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Potential Development Sites: St Neots Spatial Planning Area

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Potential Development Sites: St Neots Spatial Planning Area Potential Development Sites: St Neots Spatial Planning Area Huntingdonshire Local Plan to 2036 | Potential Development Sites: St Neots Spatial Planning Area 1 Contents Huntingdonshire Local Plan to 2036 | Potential Development Sites: St Neots Spatial Planning Area Introduction 3 St Neots SPA 4 SN 1: Eastern Expansion, St Neots 6 SN 2: Loves Farm Reserved Site, St Neots 9 SN 3: Former Youth Centre, Priory Road, St Neots 11 SN 4: Huntingdon Street, St Neots 13 SN 5: Fire Station and Vacant Land, St Neots 15 SN 6: Regional College and Adjoining Land, St Neots 17 SN 7: St Mary's Urban Village, St Neots 19 SN 8: Old Fire Station Site, St Neots 21 SN 9: TC Harrison Ford, St Neots 23 SN 10: King's Lane Garage, St Neots 25 SN 11: Cromwell Road Car Park, St Neots 27 SN 12: Cromwell Road, St Neots 29 SN 13: Alpha Drive, St Neots 31 SN 14: Bydand Lane, Little Paxton 33 Appendices Map Legends 35 Glossary 36 Introduction Huntingdonshire Local Plan to 2036 | Potential Development Sites: St Neots Spatial Planning Area Introduction The St Neots spatial planning area incorporates St Neots and Little Paxton. St Neots itself incorporates Eynesbury, Eaton Socon and Eaton Ford each of which retain their own distinct character; while Little Paxton remains separated to the north by the River Kym and St Neots Golf Club. Significant residential development is currently occurring at Loves Farm to the east of St Neots and to the south of Little Paxton on the site of the former paper mill. The River Great Ouse bisects St Neots and flows to the east of Little Paxton. The area is also characterised by the A1 and the A428 roads which in effect form the western and southern boundaries. The East Coast mainline railway historically formed the eastern boundary to development, but development beyond this has taken place at Loves Farm, and further development is planned as part of the St Neots East Urban Extension. St Neots is the largest town in the county after Cambridge and plays a significant role in the local economy with several large established employment areas. Retailing is centred on St Neots High Street on the east side of the River Great Ouse. The area boasts significant heritage assets with the entire St Neots town centre being designated as a conservation area. The following sections set out a series of specific sites that could form potential allocations for the Local Plan. The purpose of these potential allocations is to promote sustainable growth within the St Neots Spatial Planning Area. In addition to the potential allocations provision is made for sustainable development proposals through the draft scale of development policy in the 'Introduction and Strategy' document. Sustainability Appraisal The potential allocations put forward in this document have been subject to Sustainability Appraisal with the draft results presented in the Huntingdonshire Environmental Capacity Study: Ramsey Spatial Planning Area. The Sustainability Appraisal will be finalised in preparation for the next stage of consultation on the draft Local Plan, currently expected to take place early in 2013. Important note It should be noted that none of the potential allocations in this document currently represent council policy beyond the approach established in the adopted Core Strategy. Although the policies are presented as they might appear in the finalised Local Plan no decision has been made on their suitability for allocation, sites may be changed or removed in the course of preparation of the Local Plan and the council accepts no responsibility for third party decisions based on the information in this consultation document. 3 St Neots SPA Huntingdonshire Local Plan to 2036 | Potential Development Sites: St Neots Spatial Planning Area St Neots SPA Potential Allocation Capacity 'SN 1: Eastern Expansion, St Neots' 3,500 homes, 25ha of employment land, 1,900m2 retail floorspace, primary schools and community facilities 'SN 2: Loves Farm Reserved Site, St Neots' Supported housing or community facilities and 30 homes or live-work units 'SN 3: Former Youth Centre, Priory Road, St 14 homes Neots' 'SN 4: Huntingdon Street, St Neots' 15 homes and 0.25ha of employment land 'SN 5: Fire Station and Vacant Land, St Neots' 20 homes 'SN 6: Regional College and Adjoining Land, St Supported housing or a swimming pool, community facility Neots' or 0.5ha employment and 40 homes plus the Regional College or additional housing 'SN 7: St Mary's Urban Village, St Neots' 40 homes, 750m2 employment floorspace (conversion of former chapel and Brook House) 60m2 of retail floorspace or community use 'SN 8: Old Fire Station Site, St Neots' Cinema complex, 4 restaurants, 3 homes, recreation and supporting uses 'SN 9: TC Harrison Ford, St Neots' 0.3ha of employment land or town centre uses and 30 homes 'SN 10: King's Lane Garage, St Neots' 12 homes 'SN 11: Cromwell Road Car Park, St Neots' 20 homes 'SN 12: Cromwell Road, St Neots' 1.2ha of employment land 'SN 13: Alpha Drive, St Neots' 0.7ha of employment land 'SN 14: Bydand Lane, Little Paxton' 50 homes Total Approximately 3774 homes and 27.45ha of employment land, together with other uses. 4 St Neots SPA Huntingdonshire Local Plan to 2036 | Potential Development Sites: St Neots Spatial Planning Area St Neots SPA Overview View 'Map Legends' 5 St Neots SPA Huntingdonshire Local Plan to 2036 | Potential Development Sites: St Neots Spatial Planning Area SN 1: Eastern Expansion, St Neots This large area raises key sustainability issues as it is a greenfield site and development will have landscape impacts. However, given the size it is possible to address most issues and set land aside for a mix of uses including open space. Location and Constraints View 'Map Legends' View 'St Neots SPA Overview' 6 St Neots SPA Huntingdonshire Local Plan to 2036 | Potential Development Sites: St Neots Spatial Planning Area Potential Allocation (Mixed use) SN 1 Eastern Expansion, St Neots 224ha of land east of Loves Farm and at Wintringham Park, Cambridge Road, St Neots is allocated for mixed use sustainable development in accordance with the St Neots Eastern Expansion Urban Design Framework 2010 to be comprised of: Approximately 3500 homes Approximately 25ha of employment land (Class B1, B2 and B8) A district centre of some 3ha containing offices (Class B1), approximately 1,600m2 of retail (Class A1 - A5) including a supermarket with a maximum net retail size of 1,300m2 and other retail and ancillary uses A local centre of some 0.3ha containing a maximum of 300m2 of retail floorspace (Class A1 - A5) primary school provision appropriate to the scale of development Community facilities Strategic green space and open space Successful development of the site will require: Satisfactory resolution of the impact of additional traffic on the A428 having regard to a transport assessment and travel plan A masterplan completed as part of an outline application that addresses: Details of phasing and development A sustainable transport network for vehicles, cyclists and pedestrians Differentiated densities of development depending on proximity to centres The mix of uses to be incorporated, including social and community facilities to meet the needs of the proposed development The creation of a district centre with frontage to Cambridge Road The creation of a local centre near to the underpass by Howitt's Lane The creation of a landscaped business park with frontage to the A428 Provision for habitats in accordance with an ecological assessment Areas that contribute to the strategic green infrastructure network, for example linking with the Ouse Valley and to the south Green and open space creation throughout the development and on the edges for a variety of recreational purposes Tree survey and provision for habitats in accordance with an ecological assessment Landscape design recognising vistas, boundaries, and green infrastructure networks Design codes for the appearance of development proposals Noise assessment and acoustic treatments in relation to the East Coast Main Line Flood risk assessment and provision of sustainable drainage systems A decentralised low carbon energy network Separation from the gas pipeline and high voltage electricity transmission line in accordance with National Grid requirements The provision of 5% serviced plots for self-build homes 7 St Neots SPA Huntingdonshire Local Plan to 2036 | Potential Development Sites: St Neots Spatial Planning Area Development Guidance The St Neots Eastern Expansion Urban Design Framework 2010 sets out a framework for urban growth in this area. As Loves Farm becomes built out this area will form a sustainable urban extension. In order to best provide for economic growth and facilitate easy access to employment opportunities, development of industrial and commercial uses will need to be phased in with housing growth. The capacity of the A428 is a constraint. While the A428 has been dualled east of Caxton Gibbet, and the A1 and A421 to the west are also dual carriageway, this part of the A428 is a single lane carriageway and currently experiences congestion. The capacity of the three roundabouts at Cambridge Road, Barford Road, and Wyboston was discussed at the time of the Core Strategy hearings in 2009 and it was identified that all three roundabouts would need to be improved to cater for the amount of development identified up to 2026. Additional capacity on the road may be required to cater for development to 2036. The internal layout of the development will include new roads and public rights of way. A central landscaped spine road is anticipated from Cambridge Road through to Potton Road. Additional access along Cambridge Road will be needed, especially for the district centre and the area north of Cambridge Road. Links with the existing Loves Farm development should be provided to encourage integration.
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