Northstowe Phase 3A Oakington Edge Landscape Setting & Military Lake Setting

Introduction and Purpose

This note sets out additional information and explanation about the size, location and nature of the landscape proposed between the new homes in Northstowe Phase 3A and the existing village of Oakington. In addition, the note explains the size and character of the space proposed between the retained Military Lake and the new homes around it.

Community feedback has identified a concern about the width and use of the landscaped area between Oakington and Northstowe, and the potential negative impact development may have on existing residents. Feedback has also shown a concern around the Military Lake, the space around it and how development will relate to it. In order to address these concerns and aid consideration of the outline planning application, this note brings together information already included within the application as well as new illustrative drawings that provide more detailed information.

Longstanton

Phase 3A

Military Lake

Oakington

Phase 3A boundary Aerial photograph taken circa May 2020

Approximate extent of built development area Masterplan Proposals A landscaped area of strategic open space is proposed between the edge The strategic open space along the eastern edge of Northstowe will contain of Phase 3A and Oakington and is reflected in the submitted 3A planning only open land, including allotments, ecology areas and attenuation ponds, application. This open space has been provided to respect the individual which will provide a degree of ‘breathing space’ to the existing village whilst character and setting of Oakington, and to assist in retaining the setting contributing towards effective linking between these communities with to Oakington Conservation Area. The area comprises a wide linear green usable green space. This includes: space with informal open space and enhanced ecological corridors, for the • Existing woodland blocks, scrub and grassland, as well as large Sustainable residents of both Northstowe and Oakington. The majority of the existing Drainage (SuDS) areas with existing and proposed Great Crested Newt trees and woodland blocks along the Oakington edge have been retained, ponds, perimeter woodland trail and links to/from surrounding existing which provide structure to the space and ensure that the setting of the Public Rights of Way (PRoW). Conservation Area is respected. The adjoining sports hub contains formal • Provision of pedestrian and cycle routes. This would open up the site for sport provision and facilities. public access and connect into the proposed movement network within The recreational facilities provided within the Phase 3A green spaces the site, enabling existing and new communities to enjoy and learn about will serve the residents of Northstowe, Longstanton and Oakington. The local historic and cultural assets such as the former windmill and enjoy Parameter Plans included within the planning application set the extent of the natural, ecology rich environment. development, and identify the Oakington edge as open space which will be a • The Oakington Edge forms part of a dark ecological corridor for bat valuable asset to the new and existing communities. commuting. These ensure that bats can continue to use the area for The retained woodlands and extensive open space included along the commuting and foraging. These will be designed to limit light spill into eastern edge of the proposed development are reflected in the Illustrative these areas and maximise continuity of these dark areas. Masterplan, which is presented in the Design and Access Statement and the The Landscape Strategy sets out the Open Space Typologies proposed Landscape Masterplan, which is presented in the Landscape Strategy. The within the Oakington Edge greenway which includes: proposals will: • Natural and Semi-Natural Green Space • Improve the visual setting and landscape connections to Oakington, • Allotments and Community Gardens • Locate development in a way that minimises impact. Existing tree and woodland groups are to be retained and enhanced to shield views • Formal frontages with properties set back from open space through the green links. • Opportunities for sensitive integration of imaginative and natural play • Limit building heights to ‘up to 2 storeys’ where development is closest to zones with learning opportunities along informal footpaths Oakington. These new homes will be located behind substantial existing • Provision for Formal Play tree belts. • Mainly dry SuDS Zone with existing and proposed Great Crested Newt • Land uses with activities likely to create higher levels of light spill are ponds potential for informal use positioned away from Oakington (i.e. artificial surface sport pitches, car • Running and trim trail equipment park etc.) to avoid any negative impact upon existing residents. • Woodland educational trail and outdoor classroom opportunities • Proposed allotments and community gardens ensure this multi- • Pocket park functional space does not become a barrier between existing and new communities. • Retained pillboxes and heritage trail • The landscape treatment would contribute towards effective visual • Links to existing PRoW connecting with Oakington separation and protect the privacy and amenity of potentially affected properties.

Key:

Above: Illustration showing proposed treatment of the Oakington edge greenway (Extract from submitted Landscape Strategy, Figure 7.5)

2 Northstowe Phase 3A The following images (including annotated photos, illustrative sections and plans) further explain the proposals and clarify distances between existing and new homes.

Phase 3A

110m 80m 210m 105m

140m

125m Proposed Bridleway Proposed footpath with potential to connect into existing Public Right of Way Oakington Potential bus only link and possible new local bus route Indicative distance between proposed development and existing homes in Oakington

Illustrative masterplan showing connections and distances between areas of development

The landscape area between Northstowe Phase 3A and Oakington varies in width between 45m and 210m and the likely space between new and existing buildings generally exceeds 100 metres. In some locations, the separation between new and existing buildings exceeds 200m. This is sufficient to achieve valuable ‘breathing space’ between the settlements and maintain the identity of Oakington. Generous open space and retained trees will provide important amenity space for new and existing residents.

Northstowe Phase 3A 3 View from within the site looking towards Oakington (behind existing tree buffer) The following two pages focus on the proposed maximum storey heights along the Oakington edge in relation to the existing tree belts. Five key view points from within the Phase 3A site have been selected for analysis, and the scale of the development can be clearly seen on the annotated photographs in comparison to the height of the existing tree belts. The view points have been selected from within the site due to the fact that the proposed dwellings will not be visible for the majority of the year if the view was to be reversed, i.e. from Oakington looking towards Northstowe (at eye level), with the exception of during the winter months where there is the potential for some glimpsed views. An aerial photograph of the existing tree belts in the winter months is included in the ‘Technical References’ section at the end of this note. For further information on the extent of the development parcels and the maximum heights of buildings, please refer to the Parameter Plans submitted as part of the Outline Application which include a specific Building Heights Parameter Plan that sets out the maximum heights of development across the phase. It is important to note that maximum storey heights are identified and in practice some or all buildings may be lower. View from airfield perimeter road alongside Longstanton Road

N Longstanton Road A behind tree belt Longstanton Road

A B

Existing Tree Buffer Oakington approximately 15-17m

11m - approximate height of 3 storey building*

Existing Airfield Road Approximate tree heights illustrated alongside the approximate building heights of the proposed homes along this edge.

Existing Tree Buffer approximately 15-17m

11m - approximate height of 3 storey building*

Approximate tree heights illustrated alongside the approximate building heights of the proposed homes along this edge.

Note*: Building heights include roofs

4 Northstowe Phase 3A This page focusses on viewpoints looking towards Oakington Station Road from within the Phase 3A site boundary. As set out in the Building Heights Parameter Plan (Drawing No. 5709-OPA-3A-03-V1), the maximum height of development adjacent to the existing tree belt in this location is 2 storeys. These photos show the height of this development in comparison to the height of the existing tree belts.

View towards Oakington Station Road

Existing Tree Buffer approximately 15- 17m

7m - approximate height of 2 storey building*

Properties on Station Road behind tree belt

E N

D Existing access of Existing Tree Buffer C Station Road approximately 15-17m E

Oakington

Note*: Building heights include roofs

Northstowe Phase 3A 5 Arboricultural Survey

Landscape description of setting and existing nature of Summary of Landscape and Visual Impact Assessment woodland (LVIA) 3.4 Existing Vegetation It is proposed to retain and manage the woodlands along the Oakington Chapter 12 of the Environmental Statement (ES) submitted with the Edge.NORTHSTOWE These woodlands are made up of the Phase following characteristics: 2 Outline Planning Application for Phase 3A includes an assessment that • Broadleaved woodland plantation including woodland groups of varying has considered the visual impact of the development, with supporting widths (up to 55m wide) and height (between 15m – 17m). information provided in Appendix 12. The assessment describes the Whilst the contribution of existing vegetation to a strategy for Green Infrastructure, mitigation measures for the Oakington Edge, including the maximum height • Species include Ash, Oak, Field Maple, Aspen, Lombardy Poplar, limit of 2 storey development in the most sensitive locations, which will is acknowledged, it is also understood that existing vegetation may not always be Hawthorn and Norway Maple. be located behind substantial natural buffers afforded by the existing tree of a condition or be in a location that will bring Masterplan, landscape character or • Open semi-improved grassland; belts found along this boundary. The assessment also describes how land biodiversity benefits. Consequently, the Masterplan approach aims to retain existing • Ponds; and uses with activities likely to create higher levels of light spill are positioned • Improved grassland with individual Oak trees. away from this edge (i.e. artificial surface sports pitches) which minimises vegetation, where it is considered feasible and beneficial. Where it is not appropriate visual light from the new development from within this space, as well as mitigation has been considered, for example potential translocation and compensatory The woodlands are all plantation woodlands and were planted by the supporting the open dual function of the space as a dark ecological corridor military post 1970’s. They are of limited tree diversity and provide limited for bat commuting. The sections illustrated later on the following pages planting. The former would require a translocation strategy to be developed, later in the ecological value. However, they are recognised as an important landscape illustrate how the existing tree belts will sit between the proposed homes in planning process. feature as well as providing both physical and visual separation to the Northstowe, and the existing homes within Oakington. edge of Oakington. The woodlands in their existing condition allow limited Figure 3.4 illustrates a snap shot of the process where the locations of all mature trees glimpsed views towards the built-up edge of Oakington in winter conditions. The proposed broad swathe of strategic open space along the eastern In summer visibility is almost not existant as the trees form a solid screen. boundary of Northstowe Phase 3A would retain a significant distance were mapped to help decisions to be taken on where these existing trees could best between the existing and the new homes and reduce the potential to As set out in the Environmental Statement (Appendix 7.3 Arboricultural negatively influence the character and amenity of Oakington. align with the overall development aspirations and where management of poor quality Impact Assessment) the principal woodland groups adjoining the boundary In the long term the maturing of any planting within the new greenway forestry could be of greater benefit. LONGSTANTON with Oakington are identified as groups WG64, WG110 and WG71 and would be retained, protected and enhanced as part of the proposed would further improve the visual separation between the proposed The Arboricultural Survey and high level Arboricultural Impact assessment produced Development. development and Oakington. Please refer to Chapter 12 of the ES for further information on the method and conclusions of the assessment. as part of the Environmental Statement, records that most trees on the Application Tree Preservation Orders (TPOs) are present within the Application Site Arboricultural Survey and groups WG64 and WG110 are subject to a TPO, reference A7 and A8 Management Site were planted by the military (Royal Air Force (RAF)) after 1970, largely to provide which will be protected in accordance with BS5837:2012. South Cambridgeshire District Council is carrying out a Community Arboricultural Survey cover for training manoeuvres. The trees comprise plantation woodland groups, Governance Review, which is separate to the planning application screening planting on the southern boundary, scattered trees and scrub throughout the process. Homes England is committed to the long-term management and maintenance of open and communal spaces at Northstowe. It is Application Site. intended that the green edge will be managed to a high quality as part of Arboricultural Survey For further details refer to the Arboricultural Survey and high level Arboricultural 3.4 Existing Vegetation Northstowe, and will be retained as local green space to benefit existing and future communities, andNORTHSTOWE maintain the identities Phase of both 2 Northstowe and Impact Assessment (AIA) within the Environmental Statement. Whilst the contribution of existing vegetation to a strategy for Green Infrastructure, Oakington. 3.4 Existing Vegetation Arboricultural Survey is acknowledged, it is also understood that existing vegetation may not always be NORTHSTOWE Phase 2 of a condition or be in a location that will bring Masterplan, landscape character or biodiversity benefits. Consequently, the Masterplan approach aims to retain existing Whilst the contribution of existing vegetation to a strategy for Green Infrastructure, vegetation, where it is considered feasible and beneficial. Where it is not appropriate is acknowledged, it is also understood that existing vegetation may not always be mitigation has been considered, for example potential translocation and compensatory of a condition or be in a location that will bring Masterplan, landscape character or KEY: planting.Existing The former vegetation would require a translocation strategy3.4 to Existing be developed, later Vegetationin the biodiversity benefits. Consequently, the Masterplan approach aims to retain existing planning process. vegetation, where it is considered feasible and beneficial. WhereNORTHSTOWE it is not appropriate Phase 2 mitigation has been considered, for example potential translocation Nand compensatory Phase 3A Site Application Boundary Figure 3.4 illustrates a snap shot of the process whereWhilst the thelocations contribution of all mature of existing trees vegetation to a strategy for Green Infrastructure, planting. The former would require a translocation strategy to be developed, later in the 3.4were mapped Existing to help decisions Vegetation to be taken on whereis acknowledged, these existing ittrees is also could understood best that existing vegetation may not always be planning process.NORTHSTOWE Phase 2 align with the overall development aspirations and whereof a condition management or be ofin apoor location quality that will bring Masterplan, landscape character or forestry could be of greater benefit. LONGSTANTON Figure 3.4 illustrates a snap shot of the process where the locations of all mature trees Whilst the contribution of existing vegetation to a strategybiodiversity for Green benefits. Infrastructure, Consequently, the Masterplan approach aims to retain existing were mapped to help decisions to be taken on where these existing trees could best isThe acknowledged, Arboricultural it is Survey also understood and high level that Arboricultural existing vegetationvegetation, Impact may whereassessment not it always is considered produced be feasible and beneficial. Where it is not appropriate align with the overall development aspirations and where management of poor quality Existing Woodland Blocks to be Retained ofas a part condition of the orEnvironmental be in a location Statement, that will records bring Masterplan, thatmitigation most landscapetrees has onbeen the character considered, Application or for example potential translocation and compensatory forestry could be of greater benefit. LONGSTANTON biodiversitySite were planted benefits. by theConsequently, military (Royal the AirMasterplan Force (RAF)) planting.approach after The aims 1970, former to largelyretain would existingto requireprovide a translocation strategy to be developed, later in the vegetation,cover for trainingwhere itmanoeuvres. is considered The feasible trees compriseand beneficial. plantationplanning Where process. woodland it is not groups,appropriate The Arboricultural Survey and high level Arboricultural Impact assessment produced mitigationscreening hasplanting been on considered, the southern for exampleboundary, potential scatteredFigure translocation trees 3.4 andillustrates scrub and compensatoryathroughout snap shot ofthe the process where the locations of all mature trees as part of the Environmental Statement, records that most trees on the Application planting.Application The Site.former would require a translocation strategywere mapped to be developed, to help decisions later in tothe be taken on where these existing trees could best Site were planted by the military (Royal Air Force (RAF)) after 1970, largely to provide Existing Woodland Blocks likely to be Removed planningFor further process. details refer to the Arboricultural Surveyalign and with high the level overall Arboricultural development aspirations and where management of poor quality cover for training manoeuvres. The trees comprise plantation woodland groups, screening planting LONGSTANTONon the southern boundary, scattered trees and scrub throughout the FigureImpact 3.4 Assessment illustrates a(AIA) snap withinshot of the the Environmental process whereforestry Statement. the locations could be of of all greater mature benefit. trees Application Site. were mapped to help decisions to be taken on whereThe these Arboricultural existing trees Survey could and best high level Arboricultural Impact assessment produced align with the overall development aspirations and whereas part management of the Environmental of poor quality Statement, records that most trees on the Application For further details refer to the Arboricultural Survey and high level Arboricultural forestry could be of greater benefit. Site were planted by the military (Royal Air Force (RAF))LONGSTANTON after 1970, largely to provideImpact Assessment (AIA) within the Environmental Statement. KEY: Selective tree removal might Existing Scattered Trees The Arboricultural Survey and high level Arboriculturalcover Impact for training assessment manoeuvres. produced The trees comprise plantation woodland groups, Phase 3A Site Application Boundary as part of the Environmental Statement, records thatscreening most trees planting on the on Application the southern boundary, scattered trees and scrub throughout the be required, depending on Site were planted by the military (Royal Air Force (RAF))Application after 1970, Site. largely to provide the KEY:detailed design of the cover for training manoeuvres. The trees comprise plantation woodland groups, Existing Woodland BlocksFor to further be Retained details refer to the Arboricultural Survey and high level Arboricultural Phasebus-only 3A Site link. Application Boundary screening planting on the southern boundary, scatteredImpact trees Assessment and scrub (AIA)throughout within the the Environmental Statement. Existing Veteran Tree Application Site. OAKINGTON For further details refer to the Arboricultural Survey and high level Arboricultural Existing Woodland Blocks likely to be Removed N 0m 100mExisting Woodland Blocks to be Retained500m Impact Assessment (AIA) within the Environmental Statement. KEY: Phase 3A Site Application Boundary TPO Designation Existing Scattered Trees Existing Woodland Blocks likely to be Removed KEY: PhaseNorthstoweExisting 3A Veteran Site Phase Application Tree 3A Boundary Existing Woodland Blocks to be Retained Existing Scattered Trees OAKINGTON boundary Note: For further details refer to the Environmental Statement and Impact ExistingTPO Designation Woodland Blocks to be RetainedExisting Woodland Blocks likely to be Removed Existing Veteran Tree OAKINGTON assessments (including Arboricultural Survey and high level Arboricultural Impact 0m 100m 300m 500m assessment), developed in support of the Application. Note: For furtherExisting details Woodland refer to the EnvironmentalBlocks likely Statement to be Removed andExisting Impact Scattered Trees TPO Designation Figure 3.4 Existing Vegetation assessments6 (including Arboricultural Survey and high level Arboricultural Impact 0m 100m 300m 500m Northstowe Phase 3A assessment), developed in support of the Application. Existing Scattered Trees Existing Veteran Tree Figure 3.4 Existing Vegetation Note: For further details refer to the Environmental Statement and Impact OAKINGTON assessments (including Arboricultural Survey and high level Arboricultural Impact 0m 100m 300m 500m 16 Northstowe Phase 3A Landscape Strategy assessment), developed in support of the Application. April 2020 16 Northstowe Phase 3A Landscape Strategy Existing Veteran Tree TPO Designation OAKINGTON Figure 3.4 ExistingApril Vegetation 2020

16 Northstowe Phase 3A Landscape Strategy April 2020 TPO Designation Note: For further details refer to the Environmental Statement and Impact assessments (including Arboricultural Survey and high level Arboricultural Impact 0m 100m 300m 500m assessment), developed in support of the Application. Figure 3.4 Existing Vegetation Note: For further details refer to the Environmental Statement and Impact assessments (including Arboricultural Survey and high level Arboricultural Impact 0m 100m 300m 500m assessment), developed in support of the Application.16 Northstowe Phase 3A Landscape Strategy April 2020 Figure 3.4 Existing Vegetation

16 Northstowe Phase 3A Landscape Strategy April 2020 Woodland edge incorporating potential New homes heritage and green gym trail & running route 2 storeys and enhanced woodland planting Retained trees B A

B A Gardens min 10m 35m 23m 35m Station Road Northstowe Phase 3A (illustrative) Oakington residential area (indicative only)

Section AA Approximately 110m between buildings

Woodland edge with informal open space including ecological corridor Retained trees New homes 2 storeys

approx 25m min 10 m 55m Church View Northstowe Phase 3A (illustrative) Oakington residential area (indicative only) Section BB

Improved visual setting, ecological enhancement and Potential green landscape connections to Oakington. Greenway gym trail SuDS zone with New homes 2/3 storeys Retained trees Natural proposed newt ponds (3 storey shown) play C

C Gardens 4m 5.5m 33m 25m 14m 27m Lowbury Crescent Northstowe Phase 3A (illustrative) Oakington residential area (indicative only)

Section CC Approximately 125m between buildings

Oakington Edge Landscape Setting Northstowe Phase 3 (illustrative) Military Lake This page focusses on the retained Military Lake and the proposed open space and development around it. The lake is set within a large area of open space referred to in the Outline Application as the Military Lake Park. The diagram below illustrates the approximate size of this open space, which forms approximately 6.5ha of open space (including the Military Lake). In order to protect the ecology of the lake and allow for a habitat rich area of open space around it, development has been set back a minimum of 30m from the water’s edge, with the exception the eastern corner of the lake where development sits slightly closer at around 20m. The existing lake is an ecologically rich habitat and will be retained as an important open space within Phase 3A. Walking and cycling routes will be accommodated within the Military Lake Park, however people will be unable to use the lake for recreational purposes, to ensure it retains it’s ecological value.

Phase 3A

22m 31m

Military Lake

292m

270m D

Indicative distances

Illustrative masterplan showing size of open space around retained Military Lake. Illustrative section location.

30m 180m 50m Retained Illustrative development Lake edge park Retained Military Lake Lake edge park tree belt Section DD Summary

We understand the concerns and comments of local residents and Oakington and Westwick Parish Council and hope that this document helps show that we have been carefully considering and addressing the concerns raised on privacy and overlooking and ensuring that the identity of Oakington remains. The green space has been designed with ecology at the core and the relationship to neighbours has been carefully considered. Technical References

This note draws on the application material submitted for Application 20/02171/OUT. The following documents should be referred to for any further information on the topics discussed within this statement: • Environmental Statement Volume 1 Main Report (ES Vol1) • Environmental Statement Volume 2 Figures (ES Vol 2) • Environment Statement Volume 3 Appendices (ES Vol 3) • Landscape Strategy Document

Existing Military Lake Phase 3A Tree belts within Oakington landscaped area between Oakington and Northstowe

Photo above: Aerial view of site from the south east showing existing trees in Winter (December) 2019.

Northstowe Phase 3A 9