17/02136/S73 (Renewal of Consent/Vary Conditions)

DEVELOPMENT MANAGEMENT COMMITTEE - 18 DECEMBER 2017

Case No: 17/02136/S73 (RENEWAL OF CONSENT/VARY CONDITIONS)

Proposal: REMOVAL OF CONDITION 6 (PARKING AREA) FROM APPLICATION 15/00201/FUL

Location: 38A QUEENS GARDENS EATON SOCON ST NEOTS PE19 8DN

Applicant: EATON SOCON PRE-SCHOOL CIO (MR N WALKER)

Grid Ref: 516758 259558

Date of Registration: 10.10.2017

Parish: ST NEOTS

RECOMMENDATION - APPROVE

This application is referred to the Development Management Committee as St Neots Town Council's recommendation of refusal is contrary to the Officer's recommendation of approval and it does not constitute a type of application that can be dealt with through delegated powers to the Head of Development, Development Services Manager (Development Management) or Development Management Team Leaders as set out within the Council's Constitution.

1. DISCRIPTION OF SITE AND APPLICATION

1.1 This application relates to the site of a new building currently under construction in association with Eaton Socon Pre-School.

1.2 Planning permission was granted for the erection of a new preschool building in October 2015 under the reference 15/00201/FUL. The decision notice and approved site plan are attached to this report for reference.

1.3 This application seeks permission to remove condition 6 of 15/00201/FUL as the applicant is no longer financially able to provide the proposed parking area.

2. NATIONAL GUIDANCE

2.1 The National Planning Policy Framework (2012) sets out the three dimensions to sustainable development - an economic role, a social role and an environmental role - and outlines the presumption in favour of sustainable development. Under the heading of Delivering Sustainable Development, the Framework sets out the Government's planning policies for : building a strong, competitive economy; ensuring the vitality of town centres; supporting a prosperous rural economy; promoting sustainable transport; supporting high quality communications infrastructure; delivering a wide choice of high quality homes; requiring good design; promoting healthy communities; protecting Green Belt land; meeting the challenge of climate change, flooding and coastal change; conserving and enhancing the natural environment; conserving and enhancing the historic environment; and facilitating the sustainable use of minerals.

2.2 Planning Practice Guidance

For full details visit the government website https://www.gov.uk/government/organisations/department-for-communities- and-local-government

3. PLANNING POLICIES

3.1 Saved policies from the Huntingdonshire Local Plan (1995) • H30: Residential amenity protection

3.2 Saved policies from the Huntingdonshire Local Plan Alterations (2002) • None relevant.

3.3 Adopted Huntingdonshire Local Development Framework Core Strategy (2009) • CS1: Sustainable development in Huntingdonshire

3.4 Huntingdonshire's Local Plan to 2036: Consultation Draft 2017 • LP16: Parking Provision

3.5 St Neots Neighbourhood Plan (2016) • PT1: Sustainable Travel

3.6 Huntingdonshire Design Guide Supplementary Planning Document (2017): • Place Making Principles - Part 3.5 Parking and Servicing

Local policies are viewable at https://www.huntingdonshire.gov.uk

4. PLANNING HISTORY

4.1 15/00201/FUL - A new preschool building with associated soft landscaping and planting - Permission – 29.10.2015

Condition 6: Prior to the commencement of development, a detailed plan of the proposed parking area showing a footway link shall be submitted to, and approved in writing by, the local planning authority. The development shall be carried out in accordance with the approved details.

Reason: In the interests of highway and pedestrian safety.

5. CONSULTATIONS

5.1 St Neots Town Council recommend refusal for the following reasons * Adequacy of parking/loading/turning * Highway safety * Traffic congestion * Demonstrable harm to the amenity of the residents

5.2 CCC Highways: - No objections to the removal so long as the LPA are happy to accept the application with no dedicated onsite parking and are aware that any vehicle movements associated with this development will require on street parking around the location.

6. REPRESENTATIONS

6.1 No representations received at time of writing.

7. ASSESSMENT

7.1 Under application 15/00201/FUL five off-street parking spaces were proposed via access off Regents Close. This parking was not required by the Local Planning Authority or Local Highway Authority and was offered by the applicant at the time.

7.2 Paragraph 32 of the NPPF states that development proposal should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe.

7.3 The site is in a sustainable location within the heart of the community it serves. It is clear from the supporting information provided that a significant level of pre-school children walk to the facility with their parents/guardians and even for those who are brought by vehicular means, there is considered to be adequate capacity on the adjacent public highway for short term on street parking in the same way that it occurs for primary and secondary school education in this location.

7.4 There are three pick up/drop off times for the pre-school throughout the day which last a period of 30 minutes each; 8:45am-9:15am, 11:45am-12:15pm and 2:45pm-3:15pm. This staggered arrangement coupled with the two separate entrance points, from Regents Close and Queens Gardens, help disperse congestion and the demand for parking. Staff members are also encouraged to park away from the site and walk to the building upon parking to further alleviate possible parking issue. There is no objection to the proposal from the Local Highway Authority and for these reasons the removal of condition 6 is considered acceptable.

7.5 All conditions imposed under 15/00201/FUL will be repeated where not already discharged, as per Planning Practice Guidance.

1. Time limit – Condition removed as works already started 2. Plans – Condition repeated for the avoidance of doubt 3. Materials – Condition amended to reflect details received 4. Landscaping – Condition repeated to ensure a satisfactory appearance 5. Tree protection – Condition repeated to ensure ongoing protection 6. Parking – Condition removed to reflect current application

Conclusion:

7.6 Taking national and local planning policies into account and having regard for all relevant material considerations, it is recommended that Condition 6 of 15/00201/FUL be removed as proposed. 8. RECOMMENDATION - APPROVAL subject to conditions to include the following

• In accordance with plans • Materials as discharged under 17/80158/COND • Hard and soft landscaping scheme to be submitted • Continuation of tree protection

If you would like a translation of this document, a large text version or an audio version, please contact us on 01480 388388 and we will try to accommodate your needs.

CONTACT OFFICER: Enquiries about this report to Karina Adams Development Management Officer 01480 388405 St Neots Town Council Planning Committee

Schedule of Plans - 16th November 2017 PLAN RECEIVED REFERENCE DEVELOPMENT DESCRIPTION LOCATION APPLICANT RESPONSE DUE PROPOSER/2ND SNTC DECISION NOTES NO. Improves the property. Cllr Maslen Satisfactory proposal in terms 1 27/10/2017 17/02194/HHFUL Proposed single storey and two storey extensions to the side / rear. 11 Cornwallis Drive Eaton Socon St Neots PE19 8TX Miss Crosby 17/11/2017 Approved Cllr Wainwright of scale and pattern of development.

In keeping with locality. Improves the property. Replacing of the rear conservatory with a 2 storey extension and first floor Cllr Maslen 2 27/10/2017 17/01773/HHFUL 29 Wordsworth Avenue, Eaton Ford, St Neots, PE19 7RA Mr Andrew Gore 17/11/2017 Approved Satisfactory proposal in terms accommodation over the garage. Cllr Thorpe of scale and pattern of development.

Improves the property. Proposed two storey extension to rear of property, and conversion of garage into Cllr Maslen Satisfactory proposal in terms 3 30/10/2017 17/02198/HHFUL 31 Field Cottage Road Eaton Socon St Neots PE19 8HA Mr & Mrs Wood 20/11/2017 Approved family room Cllr Thorpe of scale and pattern of development.

Adequacy of parking/loading/turning. Cllr Thorpe Highway safety. 4 31/10/2017 17/02136/S73 Removal of condition 6 (parking area) from application 15/00201/FUL 38A Queens Gardens Eaton Socon St Neots PE19 8DN Mr N Walker 20/11/2017 Refused Cllr Wainwright Traffic congestion. Demonstrable harm to the amenity of the residents.

Outline application for the development of up to 1020 dwellings, up to 7.6has of Satisfactory proposal in terms Cllr Maslen Referred to Town 5 02/11/2017 1300388OUT mixed uses including a nursery/crèche (Use Class D1), public house (Use Class A4), Loves Farm Eastern Expansion Development Area Cambridge Road St Neots Mr David Keyse 17/11/2017 of scale and pattern of Cllr Wainwright Council hotel (Class C1), care accommodation (use Class C2) and employment uses (Use development. Class B1), connections with Loves Farm, on-site roads and pedestrian/cycle routes, open space and other related infrastructure.

Hybrid planning application comprising: 1) Application for outline planning permission for development of a mixed use urban extension to include; residential development of up to 2,800 dwellings (C3), up to 63,500 sqm of employment development (B1-B8), District Centre including shops, services, community and health uses (A1-A5, D1 & D2), Local Centre (A1- A5), Temporary Primary School, Two Permanent Primary Schools, open space, Cllr Wainwright Referred to Town 6 03/11/2017 17/02308/OUT play areas, recreation facilities and landscaping, strategic access improvements Wintringham Park Cambridge Road St Neots Mr Joe Dawson 24/11/2017 Cllr Dunford Council including new access points from Cambridge Road & A428, associated ground works and infrastructure. All matters reserved with the exception of means of access; and 2) Application for full planning permission for the construction of new roads, hard & soft landscaping, creation of SUDS and all associated infrastructure and engineering works including creation of haul routes.

We consider that the proposal AMENDED ACCESS PLAN (14/49/10 rev D RECEIVED ON 6.11.2017):): REVISED would assimilate itself to the ACCESS TO CRICKET CLUB FROM SHAKESPEARE ROAD AND ASSOCIATED LOSS OF existing part of the town. LANDSCAPING EAST OF PUBLIC RIGHT OF WAY. VISIBILITY SHOWN SOUTH-EAST The proposal will enhance the Cllr Maslen 7 03/11/2017 16/01468/OUT OF ACCESS FROM PEPPERCORNS LANE Hybrid application for proposed residential Land North Of 17 Peppercorn Lane Eaton Socon Mr McNish 20/11/2017 Approved character of the conservation Cllr Dunford development of 5 dwellings accessed from Peppercorns Lane (outline), new area. access to cricket club from Shakespeare Road and change of use of land to town Will have no negative impact park (full) on the wider landscape character of the area. Development Management Committee

Scale =1:1,250 Application Ref: 17/02136/S73

Date Created: 04/12/2017 © Crown copyright and database rights 2017 o Location: St Neots Ordnance Survey HDC 100022322

39 61

28 82 29 to 51 33

72 ! 27

23 El 49 62 19

REGENT CLOSE 17 52 11 9 1

1 35

DUKES ROAD REGENT CLOSE 26 40 20 12 14 Nursery 2 2

39 33

34 25

30 11a 13 23

20 2 10 DUKES ROAD

1 QUEENS COURT Key El Sub Sta Listed Building 1 9

7 The Site 18 13 16 Conservation Area 14 7 1 QUEENS Q U E EN S G A R D E N S

NOTES

1 ALL DIMENSIONS AND LEVELS ARE TO BE DETERMINED AND OR CHECKED BY THE CONTRACTOR ON SITE. SHOULD ANY DISCREPANCY BE IDENTIFIED BETWEEN THE DIMENSIONS, AND OR DETAILS DETERMINED ON SITE, AND THOSE SHOWN ON THE RELEVANT DRAWINGS, THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY AND HIS INSTRUCTIONS OBTAINED PRIOR TO THE COMMENCEMENT OF THE WORK.

2 THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE DESIGN AND IMPLEMENTATION OF ALL TEMPORARY WORKS, AND THE SAFETY AND STABILITY OF THE NEW WORKS AND ADJACENT STRUCTURES DURING CONSTRUCTION.

3. WHERE A PRODUCT IS SPECIFIED TO BE OBTAINED FROM A MANUFACTURER OR SUPPLIER, THE CONTRACTOR SHALL INSTALL THE PRODUCT IN ACCORDANCE WITH THE INSTRUCTIONS SUPPLIED BY THE MANUFACTURER. SHOULD THERE BE ANY VARIATION BETWEEN THE WORK SPECIFIED ON THE DRAWINGS AND THE MANUFACTURERS INSTRUCTIONS, THE CONTRACTOR SHALL REFER THE MATTER TO THE ARCHITECT FOR INSTRUCTION BEFORE PROCEEDING.

OVERALL NOTES:

01 NEW PRE-SCHOOL BUILDING

02 NEW TREES & PLANTING TO FORM BOUNDARIES AND SOFT LANDSCAPED AREA.

03 OUTDOOR COURTYARD AREA R E G E N T S C L O S E 04 EXISTING PLAYGROUND AREA 05 FRONT PLAYGROUND AREA

06 SERVICE YARD AREA

07 OUTLINE OF EXISTING CABINS

08 OVERHEAD CABLE - BT CABLE TO BE REMOVED AND DUCTED UNDERGROUND FROM POLE ON THE FRONT OF THE PROPERTY BOUNDARY TO NEW BUILDING.

09 EXISTING SITE GATED ENTRANCE.

A Nr 38 QUEENS GARDENS - NEIGHBOUR - ADJOINING PROPERTY

B Nr 40 QUEENS GARDENS - NEIGHBOUR - ADJOINING PROPERTY

K N I G H T S C L O S E C Nr 27 DUKES CLOSE - NEIGHBOUR - ADJOINING PROPERTY

D Nr 2 KNIGHTS CLOSE - NEIGHBOUR - PROPERTY OPPOSITE TO SITE

40 B R E G E N T S C L O S E

Q U E EN S G A R D E N S B 09 P E D E S T R I A N A L L E Y W A Y

02 D

P E D E S T R I A N P A T H W A Y EGFL +23.90

EGFL +23.90

07 3230

EGFL +24.00

P E D E S T R I A N P A T H W A Y

EGFL +24.00

EGFL +24.20 EGFL +23.80 EGFL +24.45 03 EGFL +24.00

EGFL +24.00

3230 EGFL +24.00 C01 01.07.2017 CONSTRUCTION ISSUE OF INFORMATION

EGFL +24.00

2151 T01 25.01.2016 STAGE 1 TENDER ISSUE OF INFORMATION

EGFL +24.00 REVISIONS EGFL +24.00 06 3230 2000 02

EGFL +23.80 EGFL +24.00 01 05

1849 1672

1675 EGFL +23.80

EGFL +24.25

A 1401 - New Build Preschool 38 Eaton Socon Preschool

38a Queens Gardens, Eaton C Socon, St Neots, PE19 8DN 27

Q U E EN S G A R D E N S N E D R A G S EN E U Q Devlin Architects Ltd Telephone 39 Marchioness Way +44 775 796155 Eaton Socon Email St Neots PE19 8DL [email protected] United Kingdom www.devlinarchitects.com

0200 SERIES Site Location Plan

Tender 1:50@A1/1:100@A3 SD SD C01 29.01.2016 SITE LOCATION PLAN - 1:200 @ A1 / 1:400 @ A3 0 1 5 10 1 4 0 1 0 2 0 0 A L 0 1 0 Devlin Architects Ltd Web: www.devlinarchitects.com Unit KC57 The Knowledge Centre Tel: 01480 276 646 Wyboston Lakes, Great North Road Mob: 07775 796 155 Wyboston, Bedfordshire, Email: [email protected] MK44 3BA

Project 1401 | Eaton Socon Preschool, 38a Queens Gardens, Eaton Socon, St Neots, PE19 8DN Reference Planning Letter File Code 1401-2.05.01-001-LET-170925 Date 25 September 2017

Dear Robin or Roy:

RE: Approval of details reserved by a condition – 15/00201/FUL – Condition 6 – Proposed parking bays.

Following the receipt of permission to proceed with the above development on 29 October 2015 we have been finalizing things with the scheme and would like to make an application for the removal of the following condition:

‘Condition 6: Prior to commencement of development, a detailed plan of the proposed parking area showing a footway link shall be submitted to, and approved in writing by, the local planning authority. The development shall be carried out in accordance with the approved details.’

We have been given guidance from the planning officer Louise Newcombe about this condition above and the fact it was a prior to commencement condition. As you are aware we would like to remove this condition on the basis of the following information but we were asked to seek pre-application advice from CCC Highways.

Planning: The pre-school has no vehicular entrance or vehicular provision to date being completely surrounded by public footpaths, neighboring properties and the like. The inclusion of the parking bays was never a formal requirement from Planning or associated guidance requirements from Building Regulations. The parking bays were suggested by the client to assist the area and offer additional parking spaces within the rear cul-de-sac. As stated within the design access statement – access statement:

‘There is no planning policy that defines the number of spaces for the use of the building. The 5 spaces we have shown on the western boundary within Regents Close are intended to be used by those parents who do not come to site using other means.’

At planning stage, the client undertook a traffic survey to assess the requirement and the form of transport parents and staff travelled to the pre-school. The original survey was:

CAR WALK BIKE BUS Parents 26 65 4 1 Staff 5 7 2 0

This survey was taken over the course of a week (dated 23 September to 29 September 2017). This survey shows the majority of parents and staff walk to the pre-school (67.7% parents and 50% staff). The secondary form of transport is the use of a car for both parents and staff (27.1% parents and 36% staff).

During the planning process, we discussed this survey and the proposed inclusion of 5 parking bays. It was discussed at the time that if the bays were included CCC Highways would like to form a dropped kerb pedestrian link across from the pedestrian alleyway. This was agreed between CCC Highways and Devlin Architects Ltd prior to the planning being granted, this is the reason for the condition 6 being attached to the permission.

Current - September 2017: In order to give you sufficient information to assess the removal of this condition we asked the client – Eaton Socon Pre-school CIO to undertake another traffic survey to update the numbers to the current time frame.

CAR WALK BIKE BUS Parents 29 50 5 1 Staff 5 7 2 0

This survey was taken over the course of a week (dated 18 September to 22 September 2017). This survey shows the majority of parents and staff walk to the pre-school (58.8% parents and 50% staff). The secondary form of transport is the use of a car for both parents and staff (34.1% parents and 36% staff). The numbers of parents are different due to a staggered intake and the number of children requiring 30 hours childcare (meaning a reduction in numbers of children being accommodated).

Predicted transport results: The vast majority of families who currently are unable to use the pre-school due to a lack of space show them to be local to the pre-school within walking distance. Therefore, we would expect the walking numbers to increase significantly for parents and slightly for staff (new staff will be required for the new premises). Also, we would still expect those using a car to increase slightly for both parents and staff.

Client transport policy: The client – Eaton Socon Pre-school CIO actively promote walking to the premises to all new and existing parents. They try to inform them of the benefits physically (health, etc..) and the benefits to the locality by not using the car. As you can tell from the figures this does work. The vast majority of current families live in close proximity of the pre-school so walking to the premises is the obvious choice. Unfortunately, due to personal circumstances of the parents and the distances people still do use the car as a means of transport as the bus services are too sporadic.

The pre-school also does try to ensure the following if people do use the car as a means of transport: - No vehicular entrances of neighbours are blocked. - Vehicular traffic can still travel past the school during pick-up and drop-off times. - Staff park away from the pre-school rather than around the premises.

REF: 1401-2.05.01-001-LET-Parking bays-170925 PAGE: 2 OF 3

A full copy of their ‘Arrival and Departure Strategy (Transport policy)’ is available on request.

Client financial restraints: The client is a charitable organisation and as such finances are very tight with the monies being spent on the children who attend. The project costs for the new building have unfortunately increased due to various circumstances that means there is insufficient funds to complete these parking bays.

Conclusion: We would need CCC Highways permission to not undertake these parking bays as a part of the scheme. As there was no formal planning policy requiring the client to provide vehicular parking, these were always offered as a contribution. Given the financial constraints of the client we trust you can understand the reasons for not undertaking this element of the work.

If you are satisfied, we would then make an application to Huntingdonshire District Council Planning for the Removal of the condition under section 73 of the Town and Country Planning Act 1990 with your support. We would request you formulate a letter responding to this letter to show either your support, or the fact you have no comments.

Please do contact us if you have any questions.

Kind regards,

Simon Devlin - RIBA / ARB Director / Owner - Devlin Architects Ltd

REF: 1401-2.05.01-001-LET-Parking bays-170925 PAGE: 3 OF 3

GREEN PAPERS FOLLOW Application Number: 15/00201/FUL

TOWN & COUNTRY PLANNING ACT 1990

Planning Permission

Devlin Architects Mr S Devlin 39 Marchioness Way Eaton Socon St Neots Cambridgeshire PE19 8DL United Kingdom

Huntingdonshire District Council in pursuance of powers under the above Act, hereby GRANT PERMISSION for:

Proposal: A new preschool building with associated soft landscaping and planting.

Site address: 38A Queens Gardens Eaton Socon St Neots PE19 8DN

Applicant: Mr N Walker in accordance with your application received on 4th March 2015 and plans (listed below) which form part of the application

Plan Type Reference Version Date Received Floor Plan/s 14010032ALP01 08.10.2015 Elevations 1401/0034/AL P01 North 08.10.2015 and East Roof Plan 1401/0033/AL P01 08.10.2015 Elevations 1401/0035/AL P01 South 08.10.2015 and West Site Plan 1401/0030/AL P01 08.10.2015 Site Layout 1401/0031/AL P01 08.10.2015 Floor Plan/s 1401/0032/AL P01 08.10.2015

Subject to the following condition/s.

1. Condition.

Andy Moffat Head Of Development Page 1 of 6

Date 29th October 2015

Pathfinder House, St Mary's Street 01480 388388 Huntingdon. PE29 3TN [email protected] www.huntingdonshire.gov.uk The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

1. Reason. To comply with Section 91 of the Town and Country Planning Act 1990, as amended.

2. Condition. The development hereby permitted shall be carried out in accordance with the approved plans listed in the table above.

2. Reason. For the avoidance of doubt to ensure that the development is carried out in accordance with the approved plans.

3. Condition. Prior to the commencement of development, details of all materials to be used for the external surfaces of the building shall be submitted to, and approved in writing by, the Local Planning Authority. The development shall be carried out in accordance with the approved details.

3. Reason. In the interests of visual amenity.

4. Condition. The building hereby approved shall not be occupied until details of both hard and soft landscape works have been submitted to, and approved in writing by, the Local Planning Authority. The details shall include a programme of implementation and these works shall be carried out as approved. Hard landscape should include details of new boundary treatments and hard paved surfaces. Soft landscape works shall include planting plans, written specifications (including cultivation and other operations associated with plant and grass establishment) schedules of plants noting species, plant sizes and proposed numbers and densities where appropriate.

4. Reason. In the interests of visual amenity.

5. Condition. The Tree Protection works for the trees to be retained shall be carried out in accordance with the submitted tree survey and drawing number TIP 15 517.

5. Reason. In the interests of visual amenity.

Andy Moffat Head Of Development Page 2 of 6

Date 29th October 2015

Pathfinder House, St Mary's Street 01480 388388 Huntingdon. PE29 3TN [email protected] www.huntingdonshire.gov.uk 6. Condition. Prior to the commencement of development, a detailed plan of the proposed parking area showing a footway link shall be submitted to, and approved in writing by, the local planning authority. The development shall be carried out in accordance with the approved details.

6. Reason. In the interests of highway and pedestrian safety.

7. Note to applicant. With regard to condition 4, the applicant is advised that details of a close-boarded fence of solid construction along the northern edge of the application site between the rear boundary and the proposed gate should be included as part of the proposals (as per Environmental Health requirements).

8. Note to applicant. Statement as to how the Local Planning Authority (LPA) has worked with the applicant in a positive and proactive manner on seeking solutions:

The LPA positively encourages pre-application discussions and makes clear that applications will then normally be determined as submitted. Details of the 'Pre-Application Advice' process can be found on the Planning pages on the Council's website www.huntingdonshire.gov.uk. If, as proposed, a development is considered unacceptable and it is apparent how it can be revised to make it acceptable, the LPA will set out how it can be amended to make it acceptable as part of its response to a pre-application enquiry. When an application is received, conditions will be used where they can make a development acceptable. A clear reason for refusal identifies the specific reasons why the development is unacceptable and helps the applicant to determine whether and how the proposal can be revised to make it acceptable.

In relation to this application, it was considered and the process managed in accordance with Paragraphs 186 and 187 of the NPPF.

9. Note to applicant. Note to applicant regarding Community Infrastructure Levy Charge. Huntingdonshire District Council became a Community Infrastructure Levy (CIL) Charging Authority on the 1st May 2012. The Council is obliged to collect the levy from liable parties in instances where development received planning permission on or after the 1st May 2012. It is important that liable parties (usually developers or landowners) are correctly identified to the Council as early as possible. For more details on CIL, the developments the charges will apply to, how much the charge will be and the process involved, including the developers or landowners legal responsibilities, the CIL pages on the Council's website at www.huntingdonshire.gov.uk should be referred to. It should be noted that all development

Andy Moffat Head Of Development Page 3 of 6

Date 29th October 2015

Pathfinder House, St Mary's Street 01480 388388 Huntingdon. PE29 3TN [email protected] www.huntingdonshire.gov.uk which creates one or more dwellings will be liable to be charged irrespective of the floor space charge. However, developments which create less than 100 square metres of new floor space and do not involve a dwelling or dwellings, will be exempt from CIL and will not be charged.

Andy Moffat Head Of Development Page 4 of 6

Date 29th October 2015

Pathfinder House, St Mary's Street 01480 388388 Huntingdon. PE29 3TN [email protected] www.huntingdonshire.gov.uk NOTES

Rights of Appeal under the Town and Country Planning Act, 1990 Section 78

If the applicant is aggrieved by the decision of the Local Planning Authority to refuse permission for the proposed development or to grant permission subject to conditions, he/she may appeal to the Secretary of State responsible for planning within;

 Six months from the date of this decision notice.

Appeals must be made on a form which is obtainable from the Planning Inspectorate, Customer Support Unit, Temple Quay House, 2 The Square, Temple Quay, Bristol BS1 6PN. Alternatively all forms can be downloaded from their website www.planning-inspectorate.gov.uk. The Secretary of State has power to allow a longer period for the giving of a notice of appeal but he will not normally be prepared to exercise this power unless there are special circumstances, which excuse the delay in giving notice of appeal. The Secretary of State is not required to entertain an appeal if it appears to him that permission for the proposed development could not have been granted by the Local Planning Authority, or could not have been so granted otherwise than subject to the conditions imposed by them, having regard to the statutory requirements, to the provisions of the Development Orders and to any directions given under the Orders. He does not, in practice, refuse to entertain appeals solely because the decision of the Local Planning Authority was based on a direction given by him.

If permission to develop land is refused or granted subject to conditions, whether by the Local Planning Authority or by the Secretary of State responsible for planning and the owner of the land claims that the land has become incapable of reasonably beneficial use by the carrying out of any development which has been or would be permitted, he may serve on the Council of the County District in which the land is situated a purchase notice requiring that Council to purchase his interest in the land in accordance with the provision of Part VI of the Town and Country Planning Act, 1990.

Claiming Compensation

In certain circumstances, a claim may be made against the Local Planning Authority for compensation where permission is refused or granted subject to conditions by the Secretary of State on appeal or on a reference of an application to him. The circumstances in which such compensation is payable are set out in Section 114 of the Town and Country Planning Act 1990.

Andy Moffat Head Of Development Page 5 of 6

Date 29th October 2015

Pathfinder House, St Mary's Street 01480 388388 Huntingdon. PE29 3TN [email protected] www.huntingdonshire.gov.uk General Notes

This decision notice does not convey any approval or consent which may be required under any enactment, bye-law or regulation other than Section 57 of the Town and Country Planning Act 1990.

Andy Moffat Head Of Development Page 6 of 6

Date 29th October 2015

Pathfinder House, St Mary's Street 01480 388388 Huntingdon. PE29 3TN [email protected] www.huntingdonshire.gov.uk