rural areas in locations that allow existing villages to grow and thrive but also enable travel by low-carbon modes such as walking, cycling and public transport. Land to the south of Station Road would achieve both of these measures, being located centrally within a Group Village, being of a sizeable to accommodate a modest and sustainable level of growth for the village and within the A10 strategic growth corridor and its associated active travel and public transport opportunities. 2.30 A Sustainable Transport Appraisal for the Site has been prepared by EAS and accompanies these representations (Appendix 3). This confirms that the site is extremely well located for access to key facilities and services, including transport infrastructure such as Foxton railway station (approximately 2.5km to the south) and the A10 which is served by northbound and southbound services. Furthermore, there are a number of strategic schemes coming forward in association with the A10 Strategic Public Transport Corridor which will improve mobility in the area. Biodiversity and Green Spaces 2.31 Both Councils have declared biodiversity emergencies and, as members of the Natural Cambridgeshire Local Nature Partnership, the Councils support the Partnership’s vision to double the area of rich wildlife habitats and natural greenspaces within Cambridgeshire and Peterborough. 2.32 Jesus College recognise the importance of improving the natural environment and are committed to achieving net biodiversity gain in respect to potential redevelopment proposals at Land to the south of Station Road, Harston. 2.33 A site-wide ecological appraisal and background desk study was completed by Applied Ecology Ltd in January 2020 and accompanies these representations (Appendix 4). The key findings from the appraisal are summarised below: ● There are no overriding ecological constraints to development of the Site; ● There are no statutory or non-statutory designated sites within or directly adjacent to the Site; ● The nearest statutory designated sites are Whittlesford-Thriplow Hummocky Fields SSSI and Barrington Chalk Pit SSSI, both of which are circa 2.5km from the Site. It is therefore not considered that statutory designations from an ‘in principle’ constraint to development; ● The nearest non-statutory designated sites to the Site are Harston Orchard County Wildlife Site (CWS), located 390 to the north and the River Rhee County Wildlife Site (CWS) 700m to the west. Both are separated from the Site by suburban infrastructure and roads and as such neither are likely to be adversely impacted by development of the Site; ● The habitats within the Site are of limited intrinsic ecological interest; ● The capacity for future development within the Site to achieve a biodiversity net gain has been provisionally assessed using Natural England/DEFRA’s Biodiversity Metric 2.0 calculator (beta version). 10% net gain can be achieved on site through the through the proposed emerging concept proposal (Appendix 2); ● The Site offers potential opportunities for badgers, bats, water voles and otters. As such further surveys are required, however, there is good scope for providing habitat enhancements as part of any development proposal; and ● An off-Site pond that held standing water at the time of the survey was present 51m to the east of the Site in the grounds of Baggot Hall and had the potential to support great crested newt and as such further surveys are required. No standing water suitable for great crested newt was however present on the Site itself. Wellbeing and Social Inclusion 2.34 National Planning Policy requires that Local Plans should aim to achieve healthy, inclusive and safe places. 2.35 As referred to above, the Local Plan will need to promote sustainable development in rural areas in locations that allow existing villages to grow and thrive but also enable travel by low-carbon modes such as walking, cycling and public transport, thus reducing car use to ease congestion and reduce airborne pollutants. The same measure offers opportunities to promote active travel choices (walking, cycling) to enhance health, wellbeing and social inclusion. 2.36 The residential allocation of Land to the south of Station Road would encourage healthy lifestyles by locating new dwellings in a sustainable location with access to local services, such as the Primary School to the north of the Site which currently has capacity to accommodate the number of children a development of this scale is likely to generate. Proximity to local services and amenities such as this would then in turn bring opportunities for social interaction and community development. 2.37 Further wellbeing and social inclusion measures that the site could deliver are outlined below: ● Provision of new public open space and tree planting; ● Opportunities for new build design to provide all-electric heating and hot water systems to avoid the on-site combustion of fossil fuels; and ● Creation of high-quality dwellings and public realm offering natural sociability, interaction and access to nature. Great Places 2.38 A key issue for Land to the south of Station Road will be how to balance heritage and countryside protection with the demands of growth. 2.39 In terms of heritage protection, the Site is not within a Conservation Area but Baggot Hall lies to the east of the Site and is Grade II Listed. In order to protect the significance of Baggot Hall and its setting, the proposed layout seeks to incorporate significant areas of retained open space within the centre of the Site and along its eastern boundary. This will ensure that views of Baggot Hall are retained from Station Road to the north and open countryside to the west. 2.40 As the emerging design proposals progress, a detailed Heritage Appraisal will be required in order to ensure impacts are mitigated as much as possible through the location, form, scale and design of the scheme. However, at this stage it is considered that there would be minor adverse impact caused to the setting of Baggot Hall. This is at the level of “less than substantial” harm. 2.41 Ultimately, a balanced judgement would be required for any development proposals in terms of the impact on the significance of designated heritage assets and the public benefits arising. The Site has the potential to deliver significant public benefits, as outlined below: ● The opportunity to deliver housing to help meet the needs of Harston and the local area; ● Supporting Harston’s economy and community, including local shops and services at a time when villages are seeing a reduction in services and facilities; ● Supporting the village primary school’s viability; ● Housing development in a sustainable travel location: high (and improving) public transport accessibility; cycling accessibility to transport interchanges and Cambridge; ● Development that brings health and wellbeing benefits to its residents and the wider community through: - high quality housing design; - additional public open space which offers mental and physical wellbeing benefits; - opportunity to travel sustainably helping to tackle air pollution as well as bring physical benefits; - walkability to primary school. ● Helping to maximise the benefits arising from major investment in the A10 corridor associated with sustainable transport and active travel; ● A landowner who wishes to work the community in order to shape a proposal which meets the needs of and can provide wider benefits to the village; and ● Preservation of the countryside frontage by retaining the current hedge or replacing with native species (while allowing for access) stepping development back from the road and enabling vistas of the open countryside beyond. 2.42 In terms of countryside protection, the proposed layout responds appropriately to its rural location. The internal road layout is gently curved, in a similar design to that serving Linden House to the south-west of the Site, and the dwellings are loosely arranged within the site, with the larger units proposed to the south designed to respond to the adjoining agricultural buildings at Baggot Hall farm. 2.43 There is an existing two-metre-tall evergreen hedge along the length of the Station Road frontage that prevents visual access to the countryside. This will be retained with the exception of two small sections to be removed in order to accommodate access. A pair of semi-detached dwellings are proposed along the Station Road frontage, to continue the existing residential building line to the west. The remaining units are proposed to be sited off the internal road. The loose grain of development and low density proposed will enable views of the open countryside beyond to be retained from Station Road. The Emerging Concept Proposal 2.44 Informed by the additional assessment work and in response to the four big themes of the consultation document, an emerging concept proposal has been prepared by Bidwells LLP (Appendix 2). 2.45 The emerging proposal is for a residential development of approximately 10 dwellings, with a mix of terraced, semi-detached and detached houses. 2.46 In order to protect the significance of the adjoining Baggot Hall and is setting, the proposed layout seeks to incorporate significant areas of retained open space within the centre of the Site and along its eastern boundary. This will ensure that views of Baggot Hall are retained from Station Road to the north and open countryside to the west. The total amount of public open space currently proposed extends to circa 0.31 hectares. The eastern boundary also incorporates a proposed drainage attenuation feature. 2.47 The proposed layout responds appropriately to its rural location by retaining views of the countryside beyond and protecting the existing rural character of the site. The internal road layout is gently curved, in a similar design to that serving Linden House to the south-west of the Site, and the dwellings are loosely arranged within the site, with the larger units proposed to the south designed to respond to the adjoining agricultural buildings at Baggot Hall farm. 2.48 There is an existing two-metre-tall evergreen hedge along the length of the Station Road frontage that prevents visual access to the countryside. This will be retained with the exception of two small sections to be removed in order to accommodate access. A pair of semi-detached dwellings are proposed along the Station Road frontage, to continue the existing residential building line to the west. The remaining units are proposed to be sited off the internal road. The loose grain of development and low density proposed will enable views of the open countryside beyond to be retained from Station Road. 2.49 Existing boundary vegetation will be retained where possible and enhanced in order to provide a defensible boundary to the Green Belt edge. 2.50 The Sustainable Transport Appraisal supporting these representations confirms that a suitable vehicular access can be achieved off Station Road, together with an adequate visibility, in line with the Manual for Streets parameters for a road with a 30mph speed limit, such as Station Road. The existing footway on the south side of Station Road can also be widened to 2m and tactile paving added to the existing informal crossing to Harston and Newton County Primary School.

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Agree

3.1 Agree. 3.2 The proposed Local Plan period up to 2040 is considered appropriate and to accord with the requirements set out within the NPPF for local authorities to identify a sufficient supply and mix of sites between years 1-15 of the plan (Para 67).

Agree

4.1 Agree. 4.2 The four big themes for the Local Plan are suitable and all are considered to be 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 in order 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.

4.4 The increased focus on climate change is welcomed. Climate change policy and good practice is changing quickly, and the plan will need to build in suitable flexibility to accommodate these changes within the lifetime of the plan. Climate change scenarios predict extensive changes by 2050, much of which is dependent on government and human action so there is substantial uncertainty over outcomes. 4.5 A needlessly stringent policy may inadvertently impede progress towards later years in the plan or undermine results by not allowing for site-specific refinement. For example, policy for electric vehicle charging points should be sufficiently flexible to accommodate that quickly changing technology, as well the current grid challenges in implemented EV charging places. Energy policies should include flexibility for changing legislation, and technology, as well as the opportunity to refine a plan-wide policy for site specifics. As the Zero Carbon Futures Symposium Report (2019) submitted within the evidence base notes on page 10: where targets are too limited, and without consideration of project contexts, policy can drive dysfunctional behaviour such as photovoltaic solar panels being installed on North facing roofs merely to achieve policy compliance not to produce effective carbon reductions. 4.6 Allowing for changing technologies and approaches should also help with viability as technology and approaches improve and are more widely adopted, thereby reducing costs. Escalating targets and policies may be able to accommodate these changes, while providing clarity to developers on the costs of development over time. 4.7 The local plan Sustainability Appraisal (SA) should address variable climate change scenarios, as we would expect that different climate changes scenarios will be of interest at examination. Lack of rigorous assessment of these scenarios in the SA is could lead to the plan being found unsound.

4.8 Greater Cambridge is a leading local authority on climate change policy, such as through the early declaration of a climate change emergency and also through the newly adopted Sustainable Development SPD. This leadership should continue, as it is central to the sustainable development of Cambridge, leading to better development for humans, the environment, and for economic development. It should be borne in mind that Cambridge's knowledge economy increasingly demands high sustainability standards: sustainability, health and wellbeing, with climate change at the heart, is a key part of continuing Cambridge's economic development. This should remain a priority as part of a policy framework the recognises climate change as a key part of sustainable development across social, environmental and economic objectives.

Nothing chosen

4.9 A policy approach with multiple options for delivering net zero carbon is likely to be most effective in delivering development, as well as carbon neutrality. A multi-pronged approach should allow different solutions for different developments, reflecting context. For example, for some developments, Passivhaus energy standards may be achievable (going well above and beyond minimums set out in the Building Regulations), but for others, Building Regulations may need to be followed but an offset solution, such as a green bond or offset fund, could be used to achieve a net carbon reduction. Possible options need to be worked up in more detail as the Plan progresses and must build in flexibility.

4.10 To form a flexible policy framework, so as not to stifle the benefits of new technology or modern methods of construction.

4.11 This Local Plan must deliver effective policy which protects and enhances natural capital. We support delivery of net gain for new development. Such policy must be flexible enough to enable creative and cost-effective solutions for the delivery of net gain and support the Vision for the Natural Future of Cambridgeshire in 2050 as outlined by Natural Cambridgeshire and affiliated organisations. An off-site net gain solution should be clearly allowed for by policy. While it is a Local Plan priority as a part of one of the four big themes, the Local Plan policy must allow for a planning judgement and balanced decision to allow for site and development specific issues to be taken into account. 4.12 For reference as to how Land to the South of Station Road, Harston could improve the natural environment, please refer to Section 2 of these representations, the enclosed Illustrative Masterplan prepared by Bidwells and the Ecology Report prepared by Applied Ecology.