DEVELOPMENT MANAGEMENT COMMITTEE 22nd May 2017

Case No: 17/00077/OUT (OUTLINE APPLICATION)

Proposal: OUTLINE PLANNING APPLICATION FOR PHASED DEVELOPMENT OF UP TO 295 RESIDENTIAL DWELLINGS, ACCESS AND ASSOCIATED WORKS, ALL OTHER MATTERS RESERVED

Location: LAND SOUTH WEST OF MILL COTTAGE GIDDING ROAD SAWTRY

Applicant: KIER GROUP

Grid Ref: 516239 283286

Date of Registration: 23.01.2017

Parish: SAWTRY

RECOMMENDATION - APPROVE

This application is referred to the Development Management Committee in accordance with the Scheme of Delegation as it constitutes a departure from the Development Plan. In addition, Sawtry Parish Council's recommendation is different to that of the Officer's.

1. DESCRIPTION OF SITE AND APPLICATION

1.1 The site comprises 10.77Ha of Grade 3 agricultural land located at the west of Sawtry and adjacent to the recently completed 'Mulberries' residential development (Bellway Homes/ Persimmon Homes site). The site is accessed via Gidding Road which runs along the north. A public right of way (PROW) runs along the southern boundary. The site is generally screened by hedgerow along all boundaries. An area of scrubland exists adjacent to the north east of the site. This land has the benefit of extant planning permission under 0001003OUT for 10 dwellings although no apparent progress has been made to develop this site recently.

1.2 The site falls within Flood Zone 1. Table 1 of the PPG defines land located within Flood Zone 1 as areas which are outside the flood plain and have little or no chance of flooding. These are areas with an indicative probability of flooding of 1 in 1000 years or greater (i.e. less than 0.1% chance in any given year).

1.3 This application is in outline with Access only to be considered at the outline stage. Layout, Scale, Appearance and Landscaping are 'Reserved Matters' to be considered at a future date (should outline permission be granted). The application is accompanied by an illustrative Masterplan (included within the Design & Access Statement) showing how it could be developed and demonstrating how the site can be capable of accommodating the scale of development proposed (up to 295 dwellings). The illustrative Masterplan is not necessarily the way the development will be carried out, it is just to demonstrate that up to 295 dwellings could be accommodated on this site; the final layout, appearance and scale would be established at the reserved matters stage.

1.4 The applicant has agreed a draft heads of terms for financial and open space contributions against the proposal and has provided a benefits statement which aims to demonstrate how the proposal meets the sustainability aims of local and national policy.

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 (PPG)

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) • H23: Outside Settlements • H31: Residential privacy and amenity standards • H37: Environmental pollution • H38: Noise Pollution • T18: Access requirements for new development • T19: Pedestrian Routes and Footpath • T20: Cycle Routes • T21: Public Transport Services • R1: Recreation and Leisure Provision • R2: Recreation and Leisure Provision • R3: Recreation and Leisure Provision • R7: Land and Facilities • R8: Land and Facilities • R12: Land and Facilities • En12: Archaeological Implications • En13: Archaeological Implications • En14: Open spaces and frontages • En17: Development in the Countryside • En18: Protection of countryside features • En19: Trees and Landscape • En20: Landscaping Scheme • En22: Conservation • En23: Conservation • En24: Access for the disabled • En25: General Design Criteria • CS8: Water • CS9: Flood water management

3.2 Local Plan Alteration 2002 • HL5: Quality and Density of Development • HL6: Housing Density • HL10: Choice in new housing • OB2: Maintenance of Open Space

3.3 Adopted Huntingdonshire Local Development Framework Core Strategy (2009) • CS1: Sustainable development in Huntingdonshire • CS2: Strategic housing development • CS3: The Settlement Hierarchy • CS4: Affordable Housing in Development • CS10: Contributions to Infrastructure Requirements

3.4 Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013) • LP1: Strategy and principles for development • LP2: Contributing to Infrastructure Delivery • LP3: Communications Infrastructure • LP6: Flood Risk and Water Management • LP7: Strategic Green Infrastructure Enhancement • LP9: Development in Key Service Centres • LP11: The Relationship Between the Built-up Area and the Countryside • LP13: Quality of Design • LP14: Reducing Carbon Dioxide Emissions • LP15: Ensuring a High Standard of Amenity • LP17: Sustainable Travel • LP18: Parking Provision • LP24: Housing Mix • LP25: Affordable Housing Provision • LP26: Homes in the Countryside • LP28: Biodiversity and Protected Habitats and Species • LP29: Trees, Woodland and Related Features • LP30: Open Space • LP31: Heritage Assets and their Settings

3.5 Supplementary Planning Documents/Guidance: -Huntingdonshire Design Guide (2017) -Huntingdonshire Landscape and Townscape Assessment (2007) -Huntingdon Strategic Flood Risk Assessment (2010) -LDF Developers Contributions SPD (2011) -RECAP CCC Waste Management Design Guide (CCC SPD) (2012)

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

4. PLANNING HISTORY

4.1 The following planning history is associated with the application site -8100346FUL for siting of caravan for changing room , Sawtry football pitch Gidding Road Sawtry, granted 14.04.1981 -84/01219/FUL for portakabin, granted 08.10.1984 -89/02024/S73 for retention of portakabin for Sawtry football club, granted 10.11.1989 -95/00382/FUL for Renewal of consent for use of portable building as changing rooms, Granted 12.05.1995

4.2 The following planning history is also relevant for nearby sites: 0001003OUT Residential development (10 dwellings). Granted 10.04.2001 (see green papers attached) 0802855OUT Erection of 190 dwellings with associated landscaping, public open space, highway works and ancillary development. (Linden Homes) Granted at Appeal 29.07.2009 1100722REM Approval of appearance, landscaping, layout and scale relating to erection of 190 homes [under 0802855OUT]. Approved 25.06.2012 (see green papers attached) 14/01659/OUT Residential development of up to 80 dwellings including access, open space, landscaping, drainage and associated infrastructure. Granted 15.04.2016 16/01109/REM Approval of reserved matters on land subject to outline permission. Refused 26.10.2016. Currently under appeal (APP/H0520/W/16/3164983) (see green papers attached)

5. CONSULTATIONS

5.1 Sawtry Parish Council (see attached) recommends refusal, the OBJECTIONS can be summarised as: *No need for housing in this location given the districts 5.24 year housing land supply *Current village residences are built at a ratio of 21 houses p/ha this development is proposed at 27 p/ha on a like for like analysis of density *The Infant school is beyond capacity *Only two small industrial sites for employment *Serious concern over the capacity at the doctors surgery *Current Bus service is inadequate *Foul water drainage - Anglian Water state that they have sufficient capacity for disposal but this is not true as demonstrated in Gloucester Road/Green *End Road following heavy or continuous rainfall. *Only 1 entrance/exit onto whole estate - in an emergency access could be restricted for emergency vehicles. *There should be a condition imposed by HDC on all developments that a wheel wash facility is provided on site

5.2 Anglian Water- Raises no objection. - Advises that there are no assets owned by Anglian Water or those subject to an adoption agreement within the development site boundary. Advises that the foul drainage from this development is in the catchment of Sawtry Water Recycling Centre that will have available capacity for these flows.

Notes that the proposed method of surface water management does not relate to Anglian Water operated assets but should the proposed method of surface water management change to include interaction with Anglian Water operated assets, they would wish to be re- consulted to ensure that an effective surface water drainage strategy is prepared and implemented.

5.3 Cambridgeshire County Council Highways (LHA) - Following initial comments from the LHA further details were submitted by the applicant on 9th May 2017 as an addendum/ technical note to the Transport Assessment. In respect of the submitted Transport Assessment (including addendum) and Access proposals, the LHA raises no objection subject to conditions controlling; (i) Delivery of off-site highway works prior to occupation (ii) Layout of site including roads, footways, cycle ways, drainage, parking etc. (iii) Future maintenance and management of roads (iv) Temporary facilities provided clear of public highway (v) Visibility splays provided prior to occupation (vi) Retention of access minimum width 7m and 10.5m radius kerbs (vii) Provision of footbridge to Footpath No.6 (viii) Provision of Travel plan and Co-ordinator (ix) Provision and implementation of welcome packs for sustainable transport

5.4 Cambridgeshire County Council - Public Rights of Way (PROW) Advises that Public Footpath No. 6 Sawtry runs along the southern side of the application site on the southern side of the ditch. Requests a condition securing an access scheme to include provision for: i. the design of access and public rights of way connection to Public Footpath No. 6 Sawtry and its surfacing, widths, gradients, landscaping and structures ii. any proposals for creation, diversion of public rights of way.

5.5 Cambridgeshire County Council – Archaeology -Records indicate that the site is located in an area of high archaeological potential. Strongly recommends that the site is subject to an archaeological evaluation, to be commissioned and undertaken at the expense of the developer, and carried out prior to any planning determination.

5.6 Cambridgeshire County Council - Lead Local Flood Authority (LLFA) Following the submission of further details to clarify the drainage proposals the LLFA raises no objection subject to conditions; (i) securing a surface water drainage scheme (ii) securing details for the long term maintenance arrangements for the surface water drainage system

5.7 Cambridgeshire Police Architectural Liaison Officer - Notes that the design and layout of the proposed development will be subject of reserved matters application. Advises therefore that at this stage they have no further comments, observations or recommendations.

5.8 Cambridgeshire Fire & Rescue Service - Should the planning authority be minded to grant approval, the fire authority would ask that adequate provision be made for fire hydrants.

5.9 Environment Agency (EA) - Raises no objections but provides advice/ recommendation on the following; (i) that the LPA seek advice from Anglian Water regarding water supply and resources, timing and costs of infrastructure improvements (ii) advises that water efficiency should be built into development e.g. water saving measures, grey water recycling, water butts etc. (iii) recommends that a Materials Management Plan is sought so that opportunities for waste minimisation, reuse and recycling are realised at an early stage and also refers to the Waste core strategy and National Waste Plan (iv) consideration should be given to waste storage and collection systems with reference to the new regulatory requirements for separate collection of specific waste types from households and commercial premises (v) refers applicant to Construction code of practice for the sustainable use of soils and construction sites (vi) recommends the LLFA are consulted (vii) provides advice on surface water disposal

5.10 HDC Housing - If a development of this scale and at this location was found to be acceptable HDC Housing would wish to secure Affordable Housing in line with policy (currently 40% of the homes would need to be affordable housing).

5.11 HDC Tree Officer - Advises that the site currently comprises of an arable field, bordered by mature native hedges which contain a number of trees. No trees are set within the application site. Considers that the application is supported by the relevant arboricultural survey details and impact assessments, which demonstrate that the boundary hedges and trees are to be retained as part of the proposed development of the site. The site layout takes account of the arboricultural constraints and tree retention is accounted for.

5.12 Historic England - Does not wish to provide comments. Recommends that the LPA seeks the views of their own specialist conservation and archaeological advisers, as relevant.

5.13 Middle Level Commissioners - No response received

5.14 NHS Estates - Advises that there is 1 GP practice within a 2km radius of the proposed development. The practice does not have sufficient capacity for the additional growth resulting from this development and cumulative development growth in the area. Advises that the development would give rise to a need for improvements to capacity, in line with emerging CCG Estates Strategy, by way of extension, reconfiguration, refurbishment or relocation at Wellside Surgery, a proportion of the cost of which would need to be met by the developer

5.15 Natural England - Raises no objection.

5.16 Wildlife Trust - Satisfied with the level of information provided and pleased to see that the design principles include the aim to deliver a net gain in biodiversity, which is in line with national and local planning policy. Requests that the proposals outlined in the submitted ecology report are secured through planning condition. Also provides recommendations on securing a landscape scheme to enhance biodiversity further taking into account the adjacent Great Created Newt habitats and boundary ditches. Also recommends that a long-term ecological management plan is secured via planning condition.

6. REPRESENTATIONS

6.1 18 letters of objection from residents have been received citing the following concerns (summarised);

6.2 Policy Matters *Unallocated Site and therefore not identified as suitable/ sustainable in draft local plan *HDC can demonstrate a supply of housing in-line with government targets *Unsustainable journeys outside of the village for work and school will be necessary *Should focus on brownfield sites Unsustainable housing growth for Sawtry with an increase of 27.4% housing stock since 2011 *Current village residences are built at 21 dwellings/ Ha. This proposal equates to 27 dwellings/ Ha. *Too many houses for the size of the area *Considers Stilton, Alconbury, Brampton or Ramsey would be more appropriate places to develop *Alconbury Weald should be completed before further development in the area can be considered

6.3 Flooding and drainage *Will exacerbate existing foul, surface water drainage and flood risk issues

6.4 Highways, Transport and access *Traffic and speeding traffic increase *Road conditions are already poor *Cumulative developments in the Gidding Road area could equate to a 497% traffic increase on Gidding Road *Congestion already exists with cars parked on-street causing slow traffic through the village at several points (with particular reference to Co-Op store and industrial estate. *Only an hourly daytime bus service available with Sunday services cancelled. *Only 1 village taxi service with 4 cars currently exists *Lack of public transport options *Traffic management needs careful consideration *Questions validity of the planning statement and traffic surveys undertaken in respect of times of year, time of day, walking distances measured from site access rather than the furthest point away

6.5 Infrastructure *Demand on local services e.g. Doctors, Dentists, Schools *Requires additional green space/ play areas *Requires additional facilities for teenagers *No space to expand the existing school or build another *Parking capacity for local shops limited *Employment opportunities in the village are rare [Assuming an average of 2.6 persons per household] this would equate to 28.8% increase in population (13.2% through this particular development) with no corresponding increase in village facilities/ amenities in five years. *The new health clinic on the adjacent site has not come forward *The play space on the Mulberries site is unusable (flooded) *Lack of leisure/park facility for children remains within the village *Clear lines of communication should be made with both the *Education and *Health Stakeholders in Sawtry, in order to ensure that sufficient funds are made available from any potential development in order to expand and improve these services.

6.6 Amenity and Community *Construction dust/ dirt/ noise *Loss of village identity due to population and housing increase *The elderly will suffer through longer waiting times at doctor's surgery, traffic issues, ease of movement around the village, nervousness of increased amount of young people in groups due to demographic changes brought about by the nature of development. *No consideration for growth acclimatisation and planning of required services and amenities *The field has been used as an amenity space for local residents e.g. football *Lack of police/ increase in crime

6.7 Environment and Ecology *May affect the area of nature conservation and hedgerow on land adjacent (Bellway Homes/ Persimmon site) *Loss of countryside *Uses agricultural land *Great Crested newts, Muntjacks and rabbits, hares, foxes, bats, birds and insects exist in and around the site *Will erode village character of Gidding Road Increase in car pollution *Close to ancient woodland which requires safeguarding

6.8 Other (non-planning) matters *Developers should build out the housing reserves within their portfolios instead of greenfield development.

Officer response - The LPA has no control over the delivery of sites it grants planning permission. This application falls to be determined as a departure from the Development Plan and its overall sustainability. The LPA must also consider each planning application submitted on its own merits.

*Will affect the uninterrupted view of the countryside from surrounding houses

Officer response - The planning system operates in the public interest and there is no right to a private view within planning legislation. However matters of outlook are a material consideration but are not considered as part of this outline application. They would instead be considered at design submission stage under reserved matters.

*Adverse impact on house values resulting in negative equity

Officer response -The planning system does not exist to protect private interests such as value of land or property and as such no weight can be afforded to this concern.

6.9 1 letter of support has been received from the Principal of Sawtry Village Academy Secondary School raising the following matters; *The secondary school has not met its published admission number (PAN) for several years and have no year group in the school larger than 200, with the smallest year group being 138. *Recently made an application to Cambridgeshire County Council to reduce their PAN for September 2018 to 180 *This number takes account of students from six catchment primary schools and Alconbury Weald. Sawtry Village Academy (SVA) are the named catchment school for Alconbury Weald until the secondary school is built on that site. Once this opens, those students will no longer be part of the catchment area. *Believes that the proposed new housing developments within and around the village of Sawtry, or surrounding villages within the catchment areas, are essential in providing the much needed student numbers to ensure the long term viability of the academy. *With current student numbers of between 140 and 180 per year group, SVA are at serious risk of being unable to maintain sixth form provision at the academy, as they will be unable to offer the breadth of curriculum to make this an attractive provision for students in the longer term. *The building is in a poor state of repair and SVA are already losing many students to newer builds North and South of the academy. New housing developments would provide much needed cash injection to improve our facilities as part of ensuring secondary provision for new housing. *Whilst recent improvement in reputation, positive attainment outcomes and being part of a multi academy trust (currently rated number five in the country) SVA are still suffering from insufficient students for the foreseeable future. *Fewer students' draws less funding from the Education Funding Agency and as such they have had to take drastic action to cut budget costs; this has included staffing restructures and redundancies. SVA believes they are one of the largest employers in the local area and are fully aware of the impact these redundancies will have on the local economy.

7. ASSESSMENT

7.1 As set out within the Planning and Compulsory Purchase Act 2004 (section 38(6)) and the Town and Country Planning Act 1990 (section 70(2)) in dealing with planning applications the Local Planning Authority (LPA) shall have regard to the provisions of the Development Plan, so far as material to the application, and to any other material considerations. This is reiterated within paragraphs 2, 11, 196 and 210 of the NPPF. The development plan is defined in section 38(3)(b) of the 2004 Act as "the development plan documents (taken as a whole) that have been adopted or approved in that area".

7.2 In Huntingdonshire the development plan consists of: • Saved policies from the Huntingdonshire Local Plan 1995 (Parts 1 and 2) • Saved policies from the Huntingdonshire Local Plan Alteration 2002 • Adopted Core Strategy 2009 • Huntingdon West Area Action Plan 2011 • Cambridgeshire & Peterborough Minerals and Waste Development Plan Core Strategy

7.3 The statutory term 'material considerations' has been broadly construed to include any consideration relevant in the circumstances which bears on the use or development of land: Cala Homes (South) Ltd v Secretary of State for Communities and Local Government & Anor [2011] EWHC 97 (Admin); [2011] 1 P. & C.R. 22, per Lindblom J. Whilst accepting that the NPPF does not change the statutory status of the Development Plan, para 2 confirms that it is a material consideration and significant weight is given to this in determining applications.

7.4 The main issues to consider in assessing this application are if this development is considered sustainable development, having considered the economic, environmental and social elements of this case. With that in mind the matters for further discussion are those of the principle of development (including loss of agricultural land, proposed use and amounts), indicative layout and scale parameters, access and transport, heritage assets, trees and landscape, ecology and biodiversity, ground conditions and contamination, noise and pollution, flooding and drainage, energy efficiency, waste, infrastructure requirements and planning obligations.

Principle of Development

7.5 Sawtry is defined as a Key Service Centre in the Core Strategy. The Core Strategy classifies a Key Service Centre "as large villages with a good level of services such as a primary school within the village, a secondary school within the village or easily accessible by public transport, primary health care facilities, such as a GP surgery, a range of shops and services that can meet day-to-day needs, local employment opportunities and a reasonable public transport service to higher order settlements".

7.6 Policy CS3 provides support for housing within the existing built up area of each Key Service Centre, but it limits general housing development outside of the built up area (with the exception of essential needs housing and specific allocations) to protect the character and appearance of the countryside and setting of the settlement, and to promote sustainable development patterns. Policy CS3 therefore supports 'moderate' scale development' of 10-59 dwellings to allows growth of a Key Service Centre within the built-up area and also provides that development proposals of a larger scale may be allowed where specific circumstances demonstrate that this secures the most sustainable option for the site. 7.7 Policy CS2 of Core Strategy 2009 which operates at a higher level than CS3, does not provide for housing development on the application land. Furthermore, policy En17 of the Local Plan to 1995 seeks to "generally restrict" general housing development beyond village environmental limits (settlement boundary) and on unallocated sites. Draft policies LP9, LP11 and LP26 of the Draft Local Plan to 2036 (2013) also seek to enable growth of a Key Service Centre within its existing footprint as opposed to the expansion beyond it and strictly controls new general housing development in the countryside.

7.8 The site is outside of the built-up area of Sawtry and is not allocated for development within the Local Plan 1995/2002 or the Core Strategy 2009. As such it is considered to be in the countryside for the purposes of these plans. Being within the countryside, development of the site is contrary to Development Plan policies H23, En17 and CS3, and policy LP11 of the Draft Local Plan to 2036.

7.9 Paras 215 and 216 of the NPPF give guidance on the weight to be given to policies in adopted and emerging plans. This advises that due weight should be given to policies according to their degree of consistency with the NPPF. Regarding the settlement hierarchy, the Local Plan and Core Strategy can be afforded significant weight as they are adopted policies that are consistent with the NPPF's aims of providing housing, and to promote sustainable development whist reflecting the character and scale of smaller villages and countryside. Policies LP9, LP11 and LP26 of the Draft Local Plan to 2036 also support sustainable development proposals for housing and this is consistent with the core principles of the NPPF. However limited weight can only be given to these emerging policies as they may be subject to change.

7.10 As referred to above, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. It therefore needs to be established whether there are any material considerations that indicate that the application should be approved as a departure from the Development Plan.

Housing Supply

7.11 Paragraph 49 of the NPPF states that housing applications should be considered in the context of sustainable development and in para. 52 acknowledges that the supply of new homes may be best achieved through planning for larger scale development and suggests this could be an extension to existing villages or towns.

7.12 The NPPF also requires a the LPA to have a Local Plan which meets in full the objectively assessed need (OAN) for market and affordable housing in the housing market area. It also requires the LPA to identify specific sites equivalent to five years' worth of deliverable housing sites against this requirement with an additional buffer of 5% to ensure choice and competition in the market. Huntingdonshire District Council (HDC) has demonstrated a 5.24 year housing supply with the required NPPF 5% buffer in the Annual Monitoring Report 2016.

7.13 The Council acknowledge that the 5 year housing land supply figure does not represent an upper limit and this Council has approved sustainable major housing developments on unallocated land in the district despite having a 5 year supply of housing land (see for example applications 16/00194/OUT and 16/01484/OUT). The fact that the Council has a demonstrable five year housing supply means the Council's housing supply policies are considered up to date for the purposes of para. 49 of the NPPF.

7.14 Notwithstanding the fact that a five year housing supply can be demonstrated and therefore the housing supply policies being considered up to date for the purposes of para. 49 of the NPPF, Policy CS2 of the Core Strategy 2009 provides a strategic direction of growth for residential development to deliver the housing target of 560 homes per year which was established as necessary at that time. However, a significantly higher housing target has now been identified of 840 homes per year which the Council is charged with assisting to deliver immediately, despite the fact that new allocations have yet to be formally adopted through the Local Plan to 2036. This results in the need to find sustainable sites (for residential development) beyond those that might be considered to be within Core Strategy directions of growth.

Affordable Housing

7.15 The application proposes affordable housing provision at 40% to be secured through Section 106 Agreement. Although the 40% affordable housing provision is welcomed, it should be remembered that it is a policy compliant provision and therefore accords with what should be expected on all qualifying sites. Notwithstanding this, it is acknowledged that the LPA has not achieved target levels of affordable housing in the past and there is a substantial backlog of need which is in excess of 3,000 households; this is in addition to the newly arising need of around 350 houses per annum (as established within the 2013 SHMA). Taking into account the backlog, annual arising need and the annual supply of affordable housing (not including new builds), there is a total expected need in the region of 8187 affordable dwellings which for the plan period 2011-2036 would equate to 327 affordable dwellings per annum, or a requirement of 39% of all sites.

7.16 However not all sites qualify for affordable housing (due to location, number of units or size of site) and the average percentage of affordable homes secured between 2002 and 2015 is 21.88%. If this percentage continues there would still be a significant shortfall for 2011-36 of over 3,500 units. Therefore, whilst this development is only seeking to provide policy complaint levels of affordable housing, this does equate to 118 units (as the development seeks up to 295 dwellings) and would provide over 36% of the annual target for the District. This therefore adds significant weight in favour of the proposal.

7.17 As can be seen from the above paragraphs, the proposed 40% affordable housing provision does have social benefits, however the proposed development must be considered alongside the three dimensions of sustainable development as set out within the NPPF; i.e. economic, environmental and social. The economic and environmental factors are considered in further detail below and elsewhere in this report.

Loss of agricultural land

7.18 The applicant has submitted an Agricultural land Classification report which concludes that the site is located on Grade 3 agricultural land.

7.19 The NPPF, para. 112 advises that the economic and other benefits of best and most versatile agricultural land (BMV land) should be taken into account and that where significant development of agricultural land is demonstrated to be necessary, LPAs should seek to use areas of poorer quality land in preference to that of higher quality. Annex 2 of the NPPF defines BMV land to be land in Grades 1, 2 and 3a of the Agricultural Land Classification.

7.20 The Council's Local Plan to 2036 - Sustainability Appraisal (SA) Scoping Report, sets out that there is little brownfield land in the District and that some 79% of the brownfield land within the District is located at former RAF bases at Alconbury and Upwood, which are proposed allocations for development of mainly housing, with the land at Alconbury benefitting from outline planning permission. This Scoping Report, explains the strong agricultural history of the District, with most of Huntingdonshire comprising of good quality agricultural land, mostly classed as grade 2 with only small areas classed as grade 4 (poor quality).

7.21 Para. 3.11 of the SA Scoping Report sets at that 98% of all agricultural land in the district is classed as grades 1, 2 or 3, with 15% classed as grade 1. The SA scoping report does not differentiate between grades 3a and 3b, and therefore to determine a percentage for BMV land some assumptions have to be made. The proportion of BMV land is estimated at 77%, derived as follows: take 15% off 98% to give the percentage of land within grades 2 and 3 (83%), assume an equal split between grades 2 and 3 (41.5% each) and between grades 3a and 3b (20.75% each), take the grade 3b away from the overall 98% gives 77.25%.

7.22 The proposal would result in an irreversible loss of agricultural land.

7.23 The loss of agricultural land is largely inevitable if housing is to be provided on the edge of settlements within this rural district and as such has to be considered in the planning balance. In this regard it is accepted that the proposal would lead to loss of BMV land, however due to the size of the site (approx. 10.77ha, it is not considered that the proposed development is 'significant' in the context of the para. 112 when taking into account the threshold for consultation with Natural England is 20ha of BMV land proposed for development.

7.24 Notwithstanding this the site has few physical constraints and so may be considered technically suitable, the site is also available, the proposed development achievable, and therefore it can be reasonably assumed it is deliverable.

Indicative Layout and Scale parameters

7.25 Whilst the applications are in outline only, to allow full evaluation and consideration of the development to determine whether the proposed amount of development can be satisfactorily accommodated on the site, an indicative layout plan is required detailing the potential location of buildings, routes and open spaces, and scale parameters for upper and lower limits for the dimensions of the buildings and detail on the use of development.

7.26 The submitted illustrative masterplan indicates how the site could be developed and is attached to this report. The illustrative masterplan provides an indication as to how the site could be laid out in order to achieve both the quantum of development and necessary supporting infrastructure e.g. roads, open space, drainage. Although only indicative at this time, the masterplan shows a mix of detached, semi- detached and terraced properties accessed via a mix of adopted and private roads. Private roads generally run along the perimeters of the site linking the turning heads. Dwellings along the western boundary are looser knit to respect the transition into open countryside with a tighter grouping of houses set centrally and through the site.

7.27 An area of green buffer is located at the north-west corner to relate to the area of Great Crested Newt habitat proposed on the site opposite, although this site is currently under appeal (see 16/01109/REM).

7.28 A large area of open space is proposed at the south of the site which could link to the area of open space and newt habitat on the adjacent Bellway/ Persimmon site, to the east, as well as the PROW which runs along the southern boundary. An area of open space is indicated centrally along the eastern boundary, again to provide an expected transition between the application site and the allotments allocated on adjacent land as part of the Bellway/ Persimmon site; this would assist with connectivity and permeability to the services and facilities within Sawtry. A further link to the PROW at the north west of the site would also provide connectivity to the open countryside and could encourage walking, cycling etc. These links are considered essential to the successful integration of the site and a condition should require these links to be provided as part of the reserved matters application for Layout.

7.29 The indicative layout also demonstrates that the 14000m² of open space required could be satisfactorily provided alongside the quantum of development and areas for biodiversity enhancements could also be secured within the open space and around the perimeter of the site utilising the existing hedgerows and trees.

7.30 The submitted plan within the Design and Access Statement indicates the 295 units could be accommodated within a scheme of low and medium density housing of mainly 2 and some of 2.5 storeys. Notwithstanding this, the scale would be carefully considered as part of reserved matters submission and when considered alongside details such as the housing mix, design and levels. The density of development is around 27 dwellings per ha based on the indicative layout and quantum of development proposed. It is noted that the adjacent Bellway/ Persimmon site and the Linden Homes site north are around 21 dwellings per hectare. However both these sites are arranged utilising large areas of open space secured for newt habitat, drainage and amenity space which results in the built form becoming tighter knit. In this regard, it is considered that the proposal of 27 dwellings per ha is not uncharacteristic to the area.

7.31 The indicative layout could benefit from stronger use of green fingers linking through the site, a more enhanced landscape buffer to the west and a less formalised grid-like road network more in-keeping with a rural edge location. However, it is concluded that the general layout can be made to be acceptable for reserved matters applications, and would adequately achieve the quantum of development proposed and the associated infrastructure. Therefore, whilst the indicative layout is not fully supported, the quantum of development and necessary supporting infrastructure is considered to be achievable.

Landscape impacts

7.32 The site comprises open countryside and as such, any development of this land will result in some landscape harm. This level of harm needs to be balanced with the public benefits of the scheme.

7.33 The site lies within the Fen Margin LCA and although it is abutted on the west by a narrow spur of the Central Claylands LCA it really typifies the boundary between Fen Margin and the Northern Wolds LCA some few hundred metres further west which begins as the land rises west of Glebe Farm. The relatively high hills of the Northern Wolds dominate the landscape to the west of Sawtry providing visual containment and a landscape setting to this edge of the village. A key characteristic of the Fen Margin LCA [a part of the Landscape and Townscape Assessment SPD] is that there has been "considerable recent housing on the edges of most settlement" (pg23) and a key issue with regard to this LCA is the desirability of "initiatives to soften and mitigate existing raw urban edges which have adverse impact on the surrounding landscape" (p26). Both of these matters are relevant to this site in Sawtry.

7.34 The site is considered to be mostly visible from Gidding Road approaching from the east and the west. Given that land to the south rises, this provides screening of the site from southern views beyond. Approaching the site from the west along Gidding Road, the site would be read with the existing developments which extend eastwards along Gidding Road and as such would not appear uncharacteristic. Moving eastwards along Gidding Road towards the open countryside, the site would be read as a continuation of the existing developments in this area.

7.35 The LCA clearly acknowledges that the landscape in this location has changed significantly with urban form becoming a part of the landscape creating urban edges. To this extent the proposal would not therefore be uncharacteristic to the local landscape. The area is not identified as an area of landscape protection and the LCA indicates that it is desirable to seek opportunities to mitigate and soften the raw urban edges. As such, subject to a robust landscaping scheme and appropriate scale and layout (all secured at reserved matters stage) the visual impact of development could be managed. 7.36 It is considered that given that the site is located directly adjacent to an existing 190 house residential site and opposite a site with a further 80 dwellings with outline consent, the introduction of built form on the application site would not result in significant adverse landscape impacts.

Access and Highways and Transport

7.37 The outline application commits access with the main development served by a single point of access off Gidding Road. A small group of houses is proposed to be served by a private access also off Gidding Road although this is only indicative at this time. As such the main access only is considered at this time.

7.38 The application proposes to increase Gidding Road to 5.5m and a 2m wide footpath is proposed to link the access to the existing footpaths east; this accords with the requirements for the development of the land to the north by Linden Homes and secured as part of the outline consent and would also need to be secured by condition for the development of this site.

7.39 Several resident comments have raised concerns over the impact of the development on the highway network with reference to existing congestion, lack of public transport options and lack of local employment opportunities leading to outward commuting, concerns endorsed by the Parish Council. One comment also queries the validity of the timing of the transport survey work undertaken by the applicant.

7.40 The County Council's Transport Team has been consulted on the proposal and following discussion with the applicant's transport consultant in considering further modelling and survey information in the transport assessment, has raised no objections to the proposal concluding that the development will not generate a severe impact on the highway network subject to conditions securing; (i) The delivery of road widening and a footpath connecting to the footpath at Rowell Way (ii) Delivery of footbridge from the site connecting to Public Footpath No.6 at the south of the site. (iii) Provision of a Travel Plan and Travel Plan Co-ordinator to give advice and to coordinate annual monitoring, with all measures reviewed to ensure targets are met. (iv) Provision and implementation of welcome packs for sustainable transport, approved by Cambridgeshire County Council, to include six one day travel vouchers for use with the relevant local public transport operator for the first occupiers of each new residential unit.

7.41 Subject to compliance with the above conditions, the development is considered satisfactory by the Local Highway transport team and incorporates measures for sustainable transport modes.

7.42 The outline application commits Access and as such the Local Highways Authority's (LHA) Development Management Team has been consulted on the access design.

7.43 In this regard, the LHA has raised no objection to the access location and off-site works proposals subject to conditions securing; (i) Delivery of off-site highway works prior to occupation (ii) Layout of site including roads, footways, cycle ways, drainage, parking etc. (iii) Future maintenance and management of roads (iv) Temporary facilities provided clear of public highway (v) Visibility splays provided prior to occupation (vi) Retention of access minimum width 7m and 10.5m radius kerbs

7.44 As such, the Access proposed is considered satisfactory for the scheme in terms of geometry and visibility. The internal layout of the site in terms of roads, foot/cycle ways and parking will be considered as part of the Layout reserved matters and therefore it is not considered necessary to secure this by condition; the other suggested conditions are considered to meet the statutory tests.

7.45 The site lies adjacent to a Public Right of Way (PROW) along the southern boundary and at the north-west corner of the site. Cambridgeshire County Council's PROW team seeks to ensure that the development would effectively link onto these networks and the indicative Masterplan reflects this. The links would enable permeability outside the site with access to the countryside. As referred to above, this detail could be secured via planning condition.

7.46 Paragraph 32 of the NPPF states that proposals should only be refused on transport grounds if the cumulative residual impacts of the development on transport grounds are severe. Cambridgeshire County Council as the LHA has raised no suggestion that this would be the case (subject to conditions) and therefore the LPA would be unable to sustain an objection on this basis.

Flood risk and drainage

7.47 The overall approach to flooding is given in paragraphs 100-104 of the NPPF and these paragraphs set out a sequential, risk-based approach to the location of development. This approach is intended to ensure that areas at little or no risk of flooding are developed in preference to areas at higher risk. It involves applying a Sequential Test to steer development away from medium and high flood risk areas (FZ2 and FZ3 land respectively), to land with a low probability of flooding (FZ1).

7.48 The application site falls within FZ1 as designated by the Environment Agency's mapping which represents the lowest flood risk of flooding from rivers and sea. Notwithstanding this, given the scale of the development, the application is supported by a site specific flood risk assessment (FRA).

7.49 CCC as the Lead Local Flood Authority (LLFA) has commented on the application and raises no objection to the proposal. A condition is required to secure details of the surface water drainage scheme (including the use of sustainable drainage systems (SuDS) and long- term maintenance arrangements. These are considered acceptable and meet the statutory tests. 7.50 Anglian Water (AW) has commented on the application raising no objections to the scheme, advising that there are no AW assets within the development area. AW also advises that there is capacity at their Sawtry Water Recycling Centre for foul drainage and that should the development rely on AW systems for surface water disposal that further discussion should take place to ensure the most appropriate scheme is designed. It would be expected that surface water is managed within the site rather than through AW assets in the first instance.

7.51 Several residents have commented that flood issues result within Sawtry and the Parish Council has questioned Anglian Water's position over capacity citing issues experienced in the Green End Road area. Other residents have commented on drainage issues at the adjacent Bellway/ Persimmon site, particularly the play area. It is uncertain however from the comments received whether these issues have arisen for example as a result of capacity issues, design/ construction methods or maintenance issues.

7.52 Anglian Water as a statutory undertaker has advised that they have capacity within their infrastructure for foul drainage and the LLFA has raised no objection to the proposal having regard to the submitted FRA.

7.53 In the absence of any clear reasons as to why previous drainage issues are experienced and in view of the lack of objection from Anglian Water, the LLFA and Environment Agency, the LPA has insufficient evidence to justify a refusal on flooding or drainage grounds.

Biodiversity & Trees

7.54 Paragraph 109 of the NPPF states that 'the planning system should contribute to and enhance the natural and local environment by: - Protecting and enhancing valued landscapes, geological conservation interest and soils - Recognising the wider benefits of ecosystem services - Minimising impacts on biodiversity and providing net gains in biodiversity where possible

7.55 Local Plan policy En22 requires appropriate account be taken of nature and wildlife conservation and policy LP28 of the emerging Local Plan to 2036 aims to conserve and enhance biodiversity and advises that opportunities should be taken to achieve beneficial measures within the design and layout of the development and that existing features of biodiversity value should be maintained and enhanced.

7.56 The site itself is not subject to any statutory or non-statutory nature conservation designation, however the SSSI of Aversley Wood exists approximately 650m south of the site which comprises ancient woodland with records of Butterfly species. The nearest non-statutory designation is W23 Protected Road Verge located approximately 1km north-east of the site. Additionally, the adjacent Bellway/ Persimmon site and the Linden Home site opposite (north) both have recorded Great Crested Newts (GCN). Furthermore, residents have made reference to bats, birds, Muntjac Deer, rabbits, badgers and hares in and within the vicinity of the site.

7.57 The applicant has submitted an ecological appraisal of the site and surrounding and drawn recommendations for future development of the site to protect and enhance biodiversity recognised in the area. Proposed measures include; -design of drainage systems so as not to adversely change surface water run-off or quality, -Hedgerow and tree protection -appropriate lighting scheme to avoid illuminating key foraging areas -construction safeguards -further habitat searches prior to development commencing -Habitat creation e.g. planting, bird/ bat box installation

7.58 In summary the report concludes that "The proposals have sought to minimise impacts on biodiversity and subject to the implementation of appropriate avoidance, mitigation and compensation measures, it is considered unlikely that the proposals will result in significant harm."

7.59 The Wildlife Trust (WT) has been consulted on the application and has considered the submitted ecological appraisal and considers that "the design principles include the aim to deliver a net gain in biodiversity, which is in line with national and local planning policy." WT goes on to recommend further enhancement opportunities for GCN conservation and improvement to existing ditches which can be secured via planning condition requiring an Ecological Management Plan.

7.60 The Council's Tree officer has also been consulted on the proposals and considers that the submitted arboricultural survey and impact assessments demonstrate that the boundary hedges and trees are to be retained as part of the proposed development of the site and the indicative site layout takes into account the arboricultural constraints and tree retention is accounted for; a condition requiring tree protection details to be submitted alongside the Layout reserved matters is considered to be necessary.

7.61 Notwithstanding the above, which could be secured through planning condition, the layout and landscaping reserved matters would be expected to demonstrate that the site delivers biodiversity protection and enhancement opportunities.

7.62 Subject to the above therefore it is considered that the development would not result in significant adverse impacts on biodiversity or designated sites and is capable of delivering biodiversity enhancements to the area.

Historic Environment

7.63 The site is not near to any designated or non-designated heritage assets which are focussed more around the historic core of Sawtry e.g. High Street. Cambridgeshire County Council's Archaeology Team has been consulted and has advised that the site is located in an area of high archaeological potential and makes reference to the discovery of late Iron-Age/ Roman remains to the north (HER ECB4492) and immediately east on the Bellway/ Persimmon site (HER ECB3476). As such they have recommended that the site is subject to an archaeological evaluation to be undertaken by the developer in advance of the application being determined.

7.64 The applicant has agreed to this and a site survey was carried out in conjunction with CCC Archaeology late April/ early May.

7.65 At the time of writing this report, comments are awaited from CCC Archaeology following the site evaluation, anticipated to be received mid-May. An update will be provided to Members on or before the meeting and the significance of the findings will need to be considered against the overall sustainability of the site within the planning balance.

Contamination and ground conditions

7.66 Policy CS1 of the Core Strategy 2009 and LP15 of the Draft Local Plan to 2036 seeks to ensure high standards of amenity and requires development proposals to demonstrate, amongst other things, that the potential for adverse impacts on contamination of land is addressed. This accords with paragraphs 121-122 of the NPPF which states that the LPA should ensure that sites are suitable for their intended use taking into account ground conditions and former activities. The PPG states that the LPA should have an understanding of potential risks and any mitigation before making a decision on an application.

7.67 The land is identified as being agricultural land and there is no planning history which indicates that alternative uses have occurred or any structures erected (other than a temporary portacabin structure) which may result in the land being unsuitable for its intended use. The Council's Environmental health team has been consulted on the application and concurs that based on the known historic use of the land, no concerns are raised over the intended use but recommend a condition ensuring that unsuspected contamination is reported to the Council and works cease until the matter is resolved. This is a reasonable condition and would accord with the aims of local and national policy.

Noise and Pollution

7.68 Concerns have been raised by residents that the development would give rise to amenity harm through the construction process in respect of noise dirt and dust. The parish council has also recommended that wheel wash facilities are secured should planning permission be granted.

7.69 The Council's Environmental Health team has recommended that a Construction Management Plan (CMP) is secured detailing; • Working days/times • Noise levels of any mechanical plant e.g. piling machines. • Estimated duration of use mechanical plant. • Techniques proposed to reduce noise from the site. • Techniques proposed to reduce dust from the site and around any access roads.

7.70 A wheel wash (or other facility) could also be secured through this scheme to ensure that mud is not tracked onto the highway in the interests of highway safety.

7.71 It is considered that the use of appropriate conditions would ensure that the development would not result in adverse impacts on noise and air quality.

Residential Amenity

7.72 Notwithstanding the requirement for a CMP to control noise and pollution from the development of the site, the indicative layout demonstrates suitable separation for existing dwellings adjacent on the Bellway/ Persimmon site with retained hedgerow to act as a buffer. Future reserved matters would secure appropriate scale, layout and appearance to ensure that residential amenity of existing and future occupiers would be carefully considered, for example overlooking, overshadowing and overbearing impacts.

7.73 It is considered therefore that subject to future detailed submissions, residential amenity would not be significantly compromised through the development.

Other Parish Council and Resident comments

Objections 7.74 Whilst it is considered that most concerns raised have been addressed in this report the following matters require consideration;

*Alconbury Weald should be completed before further development in the area can be considered.

7.75 The role of the LPA is to determine applications as submitted. Additionally, the PPG paragraph 014: reference ID: 21b-014- 20140306 states that given the presumption in favour of development 'arguments that an application is premature are unlikely to justify a refusal of planning permission other than where it is clear that the adverse impacts of granting permission would significantly and demonstrably outweigh the benefits'.

*Employment opportunities in the village are rare

7.76 Sawtry is designated as a Key Service Centre and benefits from good access links to major settlements with a regular bus service for commuting. Furthermore industrial estate (Brookside) exists at the north of the settlement.

7.77 It is considered that the existing commercial estate and sustainable access links to surrounding settlements would not result in difficulties for the community to access employment sites such that a recommendation of refusal could be upheld.

*The field has been used as an amenity space for local residents e.g. football

7.78 A review of the planning history for the site indicates a previous informal temporary use of the site or part of the site. However, the Council's aerial photography indicates that his land has been used for agricultural land for at least the last 20 years. Furthermore, the development would secure on-site amenity green space for the community to enjoy.

*Lack of Police/ increase in crime

7.79 The Police have been consulted on the proposals and has raised no objection to the proposals. The Police would be consulted on any future reserved matters submission with an approach to designing out crime.

Support

7.80 The Principal of Sawtry Village College has provided comments detailing the current position with the secondary school provision in Sawtry.

7.81 The School has reported that it has not met its published admission number in several years and has relatively small year groups. This number is likely to reduce further once the Alconbury Weald secondary school is opened. The lack of, and potential decline, in pupil numbers clearly has implications for future funding and the ability for the school to offer the range of courses for students. This in turn would likely affect the attraction of the secondary school for future pupils which has economic implications for the school in general.

7.82 The development would generate approximately 74 additional secondary school places which the county Council's Education team has confirmed there is capacity for. The additional child yield the development would create would likely aid in stemming the decline in student numbers and would therefore have significant social and economic benefits to the secondary school and to its future students as it would assist in securing funding and delivering the breadth of curriculum thereby enhancing the viability of the school.

7.83 Significant weight is attached to this in favour of the proposal.

Planning Contributions

7.84 The quantum of development proposed triggers the ability to secure contributions beyond Community infrastructure Levy (CIL) through contributions secured under s106.

7.85 The Infrastructure Business Plan 2013/2014 (2013) was developed by the Growth and Infrastructure Group of the Huntingdonshire Local Strategic Partnership. It helps to identify the infrastructure needs arising from development proposed to 2036 through the Core Strategy.

7.86 Statutory tests set out in the Community Infrastructure Regulations 2010 require that S.106 planning obligations must be necessary to make the development acceptable in planning terms, directly related to the development and fairly and reasonable related in scale and kind to the development. S.106 obligations are intended to make development acceptable which would otherwise be unacceptable in planning terms.

7.87 Without prejudice to the eventual determination of this outline planning application, the applicants have been advised of the extent of the obligations required to make the development acceptable based on the illustrative layout of 295 dwellings. The obligations are summarised below.

7.88 The Planning Obligations SPD sets out within Part 2 that in determining infrastructure needs, the Council and partners have had to translate dwelling numbers into population generation. This has been undertaken utilising the anticipated change in average household sizes. For the purposes of calculating the likely infrastructure requirements, the 2016 average household size has been used (2.25 people per household). With the development description stating up to 295 dwellings this equates to (295 x 2.25) 664 people. Elsewhere within the SPD there are multipliers with a range of values stated (Part G. Education and Schools). General multiplier ranges have been adopted by Cambridgeshire County Council for the number of pupils on a new development in advance of detailed housing mix information being available.

Community Infrastructure Levy (CIL)

7.89 The development will be CIL liable in accordance with the Regulations (and exemptions contained within) and the Council's adopted charging schedule.

Affordable Housing

7.90 The site is over 0.5 ha in size and therefore the development should seek to achieve a target of 40% affordable housing in accordance with Core Strategy Policy CS4 and the Developer Contributions SPD (Part A).

7.91 As advised, the applicant has agreed to provide 40% on-site affordable housing in-line with policy requirements (118 units). Again this would be secured through the s106 agreement which would also seek a scheme for mix and tenure.

Green Space

7.92 The Council's Open Space team has been consulted on the application and advises that the development would be required to secure a minimum of 14,072m² of informal green space and maintenance contributions e.g. amenity green space and natural and semi natural green space. This green space would be expected to secure a Locally Equipped Area of Play (LEAP) on-site. The indicative masterplan denotes a LEAP at the south of the site and two Local Areas of Play (LAP) at the centre and north; the open space team has recommended in this instance that the LAPs are unequipped to enable free-play.

7.93 Using the Developer Contributions SPD requirements for informal space, this quantum of development should secure around 1700m2 of equipped play. As referred to above, the indicative masterplan denotes two LAPs and a LEAP, this equates to provision of 600m2 (a LAP being 100m2 and LEAP 400m2) and therefore results in a significant shortfall of equipped play on site. As such the Open Space team has requested that a financial contribution for one off-site Neighbourhood Equipped Area for Play (NEAP) is secured (a NEAP is equivalent to 1000m2 of land and this would compensate for the shortfall on site). In this instance, a project has been identified to deliver an all-wheeled skate park on 630m2 of Parish Council land in St Judith field, off St Judith Road which is being co-ordinated by the Sawtry Youth Group.

7.94 In addition to the provision of land and play equipment there will be a requirement for future maintenance and this will be secured in line with the SPD.

7.95 The applicant has agreed to these terms which would be secured through the s106 agreement.

Health

7.96 Policy CS10 of the Core Strategy seeks to secure appropriate health service facilities to meet the needs of communities from new development sites. Policy LP2 of the Draft Local Plan to 2036 relates to provision for infrastructure needs and Part D of the SPD refers to health service facilities. Within paragraph D.10 the SPD states that the Council will negotiate with the prospective developers with a view to securing the necessary health service facility needs for the development. The SPD sets out how this will be assessed.

7.97 There is 1 GP practice within a 2km radius of the proposed development. The practice does not have sufficient capacity for the additional growth resulting from this development and cumulative development growth in the area. The NHS has sought a contribution for future reconfiguration/ expansion of the existing healthcare facility but has confirmed that at present there is no identified project. Given the lack of project identified the LPA would be unable to secure a financial contribution in this regard as this would not be compliant with CIL Regulation 123.

7.98 It is advised that a contribution was secured through a unilateral undertaking against the adjacent Bellway Homes/ Persimmon development for a healthcare facility subject to a project being identified by the NHS and this remains with the local authority until details of the project are confirmed; it should be noted that this contribution was secured prior to the Council becoming a CIL charging Authority and therefore was secured under different legislation. Should a project be forthcoming in the future, an application for monies gained through CIL contributions could also be submitted by the NHS for consideration.

Libraries and Lifelong learning

7.99 Policy CS6 of the Huntingdonshire Local Plan 1995, policy CS10 of the Adopted Core Strategy and policy LP2 of the Draft Local Plan to 2036 relate to the provision of library facilities. Part F of the SPD also refers. The Public Libraries, Archives and New Development: A Standard Charge Approach was first published by the Museums, Libraries and Archives (MLA) Council in 2008 and sets the nationally recognised standards.

7.100 The County Council has identified a project to enhance the existing library facility which would modify the layout and provide additional resources.

7.101 The applicant has indicated their agreement to this being secured through the s106 agreement.

Education

7.102 Core Strategy policy CS10 and policy LP2 of the Draft Local Plan to 2036 are relevant to this infrastructure requirement. Part G of the SPD refers.

7.103 The scheme would generate additional child numbers which would impact upon the current education provision in Sawtry. No identified capacity issues arise through the existing secondary school provision however both the Early Years (EY) provision and primary school are currently at capacity.

7.104 Cambridgeshire County Council as the education authority has advised that projects have been identified to expand on the current EY and Primary/ Junior school facilities. The primary school has secured a project to increase its capacity by 1 FE (210 places) either within the existing school or through an option of a new-build on the site of Sawtry Village College which would accommodate the child yield generated through the development.

7.105 Financial contributions will be sought against these projects and the applicant has indicated their agreement to this.

Residential Wheeled Bins

7.106 Policy CS10 of the Adopted Huntingdonshire Local Development Framework Core Strategy (2009) and part H of the associated Developer Contributions SPD require all residential developments to contribute to the provision of waste management infrastructure, including waste storage containers.

7.107 The applicant has indicated their agreement to this being secured through the s106 agreement

S106 Summary

Description Amount Open Space Informal Green Space 14,072m² (on-site). Plus Maintenance Contributions for Please note no general open space required in-line with requirement to equip on- Developer contributions SPD site LAPs LEAP (equipped) x 1 on + c.£44,900 15 year maintenance site contribution NEAP x 1 c.£78,600 off-site project to + c.£51,500 mitigate against shortfall 15 year maintenance contribution on-site: Sawtry Skate Park identified as future neighbourhood project

Affordable Housing 40% on-site (up to 118 units) - mix TBC Early Years c.£30,508 Education 2 x places for existing project Primary c.£1,546,909 89 x places for identified project in line with SPD requirements

Libraries and Project to enhance the c.£27,968 Lifelong learning existing centre Residential c.£73.65 per dwelling and Wheeled Bins £669.00 per communal bin in line with SPD requirements – final costs once housing mix is known

7.108 The terms of the proposed agreement as detailed above represent necessary and satisfactory mitigation for the impacts of the proposed development. Taking all these matters into account, Officers consider that the proposed obligations are acceptable.

Planning Balance and Conclusion:

7.109 Paragraph 14 of the NPPF states that a presumption in favour of sustainable development lies at the heart of the Framework. Where the development plan is out of date, permission should be granted unless the adverse impacts of doing so would be significantly and demonstrably outweighed by the benefits when assessed against the policies of the NPPF taken as a whole.

7.110 The Council maintains that its development plan is not absent or silent. The Council is able to demonstrate a 5 year supply of housing land so therefore its housing supply policies are not out of date and it is meeting the NPPF objective of boosting housing supply

7.111 The policies in the NPPF when taken as a whole constitute the Government's view of what sustainable development means. Paragraph 7 of the NPPF lists the three dimensions to sustainable development; the economic, social and environment dimensions, and paragraph 8 says how these roles should not be undertake in isolation, and therefore to achieve sustainable development a proposed development should jointly and simultaneously deliver gains that are economic, social and environmental.

7.112 In respect of the application site and its suitability for housing development, the site has a number of factors in its favour in terms of potential suitability for residential development as it: * is in flood zone 1, the lowest risk category for fluvial flooding and that to which the NPPF directs residential development in preference * is accessible to natural green space promoting leisure and health opportunities * is remote from heritage assets above ground * is in suitable proximity of a primary school, a secondary school and GP surgery (although it is noted that both the primary school and GP are at capacity) * is of sufficient scale to incorporate affordable housing within the site * is a sustainable walking distance to the nearest bus stop

7.113 In terms of constraints to the potential suitability of the site for development (especially for residential purposes), it is located in an area of archaeological potential and the proposed development of the site will encroach into open countryside and will therefore have some landscape implications. Furthermore, the site currently comprises 10.77ha of grade 3 agricultural land which is defined as good to moderate land by Natural England.

7.114 In terms of the economic dimension of sustainable development, the proposal would contribute towards economic growth, including job creation - during the construction phase and in the longer term through the additional population assisting the local economy through spending on local services/facilities, albeit this is accepted as being a benefit which could be achieved through residential development elsewhere in the District. Additionally, the development would yield additional pupil numbers who would attend the secondary school thereby assisting in securing additional funding and employment and aiding the overall viability of the secondary school offering; this also has a social benefit.

7.115 In terms of the environmental dimension of sustainable development, the proposal offers potential for the incorporation of additional planting and habitat enhancement which weighs in its favour. The visual impacts of the development are considered to be acceptable given the limited harm and net benefits arising from additional landscaping.

7.116 Regarding the social dimension, the site appears to have no significant constraints and is deliverable. It would also increase the supply of housing including a policy compliant provision of affordable housing at 40% thereby providing a significant number of affordable homes to aid in addressing the identified shortfall. There is a local identified need for both private and affordable housing and whilst the weight this need can be given is lessened given the NPPF compliant supply of housing, there would be a net benefit in social terms. Given the weight attached to the delivery of Affordable Housing for this development in the countryside it is also considered to condition the scheme for affordable housing. 7.117 Further, the development would deliver funding to a skate park project where residents have identified that there is a limited offering for young people; which weighs in favour of this development. This is a clear benefit in social terms that would be secured directly as a result of the development.

7.118 Having fully assessed all three dimensions of sustainable development; economic, social and environmental within this report it is concluded that the development of this site will: - provide a supply of affordable and market housing to meet current and future needs - promote healthy, active lifestyle through green space provision, infrastructure links and a financial contribution to a skate park - maximise opportunities for use of public transport, walking and cycling - minimise pollution - provide opportunities to enhance biodiversity offering in and around the site - manage flood risk and drainage effectively - have no significant adverse impacts on features of landscape or ecological value - provide appropriate infrastructure to meet the needs generated by the development - significantly benefit the current and future provision of the Secondary School, Sawtry Village Academy

7.119 Notwithstanding the outstanding archaeology results, the proposal is considered to constitute sustainable development for the reasons above. Whilst acknowledging that the site lies outside of the built-up area and development would result in a departure from the Development Plan, there are currently no overriding material considerations that indicate that permission should not be granted in this instance and the application should therefore be approved subject to the recommended obligations and conditions.

8. RECOMMENDATION - Officers are currently minded to recommend that the proposed development is acceptable for the reasons cited above. However, as the precise details of the archaeological investigation are still being considered, a final conclusion has yet been reached. It is therefore recommended that: 1. The Panel delegates authority to finalise the quantum of development (having regard to archaeological findings) to the Head of Development in consultation with the Chairman of the Development Management Panel;

2. Following the completion of the S.106, application 17/00077/OUT be approved subject to conditions to include those listed in the report; and

3. Applications 17/00077/OUT be refused in the event that the applicant is unwilling to complete the obligation necessary to make the development acceptable in planning terms, and is also unwilling to agree to an extension of time for the determination of the application.

Conditions include; * Timing of permission and submission of Reserved Matters * Scale parameters - maximum of 295 dwellings * Foul water drainage strategy * Surface water drainage strategy; storm water design & construction * Affordable housing provision at 40% * Off-site highway improvement works to facilitate pedestrian footway and road widening improvements - details agreed prior to commencement and implemented prior to first occupation * Provision of bridge connecting to Footpath No.6 * Construction Management Plan * Travel Plan and Co-ordinator * Unexpected Contamination * Framework Travel Plan - duplication with Travel Plan & Co-ordinator * Tree Protection details as part of reserved matters application for layout * Ecological Management Plan * Fire hydrants * Pedestrian links to existing PROW and the adjacent Bellway Homes/ Persimmon Homes development

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CONTACT OFFICER: Enquiries about this report to Gavin Taylor Senior Development Management Officer 01480 388407

The HDC annual monitoring review in December concluded that the current level of housing supply in the district is 5.24. The larger sites that are coming up will be delivering better than that. Therefore there is no need for this development and it could reasonably be considered over development.

Sawtry is a dormitory village with a population of 5,096 from the 2011 census. Demographics – mixed, with a larger than Cambridgeshire average elderly population due to the historic ease of access to services/amenities and availability of bungalow housing

Domestic residences 2371, prior to the developments currently in build or approved. Further 80 at appeal stage.

From the census there is an average of 2.34 people to every house in Sawtry. The housing proposed, or in build, is aimed at the higher occupancy areas of the market (young families, including those on benefits and professional couples).

New or proposed housing additions represent an increase of 14.9% of housing stock on pre-2011 levels in the immediate village of Sawtry. This proposal would take that figure to 27.4%.

Mulberries development of 6.9ha and other approved schemes 3.8h represent an increase on the outside of the village of 11.3% this proposal would extend that figure to 21.2%.

Current village residences are built at a ratio of 21 houses p/ha this development is proposed at 27 p/ha on a like for like analysis of density.

A short traffic survey was carried out over the summer period 2014 on Gidding Road when the 190 houses being built at the Mulberries were less than 20% occupied. The traffic on Gidding road, due specifically to the 190 house Mulberries Development, was at the time 26% of all traffic on Gidding road. When the 190 houses are complete the total amount of traffic to this development is likely to have increased the Gidding road traffic by 185%. Add another 295+80 houses at the same rate and the figure goes up to an astonishing 497% increase in traffic on Gidding Road due to housing development.

The infant school is beyond capacity and has no further room to expand

Employment only two small industrial estates

Serious concern over capacity at Doctors Surgery

The current bus service is not adequate to use for getting to and from work.

Foul water drainage – Anglian Water state that they have sufficient capacity for disposal but this is not true as demonstrated in Gloucester Road/Green End Road following heavy or continuous rainfall.

Only 1 entrance/exit onto whole estate – in an emergency access could be restricted for emergency vehicles.

There should be a condition imposed by HDC on all developments that a wheel wash facility is provided on site Development Management Committee

Scale =1 :5,000 Application Ref:17/00077/OUT

Date Created: 08/05/2017 © Crown copyright and database rights 2017 o Location:Sawtry Ordnance Survey HDC 100022322

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Key

The Site Listed Building Conservation Area

Gross site area 10.77 Ha.

Proposed dwellings - up to 295

Existing dwellings by site

Existing trees and hedgerows to be retained - suitable buffer to be retained

Proposed native tre and hedgerow planting

Proposed native tree and hedgerow planting around perimiteter of site will provide opportunity for ecological enhancement

Primary street

Secondary street

Private lane

Proposed street node

Courtyard parking area

Proposed site access from Gidding Road

Potential local area of play

Potential footpath / cycle link to local area of play

Potential local equipped area of play

Potential footpath / cycle link to local equipped area of play

Public open space including area of proposed wildflower grassland

Potential surface water balancing area (dry)

Potential surface water balancing area (wet)

Approximate line of existing public right of way

Potential links to existing public rights of way by site

Rev A 260417 Plan updated

Gidding Road Sawtry Indicative Masterplan 16-267-02A 1-1000@A2 January 2017

GREEN PAPERS FOLLOW

Club

Hall 15 24

8 1 10 VIEW MILL 3 16 1 2 Surgery 16 18

Pond

28 11

15 30 14.2m

15 21

Pond 23 25 31 44

1

29 15.9m 2 13 5

25

Garage El Sub Sta 7

7 5

12 23 15 Mill Cottage 21

13 The Old 19 3 Mill 1 WAY

17 PAPYRUS

22 14

2 Pond 19 10 32 9

2 11 21 18

7 DRIVE 16 FIELD

WESTFIELD

WOOD 1 10 1 34 9 CLOSE

14 DALE ASH

ROAD

38

2 2

5 CLOSE HILL 40 1 23 1 12

11 27

DRIVE

6 OAKLEY

2

48

16 29

58 15 17

.5m 0

HAWTHORN

66

11

2 22 WAY 14

20

24 24 1 22

ROAD

WINDSOR 8 32

ROAD MIDDLEFIELD 21 13 25

2 Sta

Sub El

2

1

27

9 34

36

5

CLOSE LAUREL

1

37

38 22

40

8

MAPLE CLOSE

1

5

42 47

44

2 1

10 46

WAY ELM 9

2 BRAMBLE 15 11

1

4

END 5

12 20

Drain 26

Drain

Ordnance Survey (c) Crown Copyright 2010. All rights reserved. Licence number 100020449