Greater Cambridge Local Plan Issues & Options 2020

It is considered that meeting housing and affordable housing needs is part of the well-being and social inclusion theme because housing falls within the social objective of sustainable development (as set out in Paragraph 8 of the NPPF). There are substantial affordability issues in Greater Cambridge associated with the high cost of buying and renting housing, and those that cannot afford to live in Cambridge or South Cambridgeshire close to employment opportunities having to endure longer commuting. There is also evidence of a substantial need for housing for older people’s housing and care both locally in Stapleford and across Greater Cambridge. Paragraph 8 and Chapter 8 of the NPPF identifies the other factors that relate to the wellbeing and social inclusion theme, which are about creating well-designed and safe developments, providing access to services and facilities, and providing open space. It is suggested that to achieve ‘good growth’ the emerging GCLP will need to allocate suitable sites that deliver housing and affordable housing, are accessible to services and facilities, include open space and recreation facilities. The sites at land east of Hinton Way and land west of Haverhill Road in Stapleford were promoted through the call for sites process for either residential development including market and affordable housing (Class C3) or a retirement village (Class C2); as set out above there is a need for all these types of housing. This is set out in detail on page 4 of our Exhibition Boards. The promoted developments, for housing or a retirement village, would include open space and other green infrastructure. Stapleford has a good range of services and facilities including recreation facilities. The sites are accessible by walking and cycling. The sites are very well related to Greater Cambridge Partnership’s proposed public transport route from Haverhill and Cambridge, and it is proposed that there would be stops at or in close proximity to both sites. It is considered that the promoted developments, for either housing or older peoples housing and care, would contribute towards ‘good growth’ for Stapleford and for Greater Cambridge.

Section 4.3.3 of the Issues & Options consultation document identifies the factors that are relevant to the creation of safe and inclusive communities. As set out in the response to Question 16, there are substantial affordability issues in Greater Cambridge and a substantial need for housing for older people both in Stapleford and Greater Cambridge. It is considered that the emerging GCLP should include a development strategy that seeks to meet housing and affordable housing needs, and older people’s housing and care. The developments promoted by Axis Land Partnerships in Stapleford would provide these types of housing. New policies should carefully consider the necessary infrastructure to create socially inclusive communities, these policies could cover safe open spaces and play areas, community buildings, street design, travel management and technology requirements (Wifi, 5G and beyond).

Paragraph 91 of the NPPF seeks to deliver healthy, inclusive and safe places, and identifies a number of approaches to support healthy lifestyles. It promotes social interaction through mixed-use developments, strong neighbourhood centres, street layouts that include pedestrian and cycle connections, and active street frontages for example. It enables and supports healthy lifestyles, by providing green infrastructure, sports facilities, local shops, access to healthier food, allotments, and layouts that encourage walking and cycling for example. NHS England Healthy Towns Initiatives identified ten principles to deliver healthy places, which relate to the provision of health services, meeting local and community health needs, and development design matters. In terms of design matters it is suggested that compact neighbourhoods, active travel, healthy eating opportunities, play and leisure facilities would contribute towards the delivery of healthy places. It is considered that the promoted developments at land east of Hinton Way and land west of Haverhill Road in Stapleford would be consistent with guidance and initiatives to support healthy lifestyles. The promoted developments would include open space and green infrastructure. Axis Land Partnerships is promoting the possibility of creating a 20 hectare open space on the land between the promoted sites. The sites are accessible to the outdoor recreation areas within Stapleford. The sites are accessible to the services and facilities within Stapleford by walking and cycling. There is a train station at Shelford, providing services into Cambridge. The sites are very well related to the proposed public transport route between Haverhill and Cambridge. There is a good range of services and facilities provided in Stapleford, including supermarkets and other convenience stores, health services including doctor’s surgery and dentist, which are all related to supporting healthy lifestyles. This is referred to in further detail in our Exhibition Boards.

The emerging GCLP will need to be consistent with national guidance on meeting housing needs. Paragraph 59 of the NPPF confirms the Government’s objective to significantly boost the supply of housing, and to achieve this by ensuring that a sufficient amount and variety of land for housing is identified. Paragraph 60 expects the standard method to be used to determine the minimum number of houses needed. Paragraph 61 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. Section Id.2a of the Planning Practice Guidance explains how housing and economic needs assessments should be undertaken, including how to calculate local housing needs using the standard method. Paragraph 010 of Id.2a makes it clear that the standard method is the minimum starting point for determining local housing needs, and acknowledges that there may be circumstances where actual housing need is higher than the standard method indicates. As set out in Paragraph 010 the circumstances where increases to housing need that exceed past trends are as follows: there is a growth strategy in place to promote and facilitate additional growth; strategic infrastructure improvements are likely to lead to an increase in the number of homes needed locally; and, an authority has agreed to accommodate unmet housing needs from a neighbouring area. The first two circumstances are relevant to Greater Cambridge. Paragraph 024 of Id.2a explains how the need for affordable housing is calculated, and it is suggested that the overall housing target should be increased where it could help deliver the required number of affordable homes. There is an urgent need to improve the affordability of housing and to boost affordable housing delivery in Greater Cambridge. Therefore, the emerging GCLP should use the standard method to calculate the minimum local housing need, and then make appropriate adjustments taking into account the growth strategies and strategic infrastructure improvements identified for Greater Cambridge, and a further adjustment to ensure affordable housing needs are met.

Yes, strongly agree

As set out in the response to Question 31, upward adjustments to the minimum figure derived from the standard method are required to take into account growth strategies, strategic infrastructure improvements and housing affordability in Greater Cambridgeshire. The National Infrastructure Commission, the Cambridge and Peterborough Combined Authority and the Greater Cambridge Greater Peterborough Enterprise Partnership acknowledge and support the economic growth potential of the Greater Cambridge area, and consider that there is a need to substantially increase housing delivery in order to support that economic growth and address the significant housing affordability issues that exist.

Paragraph 61 of 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, older people, students, renters and self-builders. The promoted developments both include options to provide housing and affordable housing to meet local needs of Stapleford. In 2018 there was an identified need for 26 affordable dwellings in Stapleford for those with a local connection to the village – see South Cambridgeshire District Council's 'Housing Statistical Information Leaflet' (December 2018). The promoted developments both include options to provide housing for older people. Section Id.63 of the Planning Practice Guidance provides guidance on housing for older or disabled people. Paragraph 001 (of Id.63) identifies the future increase in the number of people aged over 85, and suggests that older people should have better choices in terms of the types of accommodation. Paragraph 003 expects the future housing needs of older people to be determined through the plan-making process. Paragraph 010 identifies the different types of housing that may be needed by older people. Paragraph 016 expects the housing provided for older people to count against a plan-making authorities overall housing requirement. There is evidence of a substantial need for housing for older people in Greater Cambridge, as summarised on page 4 of our Exhibition Boards. The Older People’s Housing, Care and Support Needs in Greater Cambridge 2017-2036 Report (Centre for Regional Economic and Social Research, November 2017) estimated that there were 92,768 people aged 65 or over living in Cambridgeshire in 2010, with 42,000 of those people aged over 75 and 11,130 aged over 85. The Report highlighted the projected increases to the number of people in these age groups in the future, with a 54% increase in the 75 to 84 age group and a 57% increase in the over 85 group by 2021. It is noted in the Report that there is projected to be an 80% increase in the number of people aged over 75 in South Cambridgeshire. The Housing Need Survey Results Report for Stapleford (Cambridgeshire ACRE, March 2017) reported that in 2011, nearly 12% of residents in Stapleford were aged over 75; which is the largest age group in Stapleford Parish. It is also reported that more than 23% of residents in Stapleford were aged over 65. The proportion of people in Stapleford aged over 65 is significantly higher than the average for South Cambridgeshire and Cambridgeshire. It is likely that the number and proportion of older residents in Stapleford has increased since 2011. The above evidence identifies a substantial need for specialist housing for older people in Stapleford/Great Shelford and in South Cambridgeshire. It is expected in national guidance that those needs will be met through the plan-making process. It is requested that emerging GCLP should seek to allocate suitable sites in Stapleford to meet the substantial current and future local needs for housing for older people; the promoted developments at land east of Hinton Way and land west of Haverhill Road in Stapleford are suitable sites for allocation for older people’s housing and care.

Local Plan policies can require a high standard of design for new residential development, leading from Government policy and guidance. Appropriately worded design policies should require a high-quality design for new dwellings. This could include sustainable design principles including measures to improve the energy efficiency of new homes, water saving measures, use of efficient insulation material and heating systems, the reduction and recycling of construction materials, provision of appropriate amenity space and accessibility. Policy should not be prescriptive for precisely how it will be accomplished: it can set a policy-level, but developers should be able to use a host of options to achieve the target.

Paragraph 103 of the NPPF seeks to ensure that development is located where the need to travel will be minimised and the use of sustainable transport modes can be maximised. Therefore, the site selection process for potential allocations in emerging CGLP will be an important part of increasing travel by sustainable modes of transport. Stapleford (and Great Shelford) are defined as a Rural Centre in the settlement hierarchy. The villages contain a variety of convenience stores, a post office, banks, library, primary schools, health services including doctors and dentist, village halls, public houses and restaurants, garages, and numerous employment sites and other local businesses. There is a railway station at Great Shelford. Haverhill Road and Hinton Road are on bus routes. The Greater Cambridge Partnership is promoting a new public transport route between Haverhill and Cambridge, and it is proposed that there would be stops at or in close proximity to the eastern boundary of the sites promoted by Axis Land Partnerships. Therefore, the promoted sites at land east of Hinton Way and land west of Haverhill Road would be accessible to the services and facilities in Stapleford and Great Shelford by a range of modes of transport. For all these reasons it is requested that the promoted developments should be allocated in the emerging GCLP. In addition, it is noted that Paragraph 138 of the NPPF suggests that sites which are accessible by public transport should be one of the preferred locations to be released from the Green Belt, where it is has been assessed that a release is necessary; the promoted developments would meet this requirement.

Yes

Paragraph 136 of the NPPF allows Green Belt boundaries to be altered through the plan-making process provided exceptional circumstances exist, and those exceptional circumstances should be based on evidence and justified. Therefore, it is appropriate to consider whether to review Green Belt boundaries through the emerging GCLP. It is considered that exceptional circumstances exist to release land from the Green Belt, which are related to the significant need for housing and affordable housing in Greater Cambridge, and the need for housing for older people in Shelford and Greater Cambridge. Paragraph 137 requires plan-making authorities to examine all other reasonable options to meet identified development needs before considering whether exceptional circumstances exist to justify changes to Green Belt boundaries i.e. make as much use of previously developed land, increase the density of development, and consider whether development needs could be accommodated in neighbouring areas. In the case of Cambridge increasing densities and reusing previously developed land is not straightforward and may be inappropriate because of heritage assets and the difficulty of finding alternative sites for existing uses. Paragraph 138 requires any review of Green Belt boundaries to consider the need to promote sustainable patterns of development, and that where the release of land from the Green Belt is necessary that priority is given to previously developed land or sites that are well-served by public transport. Stapleford and the developments promoted by Axis Land Partnerships are currently well served by public transport, and the accessibility will be even better once the new public transport route between Haverhill and Cambridge is delivered. Paragraph 141 seeks the beneficial use of Green Belt land including to provide access, for outdoor sport and recreation, and to retain and enhance landscapes and biodiversity. Axis Land Partnerships is promoting the possibility of creating a 20 hectare open space on the land between Hinton Way and Haverhill Road and additional strategic landscaping in conjunction with the promoted developments. It is considered that the open space, strategic landscaping and ecological enhancements would represent a beneficial use of the Green Belt in this location. The sites promoted by Axis Land Partnerships are located within the Green Belt. As set out above, it is considered that exceptional circumstances exist to justify the release of these sites from the Green Belt, which are related to the identified needs for housing, affordable housing and housing for older people in Greater Cambridge and Stapleford/Great Shelford. It is considered that development at the promoted sites would have no adverse impact on the compactness or setting of Cambridge and it would not lead to the merging of villages, and as such, the sites makes a limited contribution to the purposes for including land within the Green Belt. In addition, as set out above, the open space and strategic landscaping to be provided in conjunction with the promoted developments would retain the openness of most of the Green Belt in this location, and would enhance the setting of the sites and the surrounding area. Furthermore, the proposed new public transport route from Haverhill and Cambridge promoted by Greater Cambridge Partnership would affect the character and openness of the Green Belt on the eastern edge of Stapleford. It would lessen the impact that any development on the village side of the route would have by containing it and by virtue of the creation of the route meaning that the area would not be wholly undeveloped. For all of the above reasons, and because exceptional circumstances exist, it is considered that land should be released from the Green Belt at Stapleford and specifically at land east of Hinton Way and land west of Haverhill Road in Stapleford.

Highly flexible

It is noted that the existing defined settlement boundaries for most villages in South Cambridgeshire have remained largely unchanged since the Local Plan 2004; although sites were allocated within and on the edge of some villages in the Site Specific Allocations DPD in 2010 and for the adopted South Cambridgeshire Local Plan 2018. It is very likely that most of the development opportunities within existing village boundaries would have been taken up by now. It is also likely that heritage assets within some villages, such as conservation areas and listed buildings, will constrain development opportunities. It is not clear whether the Councils have undertaken an assessment of the capacity of villages to accommodate additional development; it is likely that such an assessment would demonstrate that the capacity is limited. On the basis of the above, it is requested that an assessment of the capacity of existing settlements to accommodate development is undertaken for the emerging GCLP with a mind to relaxing village development boundaries to allow for suitable sites to come forward.