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Little Paxton Land west of Great North Road Little Paxton January 2008 Contents 1.0 Introduction 2.0 Planning context 3.0 Site context and analysis Landscape character Site analysis Flooding Noise Ecology 4.0 Sustainability & integration 5.0 Transport & movement 6.0 Opportunities 7.0 Development concept 8.0 Summary Land west of Great North Road Little Paxton © Crown copyright licence number 759198 Savills Ltd. Published for the purposes of identification only and although believed to be correct, accuracy is not guaranteed © Savills plc. No dimensions are to be scaled from this drawing. All dimensions to be checked on site. All measurements are for indicative purposes only 00 St James Church, High Street Introduction 1.0 Page 1 January 08 Land west of Great North Road Little Paxton Introduction 1.1 This document has been produced on behalf of Lands Im- provement and Oxford University Chest in order to promote land at Little Paxton as a sustainable residential extension to the west of the village. 1.2 This document accompanies separate representations that are made on behalf of Lands Improvement to the ‘Hunting- donshire Core Strategy 2007 – Preferred Options’. The Pre- ferred Options were published for consultation until 11 Janu- ary 2008. 1.3 Whilst the separate representations respond directly to the Preferred Options, this complementary, promotional docu- ment seeks to demonstrate how development might be ac- commodated and delivered on land west of Little Paxton. 1.4 The remainder of this document looks at issues relating to ecology, landscape and transport in connection with the site’s suitability for development. 1.5 Little Paxton lies to the north of the market town of St Neots. Little Paxton is a medium sized village which is designated as a Key Service Centre in the Core Strategy Preferred Options. 1.6 Little Paxton has a relatively small historic core centred around the church. Much of the rest of the village consists of modern residential estates. St James Church, High Street Page 1 Page 2 1.0 January 08 Introduction Land west of Great North Road Little Paxton 1.7 Little Paxton is bounded to the west by the A1 and there is a nar- row belt of open countryside to the south which separates the village from the market town of St Neots. To the east of Little Paxton is the River Great Ouse, whilst to the north are a number of former gravel pits. Some of the pits are still being worked. The Paxton Pits Nature Reserve is located to the north of the village and has been formed as a result of gravel extraction in this area. As a result of the narrow belt of countryside and floodplain be- tween St Neots and Little Paxton, both have been able to retain their clear and distinct identity. 1.8 Lands Improvement and Oxford University Chest owns a site to the west of the existing built up area of Little Paxton and the A1 which is currently used as agricultural land. The eastern bound- ary is formed by the Great North Road and the western boundary is formed by the A1. The site area is 22 hectares (54 acres). 1.9 This document seeks to present the planning merits of develop- ing the site in relation to Little Paxton. Lands Improvement have also commissioned background work to support this document and in particular these consider: • The landscape, character and setting of the site • Transport and highways issues • The ecological value of the site • A broad land-use masterplan and a vision for the site 1.10 This document accompanies representations that are being made separately to the Huntingdonshire Core Strategy Preferred Op- tions. 1.0 Page 3 The ‘Island’ site Planning context Page 3 Page 4 2.0 January 08 Planning context Land west of Great North Road Little Paxton Draft East of England Plan 2.1 The Draft East of England Plan covers the period to 2021 and sets out a spatial strategy for the Eastern Region. The Plan is not site specific but identifies areas and general locations where strategic development should be considered. 2.2 This document is nearing adoption and sets out the housing requirements for each district in the East of England. Policy H1 of the draft East of England Plan sets out the housing requirements for the districts and states that Huntingdonshire should accommodate 11,200 dwellings in the period 2001 to 2021. It also states that this should be treated as a minimum figure. 2.3 Additionally, the Government have advised in PPS3 that there should be a 15 year supply of housing identified in the Core Strategy and for Huntingdonshire this means rolling forward the annual requirement of 560 dwellings through to 2026. This will result in a further 2,800 dwellings being required. Huntingdonshire Local Plan 1995 and Huntingdonshire Local Plan Alteration 2002 2.4 Since 27 September 2007 only parts of the above policy document are still in force, however, the settlement hier- archy contained in Policy STR1 still applies. Under Policy STR5 Little Paxton is identified as a Group Village where limited development will be acceptable. 2.5 These two documents are now in the process of being reviewed in the context of the Huntingdonshire Local Devel- opment Framework which is examined below in more detail. 2.0 Page 5 January 08 Land west of Great North Road Little Paxton Planning context Huntingdonshire Local Development Framework 2.6 Huntingdonshire District Council is currently consulting on its Core Strategy Preferred Options document which sets out the development strategy for the district for the period to 2021. 2.7 Policy wording 3 in the Preferred Options identifies Little Paxton as a ‘Key Service Centre’ where development schemes of moderate and minor scale will be appropriate. The reason for this designation is that Little Paxton benefits from a good level of services including a primary school, a GP surgery and good access to public trans- port. Similarly, Little Paxton benefits from being extremely close to the services that are available in St Neots which is a much higher order settlement and provides for more than day to day needs including employment provision and excellent public transport links. It also provides secondary school facilities and consequently de- velopment at Little Paxton would be able to take advantage of these facilities. 2.8 The site at Little Paxton measures approximately 22 hectares and could support approximately 350 dwellings subject to further investigation and having regard to consideration of an appropriate development concept. This figure is taken from the Housing Land Availability Assessment produced by Huntingdonshire District Council and its conclusion states that: “This large field is available for development. It is however separated from the rest of Little Paxton by the Great North Road, and this together with the sheer scale of the site, would make it difficult to integrate with the rest of Little Paxton. Should these issues of integration be addressed, this location could be regarded as a suitable site for a sustainable urban extension.” 2.9 This document goes on to set out in more detail the landscape, transport and ecological issues associated with the site and also demonstrates that the issue of integration referred to above and therefore this site should be regarded as a sustainable urban extension. Page 5 Page 6 2.0 January 08 Planning context Land west of Great North Road Little Paxton Huntingdonshire Land Availability Assessment 2.10 The adjoining extract is taken from the Huntingdon- shire Land Availability Assessment. It provides a base- Extract from Huntingdonshire Land Availability Assessment line analysis of the site which identifies its principal characteristics and potential points of access. It is also interesting in that is identifies the relationship of the site with the remainder of Little Paxton, also including the site at Riversfield Mill (shown in red) now under construction. 2.11 The inset drawing shows a potential development form promoted by the Council as a possible solution should the issues of integration be resolved. Al- though it is acknowledged that this is only a sketch provided to help determine the potential quantum of development on the site, it is nevertheless interest- ing to note the preference to retain development on the eastern half of the site, hugging the reaminder of the village, and the creation of a structural buffer strip along the western edge adjoining the A1. 2.0 Page 7 Site context & analysis Page 7 Page 8 3.0 January 08 Landscape character Land west of Great North Road Little Paxton Landscape and Townscape Assessment 3.1 The Huntingdonshire Landscape and Townscape Assessment was first pub- lished in 2004 but has recently been updated and re-published this year. Huntingdon The document helps to characterise the different landscape and urban areas within the district and also provides guidance on how development should take account of each area’s distinctive qualities. 3.2 The Little Paxton site is located on the western edge of the Ouse Valley character area. Immediately to the west (on the other side of the A1) the land falls within the Southern Wolds character area. Buckden 3.3 Advice on the Ouse Valley character area stresses the importance of re- taining the ‘green’ nature of the corridor running through the district but also notes the ‘mosaic’ of uses which have generated as a result of the river’s use and its related settle- Little Paxton ments. In terms of the future of the Ouse Valley, the document makes clear the need to properly manage the flood plain, and the need to ensure St Neots that uses and development do not reduce the special quality of the area.
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