Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

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Contents Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Foreword i 1 Introduction 1

2 Alconbury Parish 11 Ermine Street, Alconbury 11

3 Bluntisham Parish 15 Needingworth Road, Bluntisham 15

4 Earith Parish 19 Colne Road, Earith 19

5 Farcet Parish 23 Corner of Straight Drove and Kings Delph Drove, Farcet 23 Straight Drove, Farcet 27

6 Fenstanton Parish 30 London Road, Fenstanton 30

7 Godmanchester Parish 34 Bearscroft Farm, Godmanchester 34

8 Ramsey Parish 38 Herne Road, Ramsey St Mary's 38

9 St Neots Parish 42 Loves Farm East, St Neots 42 South of Cambridge Road, St Neots 46

10 Somersham Parish 50 Parkhall Road, Somersham 50 Mushroom Farm, St Ives Road 54 Chatteris Rd, Somersham 58

11 Upwood & The Raveleys Parish 62 Storage Depot, Upwood 62 Longholme Road, Upwood 66

12 Warboys Parish 70 Station Road, Warboys 70

13 Yaxley Parish 74 Great Drove, Yaxley 74

Appendices 1 Temporary Permission Sites 78 1.1 St Ives Road (Somersham Parish area) 80 1.2 St Ives Road near Pidley Sheep Lane (Somersham Parish area) 82 1.3 Brington Road (Catworth Parish area) 84 1.4 Offord D'Arcy (Offords Parish area) 86 1.5 Keyston (Bythorn and Keyston Parish area) 88

2 Discounted Sites 90 Contents Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites Foreword Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Foreword

Huntingdonshire District Council wishes to emphasise that the site options put forward for consideration as part of this Strategic Housing Land Availability Assessment for Gypsies and Travellers, as a technical exercise, does NOT represent any decision by the Council that these sites will be allocated for this form of development. Those decisions, to identify which sites will be allocated in the Gypsy and Traveller Sites Development Plan Document, will be taken at a later date.

i Foreword Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

ii Introduction 1 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

1 Introduction

The Process

The Gypsy and Traveller Sites DPD

1.1 The Council is producing a Development Plan Document (DPD) to allocate Gypsy and Traveller sites separately from its Planning Proposals DPD which will allocate sites for housing, employment and other land uses.

1.2 The first stage in the process of preparing a DPD for Gypsy and Traveller Sites was to identify the issues. An Issues document was produced for consultation from 16 January to 27 February 2009 (http://www.huntingdonshire.gov.uk).

1.3 The process continued with a call for further sites to be considered for their suitability for Gypsy and Travellers as part of the review of our Strategic Housing Land Availability Assessment (SHLAA) in June 2009. The SHLAA is in three parts: market housing, affordable housing in rural areas and Gypsy and Traveller sites. This part of the SHLAA identifies site options for Gypsy and Travellers and assesses them.

1.4 After consideration of responses on the SHLAA, the Council's preferences for sites will be identified in a further document which will again be subject to consultation. A Sustainability Appraisal will be prepared as part of the preparation of that document. The intention is to then move on to the Council's Proposed Submission DPD followed by submitting the DPD to the Secretary of State and then examination by an independent planning inspector . The process and its anticipated timetable are available on the Council's website.

The East of England Plan

1.5 The DPD will need to meet the requirements of the East of England Plan which is the Regional Spatial Strategy (RSS).

1.6 A policy in the East of England Plan was reviewed in 2008 to identify the numbers of pitches for Gypsy and Travellers required in each district. The review found a need for more sites in the region. The draft policy was examined by an independent panel of inspectors in October 2008 and the policy was finalised in July 2009 after the release of the Council’s Issues document (http://www.huntingdonshire.gov.uk).

1.7 The policy identifies that Huntingdonshire District Council must provide for 25 additional permanent residential pitches by 2011 (and a further 21 by 2021) in addition to the 20 existing at January 2006. The policy also identifies the requirement for Gypsy and Traveller transit pitches and Travelling Showpeople plots by county. Further work has been undertaken to identify the district figures for transit pitches and Travelling Showpeople plots. The Council anticipates that it will need to provide for approximately 10 transit pitches on one or two sites within Huntingdonshire. Transit sites are intended for short-term use by those passing through an area. This assessment considers the potential suitability of sites for transit pitches as well as for permanent residential pitches.

1.8 There is no identified need to make provision for Travelling Showpeople within Huntingdonshire. As a result, this SHLAA does not assess the suitability of any site for Travelling Showpeople.

1.9 As the East of England Plan provisions are until 2021, and there is no guidance on how to provide for pitches beyond that date, this part of the SHLAA also looks to 2021. While this is a shorter date than the other parts of the SHLAA which look toward 2026, the shorter date is in accordance with the results of the Issues consultation. In respect of other housing, Government policy requires a supply of housing land for 15 years into the future, but this does not apply to Gypsy and Traveller provision.

1 1 Introduction Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Government Guidance on Gypsy and Traveller Planning

1.10 The Government's circular 1/2006 on ‘Planning for Gypsy and Traveller Caravan Sites’ sets out its planning policy regarding Gypsies and Travellers. The circular requires councils to meet RSS requirements. It also advises on the sorts of locations that might be suitable and specifically advises that rural locations are acceptable in principle. In accordance with this government guidance, this SHLAA includes rural locations that are potentially suitable.

Local Policy

1.11 The Council’s Core Strategy was adopted in September 2009 and contains Policy CS6 which sets the broad criteria for the location of Gypsy and Traveller sites to be used to guide the allocation of sites in the DPD. The criteria are also used in respect of individual planning applications.

1.12 As part of the preparation of the next stage of the Gypsy and Traveller Sites DPD, consideration will be given to whether additional policies are needed taking into account the results of the Issues Consultation 2009.

1.13 The SHLAA follows the framework set by government guidance,but the sites have also been assessed against the Core Strategy policy CS6. In making choices between sites as part of the next stage of the DPD considerable weight will be given to the Core Strategy policy.

Purpose of the SHLAA

1.14 The SHLAA is a key component of the evidence base for the Council’s Local Development Framework as required by the Government's Planning Policy Statement 3 (PPS3). The SHLAA provides information on the opportunities that exist to meet Huntingdonshire’s housing requirement (including affordable housing and Gypsy and Traveller sites).

1.15 The fundamental purpose of the SHLAA is to understand the level of housing opportunities within the District by identifying sites with potential; assessing their potential suitability; identifying any constraints to development; and indicating whether suitable sites are able to be delivered within the time period of the plan.

1.16 The SHLAA has been produced as a technical document. Therefore no policy or political choices have been made. The consultation undertaken as part of the process forms part of the requirements under Regulation 25 of the Town and Country Planning (Local Development) (England) (Amendment) Regulations 2008 as the site options identified as potentially suitable in this document (after taking into account the results of consultation) will be considered and tested as part of the DPD process.

Sites Counted Towards Provision

Existing Permanent Site at St Neots

1.17 The Gypsy and Traveller site on the eastern side of St. Neots opened in 1984 on County Council owned land. The site celebrated its 25th anniversary in 2009 with some original residents still there. Luminus, a Registered Social Landlord, currently manages the site. The site comprises 20 pitches which in recent times has contained 38 caravans. Each pitch also contains a permanent utility building. The pitches vary in size with some around 200m2 and others more than twice that size.

1.18 The site is immediately adjacent to the railway line, a builders yard and agricultural land. New housing development is currently under construction to the north at Love's Farm. The Council's Core Strategy indicates that further substantial urban expansion is envisaged to the south and east of the existing Gypsy and Traveller site.

1.19 The site currently benefits from easy access into St Neots town centre and its facilities. However, the site is affected by noise from the railway and there is a main gas pipeline under the site.

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1.20 The Issues Consultation document in January 2009 indicated that during the residential development process there would be an opportunity to potentially relocate the site within the vicinity. The owners of the adjoining land responded that they do not wish to consider relocating the existing site within their potential development. The SHLAA considers whether additional provision should be made as part of the substantial urban expansion to the east of the town, but accepts that the existing 20 pitch site may well remain.

Existing Personal Consent at Somersham

1.21 A corner of a field located to the north of Somersham set back from Parkhall Rd is a Gypsy and Traveller site. The site has permanent permission for a pitch but limited to the persons presently occupying the site. The site has been occupied by the same family for much of the last 20 years. The permission was granted at appeal in February 2006. The consent therefore provides 1 additional pitch to those 20 pitches at St Neots which were counted for the RSS in January 2006, as permanent personal permissions can count towards the future requirement.

1.22 The application (ref 04000062FUL 08.01.04) had been refused by the Council on 26 February 2004. At the appeal the personal circumstances of the appellants were considered in detail and it was confirmed that they were Travellers who owned adjoining and nearby paddocks used for the keeping and breeding of horses.

1.23 The site is in a sustainable location within walking and cycling distance of village facilities in Somersham. The nearest primary school is in Somersham which is some 800m walking distance away. The centre of Somersham, with a number of shops, is some 1100m away. The site is well screened by a mature hawthorn hedge. Although distant views of the caravan and sheds are possible they are not considered to be prominent in the landscape and therefore have only a limited impact.

Temporary Permissions

1.24 There are five sites in the District which have temporary planning permission for Gypsy and Traveller use. Details of these permissions are included in Appendix 1 of the SHLAA. They have not been examined in the same way as the potential new sites included put forward through the SHLAA process.

1.25 Temporary planning permissions cannot count towards the numbers required by the East of England Plan policy. However, these sites will be considered, along with other site options and could be selected as appropriate sites to be allocated for permanent use through the DPD process.

Results of Issues Consultation 2009

Summary

1.26 The response to the Issues Consultation is available on the Council’s website (http://www.huntingdonshire.gov.uk) together with the original representations (http://consult.huntsdc.gov.uk/portal). In summary the key points are:

Assessment of a site has to have regard to the Core Strategy policy and other criteria may need to be proposed in addition at the Preferred Options stage Government guidance suggests the need to allocate fully, if possible, for the period of the DPD up to 2021 There was general agreement that pitches should be able to cater for two caravans and an amenity building, parking and turning. For the purposes of defining the capacity of sites, an average of 400m2 per pitch should be used. Whether the DPD provides the required number of pitches by a series of small sites or with some larger sites of approximately 10 pitches will need to be considered in the context of potential site opportunities that come forward. Compulsory purchase powers are not being considered at this stage. Should it be necessary to consider them at a later stage appropriate reports will be prepared for deliberation by the Council.

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How to bring forward land would be better addressed at the site options stage once the potential site choices are known. Consideration should be given to the potential for an additional publicly run rental site. Similarly, if a transit site is required in the District, then the preference is that this should be publicly run. Any additional design guidance should be considered as part of the Council’s further consideration of options and preferred options as part of the development of the DPD. No critical issues have arisen out of the consultation. Provision at St Neots must be identified at the site options stage. This is not only because of the existing site, but also because of the potential for further major development in the area. There is no need to find Travelling Showpeople sites in the District. There is general acceptance of the need for a transit site in Huntingdonshire. The criteria for assessing a transit site should largely be the same as for a residential site. However, given that transit sites are temporary stop-offs particular consideration should be given to finding a site which is close to and safely accessed from a trunk road in recognition of likely movement patterns. No sites have been put forward for emergency stopping places. Unless sites come forward, the need for such places should be accommodated within a transit site.

Sites for Assessment

Putting Sites Forward

1.27 The engagement process for the SHLAA began in June 2009 which informed all those on the Council's Local Development Framework database of the intention to revise the SHLAA. It invited them to submit potential sites for consideration, including sites for Gypsies and Travellers.

1.28 Prior to this, the Council’s Gypsy and Traveller Sites DPD consultation on Issues in January 2009 had also asked for sites to be put forward for consideration.

1.29 The Council kept open the opportunity to suggest sites as part of the SHLAA process until February 2010. Additional potential sites may come forward at the next stage of the DPD as well as the sites which have been assessed in the SHLAA.

Private Sites

1.30 All the sites put forward by private landowners in respect of land they own and control have been assessed.

Public Land

1.31 The Council has also carefully examined publicly owned land as required by government guidance in Circular 1/2006 . All public landowners including Housing Associations were contacted direct as well as a full scrutiny of the Register of Surplus Land.

1.32 Publicly owned land was examined through a series of filters. Only land owned by Cambridgeshire County Council or Huntingdonshire District Council land has resulted in sites for assessment.

1.33 The process of identifying County land that might be suitable for allocation for Gypsy and Traveller use started with an earlier County-wide project in 2007. The County Council and District Council agreed that all of their land be initially assessed for its suitability.

1.34 The examination of County and District land has been undertaken by officers of both Councils officers to identify potential sites as a technical exercise prior to any decision at a political level by the land owning council on whether to make the land available. The County and District Council will then need to decide on whether it is willing to terminate any agreements on the land and make the land available for Gypsy and Traveller use. Issues of development funding and ownership will also need to be resolved at a later stage.

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1.35 All County Council and District Council owned land in current public operational use, for example as a school or recreation ground, was excluded from consideration. Then, County or District Council owned farm land, land surplus to operational requirements and land already identified for sale was put forward for assessment.

1.36 Account was then taken of flood risk. PPS25 (published in March 2010) recognises that caravans are highly vulnerable to flood risk and should not be located in those areas deemed Flood Zone 3 by the Environment Agency (EA). This Zone is divided into two parts; Zone 3a is land which has a 1 in 100 years or greater probability of flooding while Zone 3b comprises land which is the functional floodplain where water needs to flow or be stored in times of flood. Zone 2 of the EA’s assessment is land which has a medium probability of annual flooding of between 1 in 100 and 1 in 1,000 years. The EA’s Zones 2 and 3 are shown on the site maps. The EA Flood Zone 3 was used as the starting point for assessment but this was then compared with the results of the Council’s emerging Strategic Flood Risk Assessment (SFRA) of 2010 which is being agreed with the EA. The SFRA takes account of more detailed local factors such as flood defences and other mitigation measures. The advice of the EA has been sought to confirm their advice for particular sites.

1.37 In order to choose locations which are likely to be close to services, search zones of 2000m circles around primary schools were identified. One of the key reasons identified for Gypsies and Travellers seeking permanent residential sites is to enable regular schooling for their children. Sites within 2000m of a primary school are also likely to be close to other services such as shops and doctors.

1.38 Finally, a site visit identified one site of about 4000m2 or 1 acre in size in each primary school area. This size of site is considered sufficient to cater for up to 10 pitches which, as identified in response to the Issues Consultation in 2009, is proposed as the maximum size of site.

Growth Areas

1.39 The East of England Plan Policy H3 on provision for Gypsies and Travellers states that ‘opportunities should be taken to secure provision through major developments’.

1.40 In deciding on what are the Council’s likely major developments within the plan period, the first requirement was that the land was identified in the Core Strategy 2009 in a Direction of Growth. This meant that land already committed for development, or land which might be brought forward at some future time, was excluded.

1.41 A threshold was then established to define major development below which it would be unlikely that it would be feasible to require provision for a Gypsy or Traveller site. The threshold identified is 500 dwellings, as this should be a sufficient size of development to which a Gypsy or Traveller site can be attached.

1.42 In considering the amount of provision that might be made by these major developments, a ‘1% rule’ has been established indicating that provision should be made by them for 1 pitch per 100 houses. With the threshold of 500 dwellings, it is expected that each would be able to provide at least 1 site containing 5 pitches or more.

1.43 There is no agreement at this stage from the landowners to include provision for Gypsy and Travellers in their developments, although the assessment recognises that the land is available because it is available for other forms of development. Should the Council decide to include any of these areas in the next stage of the DPD process, further discussion and negotiation will be necessary with the owners of these sites as masterplans for these development areas are progressed.

Methodology

Detailed Assessments

1.44 The overall methodology for the SHLAA is set out with Part A (Market Housing) and has been available since January 2010 on the Council’s website (LINK). The following is a summary.

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1.45 The detailed assessments have been guided by the advice set out in the Practice Guidance relating to SHLAA and correspond to Stage 7 of that guidance. The assessments seek to provide a judgement of whether a site is potentially suitable, available and achievable for development.

Site Information

1.46 At the beginning of each assessment there is a list of basic information about the ownership and size of the site. The developable area is that area of the site which might be developed having regard to any land which must be excluded due to flood risk or other identified use, for example excluding land held as a landscaped buffer. The capacity identifies how many pitches the site might cater for, having regard to the anticipated average size of a pitch identified from the 2009 Issues consultation.

Site Characteristics

1.47 The current use of a site, surrounding uses, the character of the area and an initial assessment of the type of development on the site are set out in a table.

Suitability

1.48 Assessing suitability is considered under the headings of ‘policy restrictions’, ‘physical problems or limitations’, ‘identifying and managing constraints’, ‘potential impacts’, and ‘environmental conditions’.

1.49 ‘Policy restrictions’ includes any designations covering the site such as Conservation Area status. It also includes information on any flood zone associated with the site. Landscape Character Areas as identified in the Huntingdonshire Landscape and Townscape DPD 2007 are also listed.

1.50 ‘Physical problems or limitations’ refers to those matters which have the potential to affect development of a site. This includes flood risk, transport issues, biodiversity, ecology, contamination and such matters.

1.51 The section ‘identifying and managing constraints’ refers to how in the preparation of any proposal it will be necessary to prepare a number of assessments. Some constraints would be expected to be overcome as part of this process, for example remediation from contamination is expected should contamination be found on a site.

1.52 ‘Potential impacts’ lists the possible impacts which will not necessarily be overcome.

1.53 ‘Environmental conditions’ are those which could be experienced by future residents. This reveals where people living on the site are likely to experience noise, pollution, or access issues. It also identifies the distance to services such as schools and shops. No information is included on the capacity of local schools, although information on this is expected during the consultation phase of the SHLAA and will be taken into account prior to making choices on which sites to identify as Council’s preferences.

1.54 The assessment included in the SHLAA in no way replaces the need for more detailed surveys and assessments as part of the Development Management process and there could be additional constraints and impacts to those identified.

Availability

1.55 The assessment of availability looks at whether a site is legally free of ownership issues and there has been an expression of interest (either from an agent or landowner) to sell or develop the land. In accordance with the Practice Guidance this uses the best available information.

Achievability

1.56 The assessment of achievability focuses on when development may occur and indicates whether a site may be deliverable(a site could be delivered between years 1-5 of the plan period for the Core Strategy (year 1 commencing April 2010)) or developable(a site could be developed after the first 5 years of the plan period.

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1.57 Where a site does not meet all three criteria it will not be included within the Council's potential land supply considered capable of helping to achieve the required Gypsy and Traveller site target.

1.58 The following legend explains the symbols used to annotate the aerial photography

Ownership

1.59 Any land put forward by the owner of that site for consideration in this SHLAA has been included. Also included in this SHLAA are public land sites and major developments which have not been agreed to by the landowner. It is expected that these landowners will respond to this SHLAA and choices will be able to be made at the next stage of the DPD taking into account the landowners’ views.

1.60 At the time of writing, there is a government fund specifically identified for creating new publicly owned Gypsy and Traveller sites. Bids can be made by public bodies for funding, usually in respect of sites which have already gained planning permission. Huntingdonshire District Council will need to give consideration to bidding for any available funds should it wish to purchase a site.

1.61 Cambridgeshire County Council is the current owner of the only permanent Gypsy site in Huntingdonshire at St Neots. The site is managed by Luminus (a registered social landlord). The fact that the County Council owns one site does not necessarily mean that it will wish to own other sites. The County Council has indicated that it will be considering what land it wishes to own in the future. If land is made available by the County Council it could either remain in County ownership; be purchased by the District Council to provide Gypsy and Traveller sites (using funding from government) or it could be made available to other purchasers for this purpose.

1.62 For the sites owned by Huntingdonshire District Council in this SHLAA, should they be chosen as an option that the Council wishes to pursue, the District Council will also need to consider whether it wishes to retain ownership of these sites.

1.63 In respect of the Growth Areas, discussion with the landowners is anticipated in advance of any decision on whether to choose any of these as Preferred Options. It could be that land would be offered as part of an agreement under S106 of the Town and Country Planning Act in respect of any planning permission for the land. Alternatively, the District Council could offer to seek government funding.

Summary

1.64 The following table summarises the 17 sites included in this document of which 12 have been found to be potentially suitable. These 12 should be further considered, along with any other sites which are put forward, for the next stage of the DPD process.

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Table 1 Summary of Sites

Reference Parish Location Owner Pitches Type

ALC 1 Alconbury Parish Ermine St, Alconbury Beam Estates Up to 5 Transit

BLU 1 Bluntisham Parish Needingworth Rd, Mr B Ball Unsuitable Residential Bluntisham

EAR 1 Earith Parish Colne Rd, Earith Cambridgeshire CC Up to 10 Residential

FAR 1 Farcet Parish Cnr Straight Drove Cambridgeshire CC Up to 10 Residential

FAR 2 Farcet Parish Straight Drove c/o Estates Land & 2 Residential Property Ltd

FEN 1 Fenstanton Parish London Rd, Huntingdonshire DC Unsuitable Transit Fenstanton

GMC 1 Godmanchester Bearscroft Farm, Dr C Looker and 7 subject to Residential Parish Godmanchester others masterplanning

RAM 1 Ramsey Parish Herne Rd, Ramsey St Cambridgeshire CC Unsuitable Residential Marys

SNE 1 St Neots Parish Loves Farm East, St Peter Rowley and 9 subject to Residential Neots Gallagher Estates masterplanning

SNE 2 St Neots Parish South of Cambridge Nuffield Trust, 10 subject to Residential Rd, St Neots Diocese of Ely, masterplanning Banks’ Trustees

SOM 1 Somersham Parkhall Rd, Cambridgeshire CC Unsuitable Residential Parish Somersham

SOM 2 Somersham Mushroom Farm, St Mr G Gooding Up to 10 Residential Parish Ives Rd

SOM 3 Somersham Chatteris Rd, Mr F Adams Unsuitable Residential Parish Somersham

UPW 1 Upwood & The Storage Depot, Cambridgeshire CC Up to 10 Residential Raveleys Parish Upwood

UPW 2 Upwood & The Longholme Rd, c/o Sharman Up to 10 Residential Raveleys Parish Upwood Quinney

WAR 1 Warboys Parish Station Rd, Warboys Huntingdonshire DC Up to 10 Residential

YAX 1 Yaxley Parish Great Drove, Yaxley Cambridgeshire CC Up to 10 Residential

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Map 1.1 District Map of Site Locations

9 1 Introduction Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Comment Guidelines

Commenting on Sites

1.65 Comments or additional information pertaining to any of the sites identified in the SHLAA can be made identifying the site by its name or reference number.

1.66 The SHLAA will be finalised taking into account any comments. If appropriate as a result of comments the final SHLAA may change the status of sites from unsuitable to potentially suitable or vice versa.

1.67 Additional sites may be put forward and will be considered together with the sites identified as potentially suitable in the SHLAA for the next stage of the DPD process.

1.68 Comments are best made through the Council’s Consultation Portal (http://consult.huntsdc.gov.uk/portal) although comments can also be made using a form and posting or emailing this to the address provided.

Race Relations and Inclusive Communities

1.69 As legally recognised ethnic groups, Romany Gypsies and Irish Travellers are protected by the Race Relations Act 1976. They are also included in the scope of the Council’s duty to promote race equality and good race relations under the Race Relations (Amendment) Act 2000. This means that it is unlawful for any individual or organisation to treat Gypsies or Irish Travellers less favourably than other groups, or to discriminate against them indirectly.

1.70 The Council will not tolerate any representations, objections or comments that are deemed to be racist. In general terms, a racist representation is one which includes words, phrases or comments which are likely:

To be offensive to a particular racial or ethnic group To be racially abusive, insulting or threatening To apply pressure to discriminate on racial grounds To stir up racial hatred or contempt

Contact Details

1.71 Queries should in the first instance be directed to the Council’s Contact Centre on 01480 388 382 or by email to [email protected]

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

10 Alconbury Parish 2 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

2 Alconbury Parish Ermine Street, Alconbury

(Ref: ALC1)

Site Description

2.1 This site is located adjacent to the junction of the A14, A1, and B1090 and lies opposite Alconbury Airfield. The site lies on a small island surrounded by highways. It is partially bounded by post and rail fencing with hedging and is an unusual configuration with part currently used as a car park separated from the remaining part of the site. A former fast food restaurant, known locally as the 'flying saucer' was previously on part the site.

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(ALC1)

Site Information

Landowner Beam Estates

Agent WillBeCo - The WillBe Company Ltd

Site Size (ha) 0.31ha

Coordinates 519775E 276335N

Developable Area 100%

Anticipated Capacity 6 pitches

Site Characteristics

Current Use(s) Northern part - car park. Southern part - hardstanding of former restaurant building and associated car park, grassed area.

Surrounding Land Use(s) Commercial, Alconbury Airfield, highway network

Character of Surrounding Area The surrounding area is dominated by highway infrastructure and the former air base which is currently used on a temporary basis for storage and distribution.

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Development Progress None to date

Initial Assessment of Development Mix Gypsy and Traveller pitches

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions Central Claylands Landscape Character Area Public Right of Way

Physical Problems or Biodiversity and ecology of the southern grassed part of the site could Limitations be affected Potential contamination from former uses on the site Access is from a road with 60mph limit Adjacent to 'A' road (A1 and A14) Noise / pollution from A1 and A14

Identifying and Managing Biodiversity / ecology survey and report Constraints Land contamination assessment / remediation Transport statement Noise survey

Potential Impacts Impact on biodiversity and ecology Impact on traffic

Environmental Conditions Approximately 1000m to the edge of Alconbury village and approximately 1100m to edge of Little Stukeley Village Alconbury contains a range of local services Approximately 1450m to primary school (Alconbury) The nearest secondary school is at Hinchingbrooke Huntingdon is approximately 4500m away Residents may be affected from noise from the A1 and A14

Suitability

2.2 The site is within walking and cycling distance of Alconbury village school, although access to this facility is on a busy route. The site is located adjacent to a bus stop on the Peterborough - Huntingdon route, facilitating alternative transport modes. There is also a footway opposite to the former airbase.

2.3 The site is adjacent to the A1 and A14 and will be affected by levels of noise that will need to be assessed and potentially mitigated.

2.4 The site surrounds a commercial window and conservatory showroom. Effects on this adjoining use will need to be assessed. Appropriate screening / boundary treatment may mitigate effects. Retention of the existing planting and an additional planted buffer may help to reduce the impacts from the surrounding highway network, both visually and acoustically. Although the site is large enough for 5-6 pitches, consideration will also need to be given to whether a smaller number of pitches would be more suitable.

2.5 For the purposes of this assessment, it is considered that the site could be potentially only suitable for a Gypsy and Traveller transit site, given the close proximity to 'A' roads.

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Availability

2.6 The site is currently vacant. The land was put forward by way of an email in January 2010 and it has been confirmed that the owner wants the land assessed for its suitability. It is therefore considered available for development.

Achievability

2.7 If the owner wishes to see early development this site could be developed within the first five years of the plan period.

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3 Bluntisham Parish Needingworth Road, Bluntisham

(Ref: BLU1)

Site Description

3.1 The site is located to the south west of Bluntisham and is separated from the village by agricultural fields and the A1123. The site is laid to rough grass. The site is partially bounded by hedgerows on the northern, eastern and western boundaries.

15 3 Bluntisham Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

(BLU1)

Site Information

Landowner Mr B Ball

Agent E And P Building Design (FAO Mr S A C Harrison)

Site Size (ha) 1ha

Coordinates 535860E 273282N

Developable Area Approximately 15% having regard to flood risk on site

Anticipated Capacity Not suitable (4 pitches if suitable)

Site Characteristics

Current Use(s) Rough grassland / vacant agricultural land (grade 3)

Surrounding Land Use(s) Agricultural land Former gravel quarries

Character of Surrounding Area The character of the surrounding area is predominantly agricultural with a few sporadic residential dwellings along the A1123. There is a caravan and outbuildings on the adjacent site to the north. The edge of Bluntisham village is approximately 1080m to the north east

16 Bluntisham Parish 3 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Development Progress 0900695FUL - Site for gypsy traveller use and that each of the 11 pitches has hard standings for mobile home, touring caravan and 2 cars, including new access road - permission refused. An appeal hearing has commenced but has been adjourned. On the 23rd March 2009, the District Council was granted an injunction which prevents anyone from occupying the site and using the site for the stationing of mobile homes or another form of development without planning permission. Any breach of the injunction would place the owner in contempt of court.

Initial Assessment of Development Mix Gypsy and Traveller pitches with grazing land

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions The Environment Agency map shows most of the site in Flood Zone 2 with a small element within Flood Zone 3. However the emerging Strategic Flood Risk Assessment 2010 shows the entire site covered by various elements of Flood Zone 2, Flood Zone 3a and Flood Zone 3a with Climate Change allowance. Ouse Valley Landscape Character Area Public Right of Way

Physical Problems or Limitations Flood risk Potential biodiversity and ecology There are some hedges site on the northern, eastern and western boundaries of the site Potential agricultural contamination Access to the site is along an access track via from a road with 60mph limit, with poor visibility at the junction At least 200m from 'A' road (A428 or A1198)

Identifying and Managing Constraints Flood risk assessment Biodiversity / ecology survey and report Land contamination assessment / remediation Transport statement

Potential Impacts Impact on landscape and character of area Impact on biodiversity and ecology Impact on traffic

Environmental Conditions Potential flooding Rural location approximately 1080m from edge of the village Approximately 2400m walking distance along roads to primary school and village shop in Bluntisham. Possible to walk across paths to primary school in Needingworth The nearest secondary school is in St Ives

17 3 Bluntisham Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Suitability

3.2 This site has been refused planning permission for development of Gypsy and Traveller pitches. The Council considers the site unsuitable for the reasons outlined in the refusal. The refusal has been appealed and an appeal hearing commenced but completion of the hearing has been adjourned until a later date.

3.3 The first reason for refusal related to the location of the site which is considered to be not sufficiently accessible to services and facilities by means of travel other than private motor vehicles. The appeal site is in open countryside with a distance as the 'crow flies' of approximately 1.5km (0.9miles) to the centre of Bluntisham, and approximately 1.9km (1.18miles) to the centre of Needingworth. The majority of the route is along a busy stretch of an A class road with no footway or lighting. On this section traffic travels at or around the speed limit of 60mph.

3.4 Other reasons for refusal referred to the impact on the character of the countryside. This may be mitigated to some extent by substantial planting along the boundaries of the site. The visibility of the junction of the access road and the A1123 was also a reason for refusal, in that visibility is below the required standard and the increase in the use of this junction by vehicular traffic resulting from the proposed development would have an adverse impact on the safety and free flow of traffic using the A1123.

3.5 The final reason for refusal related to the site being liable to flood. Development of Gypsy and Traveller sites is classified as being “highly vulnerable” to flooding in annex D of Planning Policy Statement 25 (Development and Flood Risk) and is not permitted in Flood Zone 3. The applicant provided a Flood Risk Assessment for the application but advice from the Environment Agency is that this site is not appropriate.

3.6 In accordance with the reasons for refusal, the site is considered to be unsuitable.

Availability

3.7 The landowner asked for the land to be assessed in November 2009 following the Council refusal of consent.

Achievability

3.8 As the site is not considered suitable for Gypsy and Traveller development it is not achievable at this stage.

18 Earith Parish 4 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

4 Earith Parish Colne Road, Earith

(Ref: EAR1)

Site Description

4.1 This site is located to the north west of Earith, along the B1050 between Earith and Colne. The site forms the north western corner of an agricultural field. The site is bounded by some hedging.

19 4 Earith Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

(EAR1)

Site Information

Landowner Cambridgeshire County Council

Agent

Site Size (ha) 0.4ha

Coordinates 538025E 275718N

Developable Area 100% (although a significant proportion may be required for landscaping)

Anticipated Capacity Up to 10 pitches (subject to landscaping requirements)

Site Characteristics

Current Use(s) Agricultural land

Surrounding Land Use(s) Agricultural land Sporadic residential development along Colne Road

20 Earith Parish 4 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Character of Surrounding Area The character of the surrounding area is predominantly agricultural The edge of Earith village is approximately 660m to the south east, and the edge of Colne village is approximately 120m to the north west

Development Progress None

Initial Assessment of Development Mix Gypsy and Traveller pitches with landscaping

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions The Fen Margin Landscape Character Area Grade 2 agricultural land

Physical Problems or Limitations Potential agricultural contamination Access is from a road with 40mph limit with good visibility At least 1100m from 'A' road (A1123)

Identifying and Managing Constraints Land contamination assessment / remediation Transport statement

Potential Impacts Impact on landscape and character of area Impact on traffic

Environmental Conditions Rural location approximately 660m edge of village Approximately 1270m walking distance along roads to primary school and village shop The nearest secondary school is in St Ives

Suitability

4.2 This site is part of a large County owned field close to the villages of both Earith and Colne. There is potential for a corner of the field to be used for this purpose while the remainder of the field continues. Earith has a good range of facilities including a shop and primary school.

4.3 It is anticipated that a new access would be created to serve the site, and the existing access from the B1050 would remain available for the remainder of the field. A transport statement will be required to ensure that access is safe.

4.4 The roadside hedging should not be removed as it provides valuable screening. Additional planting would help to mitigate visual effects in this rural location between settlements. The number of pitches may need to be limited to no more than 4 to fit into the character of the landscape.

4.5 Given the distance from 'A' roads it is not suitable as a transit site, but is potentially suitable for the development of a permanent residential Gypsy and Traveller site.

Availability

4.6 This County Farms land is tenanted. The land is shown on the Council's Farm Management Plan as 'retention pending long term sale'. The County Council have not endorsed the site being considered for Gypsy and Traveller use at this stage.

21 4 Earith Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Achievability

4.7 Given that no decision has been made regarding sale of the land it is considered that the site is likely to be achievable only in the latter part of the plan period.

22 Farcet Parish 5 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

5 Farcet Parish Corner of Straight Drove and Kings Delph Drove, Farcet

(Ref: FAR1)

Site Description

5.1 This site is located to the south east of Farcet. The site forms part of the southern corner of an agricultural field. The site is bounded to the south west by a copse along Straight Drove and to the south east by a large drain alongside King's Delph Drove.

23 5 Farcet Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

(FAR1)

Site Information

Landowner Cambridgeshire County Council

Agent

Site Size (ha) 0.4ha

Coordinates 520940E 294403E

Developable Area 80% (although a significant proportion may be required for landscaping)

Anticipated Capacity Up to 10 pitches (subject to landscaping requirements)

Site Characteristics

Current Use(s) Agricultural land

Surrounding Land Use(s) Agricultural land Copse

Character of Surrounding Area The character of the surrounding area is predominantly agricultural The edge of Farcet village is approximately 170m to the north west

Development Progress None to date

Initial Assessment of Development Mix Gypsy and Traveller pitches with landscaping

24 Farcet Parish 5 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions The current Environment Agency maps classify the site as Flood Zone 3 which is high risk, however the emerging Strategic Flood Risk Assessment 2010 states that the site is outside the high flood risk area. This is accepted by the Environment Agency The Fens Landscape Character Area Grade 2 agricultural land

Physical Problems or Limitations Flood risk Potential biodiversity and ecology There are trees on the south western boundary of the site which help screen the site Potential agricultural contamination Access is from a road with 60mph limit with good visibility At least 2500m from 'A' road (A605 or A1139)

Identifying and Managing Constraints Flood risk assessment Biodiversity / ecology survey and report Tree survey / arboricultural implications Land contamination assessment / remediation Transport statement

Potential Impacts Impact on landscape and character of area Impact on biodiversity and ecology Impact on traffic

Environmental Conditions Potential flooding Rural location approximately 170m from edge of the village Approximately 580m walking distance along roads to primary school and village shop The nearest secondary school is at Stanground (Peterborough)

Suitability

5.2 This site was chosen from a number of County fields in close vicinity to Farcet. Farcet has a good range of facilities including a shop and primary school and is also close to Peterborough.

5.3 Other County owned fields in the vicinity are not in Flood Zone 3 but are more distant from the village. The emerging Strategic Flood Risk Assessment indicates that this is not a high risk flood area due to defences and drainage and this assessment is accepted by the Environment Agency.

5.4 There is an existing access into the site from Straight Drove through a break in the trees. It is anticipated that this existing access could be used. The existing access should also remain available for the remainder of the field. A transport statement will be required to ensure that access is safe.

25 5 Farcet Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

5.5 Trees should not be removed as they provide valuable screening from the west. Additional planting around the periphery of the site would help to mitigate visual effects. The number of pitches may need to be limited to no more than 4 to fit into the character of the landscape.

5.6 Given the distance from 'A' roads it is not suitable as a transit site, but could be potentially suitable for the development of a permanent residential Gypsy and Traveller site.

Availability

5.7 This County Farms land is tenanted. The land is shown on the Council's Farm Management Plan as 'retention pending long term sale'. The County Council have not endorsed the site being considered for Gypsy and Traveller use at this stage.

Achievability

5.8 Given that no decision has been made regarding sale of the land it is considered that the site is likely to be achievable only in the latter part of the plan period.

26 Farcet Parish 5 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Straight Drove, Farcet

(Ref: FAR2)

Site Description

5.9 The site is located to the south east of Farcet and is separated from the village by agricultural fields and a nursery. The site consists of two corners from two adjacent fields adjacent to Conquest House. The site is set back from Straight Drove.

27 5 Farcet Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

(FAR2)

Site Information

Landowner E Head/ L Jenkins/ A Bird

Agent ELP Estates Land & Property Ltd.

Site Size (ha) 0.1ha

Coordinates 521341E 294007N

Developable Area 100% (although a significant proportion may be required for landscaping)

Anticipated Capacity 2 (subject to landscaping requirements)

Site Characteristics

Current Use(s) Paddock

Surrounding Land Use(s) Agricultural with agricultural and former agricultural dwellings Nursery

Character of Surrounding Area Residential care home to the south Nursery to the north west Agricultural land surrounding other land uses

Development Progress None to date

Initial Assessment of Development Mix Gypsy and Traveller pitches

28 Farcet Parish 5 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions Fen Margin Landscape Character Area

Physical Problems or Access is from an existing shared access road which also currently Limitations serves the remaining parts of the larger blocks Access is from a road with 60mph limit Potential biodiversity and ecology Potential agricultural contamination The part of the site has no vegetation to aid screening At least 3000m to 'A' road (A605 or A1139)

Identifying and Managing Biodiversity / ecology survey and report Constraints Land contamination assessment / remediation Transport statement

Potential Impacts Development will need to be sensitive to the landscape character

Environmental Conditions Rural location approximately 800m from edge of the village Approximately 1100m walking distance along roads to primary school The nearest secondary school is at Stanground in Peterborough

Suitability

5.10 Although the site is detached from the village, it is within walking and cycling distance of village facilities. Farcet has a good range of facilities including shop and primary school and is also close to Peterborough. The site is too small, and too remote from main roads to be considered as a transit site. For the purposes of this assessment, it is considered that the site could be potentially suitable for development as a permanent residential Gypsy and Traveller site.

5.11 The proposed access is via a shared access road at the eastern edge of the sites. This access serves other parts of the sites which are in the same ownership. It is anticipated that the adjoining parts would remain in agricultural use but that additional access may be required. The site would be accessed from a road with a 60mph speed limit without footpaths all the way into the village. A transport statement will be required to ensure that access is safe.

5.12 The activity could impact on neighbouring land uses which include residences. Additional planting may assist in mitigating the impacts.

Availability

5.13 This site was put forward by the landowners in response to the call for SHLAA sites in June 2009. The landowners have indicated that the land can be made available for a permanent residential Gypsy and Traveller site containing 2 pitches. The landowners requested that the remainder of the land be considered for market housing. The remainder of the land has been discounted from the SHLAA for market housing on the basis that it is not within or adjacent to a town or key service centre.

Achievability

5.14 The site could be achievable within the first 5 years.

29 6 Fenstanton Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

6 Fenstanton Parish London Road, Fenstanton

(Ref: FEN1)

Site Description

6.1 This site is located immediately to the north of junction 26, on the eastern side of the A1096. The site is laid to grass and is bounded by woodland on neighbouring property.

30 Fenstanton Parish 6 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

FEN1

Site Information

Landowner Huntingdonshire District Council

Agent

Site Size (ha) 0.7Ha

Coordinates 530320E 269097N

Developable Area 100%

Anticipated Capacity Unsuitable (10 pitches if suitable)

Site Characteristics

Current Use(s) Vacant grass land

Surrounding Land Use(s) Poultry farm to west - currently vacant but planning permission has been applied for to re-establish it, currently pending a decision A14 and Junction 26 to the south Agricultural land around Lay-by off the A1096 to the north west

31 6 Fenstanton Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Character of Surrounding Area The character of the surrounding area is predominantly agricultural The edge of Fenstanton village is approximately 1450m to the south east and the edge of Hemingford Grey village is approximately 1350m to the north west.

Development Progress None to date

Initial Assessment of Development Gypsy and Traveller pitches Mix

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions Both the Environment Agency maps and the emerging Strategic Flood Risk Assessment 2010 identify Flood Zone 2 over most or all of the site Ouse Valley Landscape Character Area

Physical Problems or Flood risk Limitations Access is from a busy road with 60mph limit close to the A14 Junction 26, visibility is extremely poor Noise from the road Potential biodiversity and ecology Potential agricultural contamination

Identifying and Flood Risk Assessment Managing Constraints Transport assessment Noise assessment Biodiversity / ecology survey and report Land contamination assessment / remediation

Potential Impacts Impact on landscape and character of area Impact on biodiversity and ecology Impact on traffic

Environmental The site could potentially be affected by flooding Conditions This is a rural location approximately 1450m from the edge of Fenstanton and 1350m from the edge of Hemingford Grey The distance to the primary school in Fenstanton is approximately 2100m along roads and 2200m along roads to the primary school in Hemingford Grey. The nearest secondary school is in St Ives. There is a doctor's surgery in Fenstanton, and several in St Ives. Noise from the A14 may affect occupants If the poultry farm is re-established this will be in close proximity (pending decision) The site is along a bus route from Huntingdon-St Ives-Cambridge, St Ives-Swavesey-Over, St Ives-Conington-Elsworth, and St Ives-Papworth Everard, however the nearest existing bus stops are not close to the site

32 Fenstanton Parish 6 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Suitability

6.2 Development would be within Flood Zone 2 and while caravans can possibly locate in this flood zone, assessment (referred to as an exception test) is required of the particular conditions on the site. The Environment Agency would need to be contacted to consider whether development can occur with appropriate floor level conditions.

6.3 The site is generally well screened with leylandii and other trees on neighbouring land.

6.4 Noise from the A1096 and the A14 are likely to affect the site. A noise assessment and potential acoustic mitigation would be required. Given the proximity to 'A' roads, a transit site would be preferred to a permanent residential site.

6.5 The site is within walking and cycling distance of village facilities, however the site is along a road with a 60mph speed limit without footpaths. Safe vehicle access into the site given the proximity to Junction 26 is likely to be difficult to achieve. The potential for alternative access through neighbouring land should be investigated, but in the absence of any agreement regarding access the site is considered unsuitable.

Availability

6.6 This site is owned by the District Council. No decision has been made on whether this land could be made available for development as a Gypsy and Traveller site.

Achievability

6.7 As the site is not considered suitable, it is not achievable.

33 7 Godmanchester Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

7 Godmanchester Parish Bearscroft Farm, Godmanchester

(Ref: GMC1)

Site Description

7.1 This Growth Area is located east of Godmanchester and south of the Cardinal Park Distribution depot.

34 Godmanchester Parish 7 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

(GMC1)

Site Information

Landowner Dr C Looker and others

Agent Januarys

Site Size (ha) 41.8ha

Coordinates 525533E 269869N

Developable Area An area to accommodate 7 pitches. On the basis of an average of 400m2 per pitch this is approximately 0.3ha. This is less than 1% of the land area.

Anticipated Capacity 7 pitches calculated as 1 pitch for every 100 additional dwellings anticipated in the area. The anticipated capacity of this development for market housing is between 700 and 800 dwellings.

Site Characteristics

Current Use(s) Agriculture Grazing Recreation ground

Surrounding Land Use(s) Residential to the west including some recent housing development Distribution park and A14 to the north Agricultural to the south and east

35 7 Godmanchester Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Character of Surrounding Area The area is perceived as agricultural because residential development in Godmanchester is separated by the A1198 and the distribution park is fenced and accessed from a point close to the A14.

Development Progress The developers have completed an Environmental Impact Assessment (EIA) relating to development of the site and are progressing with preparing a masterplan

Initial Assessment of Development Mix Mixed use incorporating Gypsy and Traveller pitches

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions Although outside of the built-up area it is within a Direction of Growth identified in the Core Strategy South East Claylands Landscape Character Area

Physical Problems or Limitations Barrier of A1198 Noise from adjacent uses Air pollution Contamination Archaeology Tree belts on boundaries of site Biodiversity and ecology Potential impact on A14

Identifying and Managing Constraints Transport assessment (to demonstrate nil detriment on traffic flows to the A14 ahead of the A14 improvements being in place) Travel plan Land contamination assessment / remediation Air quality assessment Noise assessment / acoustic treatment Archaeology assessment Biodiversity / ecology survey and report Tree survey / arboricultural implications Masterplanning and landscape enhancement to mitigate effects on landscape character

Potential Impacts Impact on landscape and character of area Impact on biodiversity and ecology Impact on traffic Gypsy and Traveller pitches will require careful integration into any development on the site through masterplanning

Environmental Conditions Masterplanning should address the location of pitches in relation to facilities Residents could be affected by noise and air pollution from adjacent uses

36 Godmanchester Parish 7 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Suitability

7.2 This site is outside of the built-up to the south and east of Godmanchester within a Direction of Growth in the Core Strategy. It is considered potentially suitable for a mixed use development including a primary school in the market housing part of the SHLAA.

7.3 For the development as a whole it is necessary to demonstrate nil detriment to the traffic flows on the A14 ahead of the improvements to the A14 being in place and integrate development with the rest of Godmanchester.

7.4 A permanent residential site is considered to be potentially suitable subject to masterplanning. A particular issue will be whether Gypsy and Traveller pitches can be successfully incorporated into the development given that the site is visually sensitive.

Availability

7.5 Following the 'Call for Sites' (June 2009) the agent indicated that the site could be available by the end of March 2014 with completion of development taking approximately 6 years. January's on behalf of the owners have indicated that they do not believe that the detailed criteria for Gypsy and Traveller sites will be able to be met on the site and have not to date made any provision for Gypsy and Travellers within their emerging masterplan. Ongoing discussions are expected about whether land can be made available for Gypsy and Travellers.

Achievability

7.6 On the information available the Council considers that the site could be achieved in years 6-10 / 11-16 of the plan period.

37 8 Ramsey Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

8 Ramsey Parish Herne Road, Ramsey St Mary's

(Ref: RAM1)

Site Description

8.1 This site is located to the north of Ramsey St Mary's, along Herne Rd north of Daintree Rd. The site is the south eastern corner of an agricultural field. The site is bounded to the south and east by a large drain. The ground level of the site is below the road level of Herne Road.

38 Ramsey Parish 8 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

(RAM1)

Site Information

Landowner Cambridgeshire County Council

Agent

Site Size (ha) 0.4ha

Coordinates 525794E 289934N

Developable Area 100% (although a significant proportion may be required for landscaping)

Anticipated Capacity Up to 10 pitches (subject to landscaping requirements)

Site Characteristics

Current Use(s) Agricultural land

Surrounding Land Use(s) Agricultural land Sporadic residential development along Herne Road

Character of Surrounding Area The character of the surrounding area is predominantly flat open agricultural land with uninterrupted long distance views The edge of Ramsey St Marys village is approximately 1450m to the south

Development Progress None

39 8 Ramsey Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Initial Assessment of Development Mix Gypsy and Traveller pitches with landscaping

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions Flood Zone 3 The Fens Landscape Character Area Grade 2 agricultural land

Physical Problems or Limitations Flood risk (the Environment Agency has classified the site as Flood Zone 3 which is high risk, although the emerging Strategic Flood Risk Assessment 2010 states that the site is outside the high flood risk area) There are electricity lines running across the site Potential agricultural contamination Access is from a road with 60mph limit At least 7400m from 'A' road (A605)

Identifying and Managing Constraints Flood risk assessment Land contamination assessment / remediation Transport statement

Potential Impacts Impact on landscape and character of area Impact on traffic

Environmental Conditions Potential flooding Rural location approximately 1450m from edge of the village Approximately 1800m walking distance along roads to primary school and village shop The nearest secondary school is in Ramsey

Suitability

8.2 This site was chosen from a number of County owned fields in the vicinity as it is along Herne Road rather than being accessed from a green drove and could potentially easily be separated from the remainder of the farm.

8.3 All County owned fields near Ramsey St Mary's are in Flood Zone 3. While the Environment Agency's advice will need to be sought on this site, the emerging Strategic Flood Risk Assessment indicates that this is not a high risk flood area due to defences and drainage.

8.4 The site is affected by electricity lines running across the land. There is no identified way of mitigating this limitation.

8.5 The site is also separated from Herne Road by a large drain. It would be very difficult and expensive to create a safe access into the site.

8.6 Ramsey St Mary's does not have many facilities, although it does have both a shop and primary school. Pedestrian access to these facilities would be possible, but not ideal given the nature of the road, speed of traffic and lack of footpaths.

40 Ramsey Parish 8 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

8.7 The site is very exposed and open to the landscape with long distance views across the flat open Fens. The fragile nature of the landscape makes it very sensitive to development. Whilst landscaping could help to screen the site, landscaping itself may be intrusive and visually detrimental to the character of the open landscape.

8.8 Overall given these constraints, the site is considered unsuitable.

Availability

8.9 This County Farms land is tenanted. The land is shown on the Council's Farm Management Plan as 'retention pending long term sale'. The County Council has not endorsed the site being considered for Gypsy and Traveller use at this stage.

Achievability

8.10 As the site is not considered suitable, it is not achievable.

41 9 St Neots Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

9 St Neots Parish Loves Farm East, St Neots

(Ref: SNE1)

Site Description

9.1 This site lies to the east of St Neots, on the northern side of Cambridge Road and adjacent to Loves Farm. This site would extend Loves Farm further eastwards.

42 St Neots Parish 9 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

(SNE1)

Site Information

Landowner Peter Rowley

Agent Gallagher Estates

Site Size (ha) 62.4ha

Coordinates 520780E 260697N

Developable Area An area to accommodate 9 pitches. On the basis of an average of approximately 400m2 per pitch 0.4ha would be required. This is less than 1% of the land area.

Anticipated Capacity 9 pitches calculated as 1 pitch for every 100 additional dwellings anticipated in the area. The anticipated capacity of this development for market housing is 900 dwellings.

Site Characteristics

Current Use(s) Arable agricultural land

Surrounding Land Use(s) Agricultural New residential development of Loves Farm to the west

Character of Surrounding Area Although this and most of the surrounding land is agricultural, the character of the area is influenced by the new development of Loves Farm.

43 9 St Neots Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Development Progress No development to date

Initial Assessment of Development Mix Mixed use incorporating Gypsy and Traveller pitches

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions Both the Environment Agency maps and the emerging Srategic Flood Risk Assessment 2010 identifies a small part of land (approx 1.56ha) as Flood Zone 3 with an adjoining slither as Flood Zone 2. Grade 2 agricultural land class South East Claylands Landscape Character Area

Physical Problems or Limitations Flood risk Potential agricultural contamination Biodiversity and ecology Access

Identifying and Managing Constraints Flood risk assessment Land contamination assessment / remediation works Biodiversity / ecology survey and report Access will need to be identified within the masterplan for the area

Potential Impacts Impact on landscape and character of area Impact on biodiversity and ecology Impact on traffic Gypsy and Traveller pitches will require careful integration into any development on the site through master planning New development must be considered and integrated in association with the development at Loves Farm to the west

Environmental Conditions Master planning should address the location of pitches in relation to facilities

Suitability

9.2 This site is outside of the built-up area of St Neots within a Direction of Growth shown in the Core Strategy. It is considered potentially suitable for mixed use development in the market housing part of the SHLAA.

9.3 It is considered that Gypsy and Traveller pitches could be potentially suitable subject to masterplanning. The site would need to incorporate a large area of strategic landscaping and the site as a whole would need to be considered as an extension to the adjacent development of Loves Farm to the west and designed accordingly.

Availability

9.4 The site was submitted as part of the 'call for sites' in June 2009 and is therefore available. Ongoing discussions are expected about whether land will be made available for Gypsy and Travellers.

44 St Neots Parish 9 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Achievability

9.5 On the information available the Council estimates that the site could be be achieved in years 1-5 / 6-10 / 11-16 of the plan period.

45 9 St Neots Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

South of Cambridge Road, St Neots

(Ref: SNE2)

Site Description

9.6 This large site is located to the east of St Neots beyond the East Coast main line. It is bounded to the east by the A428 and to the north by the B1428 Cambridge Road. The site comprises large fields with an absence of vegetation with the exception of linear belts along Hen Brook and another watercourse which crosses the area. It is known as the Wintringham Park and Potton Rd areas.

46 St Neots Parish 9 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

(STNE2)

Site Information

Landowner Nuffield Trust and Diocese of Ely; Banks' Trustees

Agent Bidwells; John Martin

Site Size (ha) 167ha (18ha is anticipated to be required for employment)

Coordinates 519774E 259396N

Developable Area An area to accommodate 10 pitches. On the basis of an average of approximately 400m2 per pitch 0.4ha would be required.

Anticipated Capacity 9 pitches within the plan period to 2021, with a total of some 33 pitches beyond the plan period on the basis that this is approximately 1 pitch for every 100 additional dwellings the growth area could accommodate. The estimated dwellings contained in the SHLAA Part A (market housing) for Wintringham Park is 3240 of which 1470 is expected prior to 2026 and 1770 beyond that plan period. From this it has been estimated that approximately 900 dwellings may be expected by 2021. For Potton Road the SHLAA Part A anticipates 90 dwellings beyond 2026.

Site Characteristics

Current Use(s) Arable agricultural land

47 9 St Neots Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Surrounding Land Use(s) New residential (Loves Farm) to the north Agricultural to the south and east Bypass (A428) to the east Industrial to the west Existing 20 pitch Gypsy site to the west Railway line to the west beyond which is residential

Character of Surrounding Area The character of the area is agricultural but it is influenced by the new residential development to the north. The A428, the railway line and the B1428 form major boundaries to the site. The triangular site at the southern edge is separated by the B1046.

Development Progress There has been no development on the site to date

Initial Assessment of Development Mix Mixed use incorporating Gypsy and Traveller pitches

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions The site is within a direction of growth in the Core Strategy Flood zone 2 Grade 2 agricultural land South East Claylands Landscape Character Area

Physical Problems or Limitations Flood risk (approx 10.5ha lies within Flood Zone 2) Noise and air pollution (from proximity of railway and A428) Capacity of road network Potential contamination (agricultural and linked to railway) Archaeology Biodiversity and ecology

Identifying and Managing Constraints Flood risk assessment Noise assessment / acoustics treatment Air quality assessment Access will need to be identified within the masterplan for the area Land contamination assessment / remediation Archaeological assessment Biodiversity / ecology survey and report

Potential Impacts Impact on landscape and character of area Impact on biodiversity and ecology Impact on traffic Gypsy and Traveller pitches will require careful integration into any development on the site through master planning New development must be considered and integrated in association with the development at Loves Farm to the north

Environmental Conditions Master planning should address the location of pitches in relation to facilities

48 St Neots Parish 9 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

The relationship with the existing Gypsy site adjoining the development site should also be addressed Residents could be affected by noise from the railway and/or flood risk depending on the location

Suitability

9.7 This site is outside of the built-up area of St Neots within a direction of growth shown in the Core Strategy. It is considered potentially suitable for development incorporating residential, employment and community uses in the market housing part of the SHLAA. It offers the opportunity to create a new sustainable urban quarter for the town. The size of potential development will facilitate the provision of many community benefits associated with development. It is considered that the provision for Gypsy and Traveller pitches could be potentially suitable subject to masterplanning.

Availability

9.8 The site is being promoted for development by the owners. Bidwells on behalf of the owners of the majority of the land have indicated that they consider it more appropriate to locate Gypsy and Traveller pitches in places other than this side of St Neots given that there are already 20 pitches in this locality. Ongoing discussions are expected about whether land should be made available for Gypsy and Travellers.

Achievability

9.9 On the information available the Council considers that the site could be achieved in years 4-10, 11-16 of the plan period subject to overcoming the applicable capacity constraints and satisfactory masterplanning. It is estimated that a sufficient part of the site will be developed prior to 2021 to provide 9 Gypsy and Traveller pitches.

49 10 Somersham Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

10 Somersham Parish Parkhall Road, Somersham

(Ref: SOM1)

Site Description

10.1 This site is located to the north of Somersham between residential development and the former railway line. The site is used as part of an agricultural field. The site is bounded by residential to the south, trees to the north and is open to the east and west.

50 Somersham Parish 10 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

(SOM1)

Site Information

Landowner Cambridgeshire County Council

Agent

Site Size (ha) 0.4ha

Coordinates 536049E 278670N

Developable Area 100% (although a significant proportion may be needed for landscaping)

Anticipated Capacity Up to 10 pitches (subject to landscaping requirements)

Site Characteristics

Current Use(s) Agricultural land

Surrounding Land Use(s) Agricultural land A residential estate adjacent to Parkhall Road lies to the south east of the site The former railway line runs along the northern edge of the field

51 10 Somersham Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Character of Surrounding Area The character of the surrounding area is predominantly flat agricultural land The site is adjacent to the edge of Somersham

Development Progress None

Initial Assessment of Development Mix Gypsy and Traveller pitches with landscaping

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions The Fen Margin Landscape Character Area Grade 2 agricultural land

Physical Problems or Limitations Potential agricultural contamination Access is from a road with 60mph limit, however traffic speeds are likely to be significantly lower due to the close proximity of a settlement with a speed limit of 30mph and the former railway bridge At least 5000m from 'A' road (A1123) and approximately 7000m from A141

Identifying and Managing Constraints Land contamination assessment / remediation Transport statement

Potential Impacts Impact on landscape and character of area Impact on adjoining residences Impact on traffic

Environmental Conditions Adjacent to the edge of the village Approximately 290m walking distance along roads to primary school and 675m to village shop The nearest secondary school is in St Ives

Suitability

10.2 This site is within the only County owned field in the Somersham area which passed the initial filters. Somersham has a good range of facilities including a shop and primary school and will also have buses timetabled to tie in with services along the Guided Busway.

10.3 There is an existing field access into the site from Parkhall Road. The site has been configured to utilise this existing access although it would need to be significantly upgraded at what would be considerable cost. The access would also need to be available for use for the remainder of the farm and there could be management issues associated with this. The access is also particularly close to the back gardens of houses. Given the proximity to the bridge over the disused railway initial assessment indicates that this access may not be suitable due to poor visibility.

10.4 There are some trees which provide valuable screening, although views of the site could adversely impact on the landscape character.

10.5 Overall, given these constraints, the site is considered unsuitable.

52 Somersham Parish 10 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Availability

10.6 This County field is tenanted. No decision has yet been made by the County Council on whether this land can be made available, although officers have indicated that they wish to retain this land on the basis that they consider that it is potentially suitable for other forms of development and likely to rise in value in future.

Achievability

10.7 As the site is not considered suitable, it is not achievable. It is also unlikely that the County Council will make it available.

53 10 Somersham Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Mushroom Farm, St Ives Road

(Ref: SOM2)

Site Description

10.8 This site is located on the B1086 approximately halfway between Somersham and St Ives. The site is currently a mushroom farm.

54 Somersham Parish 10 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

(SOM2)

Site Information

Landowner G Gooding

Agent

Site Size (ha) 4ha

Coordinates 533793E 275747N

Developable Area Assessed as 10% on the basis that 4000m is sufficient for up to 10 pitches. Remaining land could be used for other uses.

Anticipated Capacity 10 pitches plus ancillary uses and grazing area

Site Characteristics

Current Use(s) Mushroom Farm

Surrounding Land Use(s) Agricultural land Agricultural industry (composting plant to the south) Gypsy site (temporary consent for 4 pitches to the north) Bird sanctuary (Raptor Foundation to the west)

Character of Surrounding Area The character of the area is predominantly agricultural. There is an agglomeration of buildings in the vicinity of this site.

55 10 Somersham Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Development Progress 0800601FUL - packing house and growing units for mushroom farm - permission granted Land to the north, 0700959FUL - Change of use of land to residential caravan site for four Gypsy families with eight caravans, hardstanding and landscaping - temporary permission granted until May 2010

Initial Assessment of Development Gypsy and Traveller pitches with grazing land Mix

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions Central Claylands Landscape Character Area Loss of existing employment land

Physical Problems or Limitations Potential contamination Access is from a road with a 60mph speed limit with the existing access constructed to take HGVs Approximately 4000m from 'A' road (A1123) Existing buildings on site would need to be removed There is no boundary landscaping in place

Identifying and Managing Constraints Biodiversity / ecology survey and report Land contamination assessment / remediation Justification for loss of employment use

Potential Impacts Impact on landscape and character of area Impact on biodiversity and ecology Impact on traffic Impact on existing Gypsy site to north and Raptor Foundation to west

Environmental Conditions Rural location approximately 3000m from edge of Somersham and 3000m from edge of St Ives Approximately 4000m walking distance along roads to primary school in Somersham, the nearest secondary school is in St Ives

Suitability

10.9 The site is in a rural location some 3000m from both Somersham and St Ives. Both Somersham and St Ives have a variety of services. This distance is considered to be beyond a reasonable walking distance although there is the possibility of cycling this distance. The site is along a bus route and in particular buses serving Somersham from the Guided Busway will pass the site although there is no bus stop planned in the vicinity.

10.10 The only nearby residents are the those on the Gypsy and Traveller site immediately to the north. The Raptor Foundation is immediately across the road. Development would need to be designed to ensure no significant adverse effects on these neighbours.

10.11 There is likely to be contamination on site from current and past activities. Such contamination will need to be tested and remediation put in place in order to make the site safe for occupation.

56 Somersham Parish 10 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

10.12 The existing development on whatever part of the site is proposed for this use would need to be removed and appropriate landscaping put in place to ensure no adverse impact on the landscape. The perceived effect on the landscape is likely to be limited given that the site would be previously developed land. However, it is the Council's policy to retain and protect existing employment sites

10.13 The use of the remainder of the site is relevant, as this should be an appropriate neighbour for the proposed Gypsy and Traveller use.

10.14 The existing access is of a high standard and safe to use. However the road is a busy one and any access should be shared with other uses on the site to minimise the number of access points.

10.15 Although the site is currently used for employment, the Council could consider that an alternative use, such as a Gypsy and Traveller site may be appropriate as it would deliver a required use and have wider benefits. It is therefore considered potentially suitable.

Availability

10.16 The site was put forward by the landowner in response to the SHLAA call for sites in June 2009. The landowner indicated that they would be prepared to consider redevelopment of the site for market housing and rural exceptions housing as well as Gypsy and Traveller development.

Achievability

10.17 The site could be achieved within the first five years.

57 10 Somersham Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Chatteris Rd, Somersham

(Ref: SOM3)

Site Description

10.18 This site is located to the north east of Somersham on Chatteris Road.

58 Somersham Parish 10 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

(SOM3)

Site Information

Landowner F Adams

Agent Green Planning Solutions

Site Size (ha) 1.6ha

Coordinates 533979E 276288N

Developable Area The site is in Flood Zone 2. There has been no objection from the Environment Agency to development of the site subject to conditions

Anticipated Capacity 8 pitches have been proposed by the owner

Site Characteristics

Current Use(s) Vacant agricultural land (grade 2)

Surrounding Land Use(s) Agricultural Equine centre Nursery garden Residential

Character of Surrounding Area Arable fields to the south and east Equine centre to the north and west Nursery garden to the north Individual dwellings to the north, south and west

59 10 Somersham Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Development Progress 0900550FUL - Permanent change of use of land from agriculture to caravan/mobile home Travellers site (6 pitches) including vehicular access, roadway and hardstanding. Refused and appealed. An appeal hearing has commenced but is adjourned pending completion. 0803523FUL - Permanent change of use of agricultural land to a Travellers site for 2 pitches including new vehicular access, associated roadway and hardstanding. Refused and appealed. An appeal hearing has commenced but is adjourned pending completion. Other previous applications were refused.

Initial Assessment of Development Mix Gypsy and Traveller residential pitches

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions Fen Margin Landscape Character Area The Environment Agency maps show this site is wholly within Flood Zone 2 and the majority being within Flood Zone 3. However the emerging Strategic Flood Risk Assessment 2010 shows the site outside of any flood zone.

Physical Problems or Limitations Flood risk Potential biodiversity and ecology Significant trees on the south eastern boundary Potential agricultural contamination

Identifying and Managing Constraints Flood risk assessment Biodiversity / ecology survey and report Tree survey / arboricultural implications There has been significant boundary planting recently Land contamination assessment / remediation work

Potential Impacts Impact on landscape and character of area Impact on biodiversity and ecology Impact on neighbouring residences Impact on the adjoining Dressage Centre

Environmental Conditions Potential flooding Rural location approximately 2000m from edge of Somersham Approximately 3000m walking distance to primary school in Somersham, the nearest secondary school is in St Ives

60 Somersham Parish 10 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Suitability

10.19 This site has been refused planning permission for development of Gypsy and Traveller pitches. The Council considers the site unsuitable for the reasons outlined in the refusals of the two separate applications (one for 6 pitches and the other for 2 pitches on adjoining parcels). The refusals have been appealed to The Secretary of State.

10.20 The first reason for refusal related to the location of the site which is considered to be not sufficiently accessible to services and facilities by means of travel other than private motor vehicles to justify granting permanent planning permission in advance of the consideration of alternative sites as part of the preparation of the Council’s Gypsy and Traveller Sites DPD. This SHLAA provides the first chance to consider this site in the context of other sites. The appeal sites are in open countryside 2.9km (1.8 miles) from the centre of Somersham village. For the first 1.6km (1 mile) the route is along a busy stretch of B class road with no footway or lighting. On this section traffic travels at or around the speed limit of 60 mph. There is also a quarry access on this section of the route.

10.21 The second reason for refusal similarly stated that the impact on views and the character of the countryside is such that the site does not perform well enough to justify granting permanent planning permission in advance of the detailed consideration of a range of sites that will take place in the DPD. Built development in the vicinity of the sites is scattered, and is confined to a number of isolated buildings standing in open land. Development on both appeal sites will be exposed to views from nearby roads.

10.22 The third reason for refusal was that 8 pitches would be detrimental to the amenities of nearby residential properties because it would not respect the scale of, and would dominate the nearest settled community. The main concern is for the impact on the loose group of three dwellings closest to the sites.

10.23 The fourth reason for refusal was that by reason of the noise and disturbance likely to be generated by the proposed use, there would be a significant adverse effect on the operations of the adjoining dressage centre.

10.24 Since the refusal, there has been substantial planting along the boundaries of the site which may serve to mitigate against some of the reasons for refusal. However, for the reasons outlined in the refusals, the site is considered unsuitable.

Availability

10.25 The owner put forward this site for assessment in response to the Issues Consultation in February 2009. It is considered to be available.

Achievability

10.26 As the site is not considered suitable for Gypsy and Traveller development it is not achievable at this stage.

61 11 Upwood & The Raveleys Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

11 Upwood & The Raveleys Parish Storage Depot, Upwood

(Ref: UPW1)

Site Description

11.1 This site is located to the north of Upwood and is separated from the village by an agricultural field. The site forms part of a former Highway Depot. The site is bounded to the north and west by a tall chain link fence. The site contains large areas of hardstanding.

62 Upwood & The Raveleys Parish 11 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

(UPW1)

Site Information

Landowner Cambridgeshire County Council

Agent

Site Size (ha) 0.4ha

Coordinates 526176E 283246N

Developable Area 100% (although a significant proportion may be required for landscaping)

Anticipated Capacity Up to 10 pitches (subject to landscaping requirements)

Site Characteristics

Current Use(s) Former Highway Depot used for storage by tenants

Surrounding Land Use(s) Agricultural land Gliding club

Character of Surrounding Area The character of the surrounding area is a mixture of partially open agricultural land and the former RAF Upwood base. The edge of Upwood village is approximately 180m to the south

63 11 Upwood & The Raveleys Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Development Progress None to date

Initial Assessment of Development Mix Gypsy and Traveller pitches

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions The Central Claylands Landscape Character Area

Physical Problems or Limitations Potential contamination from former Highway Depot use Access is from an access lane served from Longholme Road with a 40mph limit and there is good visibility at the junction Approximately 9000m from 'A' road (A141) and 13000m from A1M

Identifying and Managing Constraints Land contamination assessment / remediation Transport statement

Potential Impacts Impact on landscape and character of area Impact on traffic Impact on adjoining businesses and club

Environmental Conditions Rural location approximately 180m from northern edge of the village Approximately 770m walking distance along roads to primary school (there could be an option of walking a more direct route through private land) The nearest secondary school is at Ramsey The centre of Ramsey is approximately 4000m away

Suitability

11.2 This site is a former County Highways depot. The County Council has decided that it no longer has a need to retain this land. Although Upwood does not contain a shop, Ramsey could also be accessed by cycling or bus and has a wide range of facilities. Upwood has a pub and a primary school. The site is within close walking distance to the bus stop within Upwood Village on the Peterborough, Ramsey and Huntingdon routes.

11.3 There is an existing access lane into the site via Ramsey Road. It is anticipated that this existing access could be used but the rights over this access need to be investigated. The existing access should also remain available for the remainder of the site. A transport statement will be required to ensure that access is safe.

11.4 Contamination will need to be assessed given the site's former use as a highways depot and remediated as necessary.

11.5 Suitable landscaping will be required on and around the site to help mitigate visual effects, particularly from the south. Additional planting would further help to mitigate visual effects, particularly from the south.

11.6 Given the distance from 'A' roads this site is not suitable as a transit site, but could be potentially suitable for the development of a permanent residential Gypsy and Traveller site.

Availability

11.7 The site is surplus to operational requirements and is let on a short term management arrangement.

64 Upwood & The Raveleys Parish 11 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Achievability

11.8 Given that a decision has been made by the County Council to sell the land it is considered that the site could be achieved within the first five year period.

65 11 Upwood & The Raveleys Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Longholme Road, Upwood

(Ref: UPW2)

Site Description

11.9 This site is located on the north eastern side of Upwood, adjacent to existing residential development. The site is partly bounded by trees and hedgerows.

66 Upwood & The Raveleys Parish 11 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

(UPW2)

Site Information

Landowner

Agent Sharman Quinney

Site Size (ha) 1.2ha

Coordinates 525930E 283004N

Developable Area 100% (although a significant proportion may be required for landscaping)

Anticipated Capacity 10 pitches plus ancillary uses, grazing area and buffer

Site Characteristics

Current Use(s) Agricultural field

Surrounding Land Use(s) Residential Agricultural

Character of Surrounding Area Residential to the east Arable to the north, south and west

Development Progress None to date

67 11 Upwood & The Raveleys Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Initial Assessment of Development Mix Gypsy and Traveller pitches with grazing land

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions Central Claylands Landscape Character Area Adjacent to Upwood Conservation Area Adjacent to Public Right of Way on the southern edge

Physical Problems or Limitations Biodiversity and ecology of the site could be affected Potential agricultural contamination Significant trees on the south eastern boundary of the site Access is from a road at the edge of a 60mph limit, visibility is slightly limited given rising ground Approximately 9000m to nearest 'A' road (A141) and 12000m to A1(M)

Identifying and Managing Biodiversity / ecology survey and report Constraints Land contamination assessment / remediation Transport statement Tree survey / arboricultural implications

Potential Impacts Impact on landscape and character of area Impact on biodiversity and ecology Impact on traffic Impact on adjoining residences

Environmental Conditions Approximately 700m to centre of village Approximately 800m to primary school. There is a footpath on the southern side of the road to Upwood Upwood does not contain a shop The nearest secondary school is in Ramsey The centre of Ramsey is approximately 4000m away

Suitability

11.10 The site is within walking and cycling distance of the village school. Although Upwood does not contain a shop, Ramsey could also be accessed by cycling or bus and has a wide range of facilities. Upwood has a pub and a primary school.

11.11 The existing access into the site through a field gate is poor and would need to be upgraded.

11.12 The site is immediately adjacent to the village and existing residential development. Development could have an impact on the character of the Conservation Area. Effects on adjoining residences will also need to be assessed. Retention of the existing planting and an additional planted buffer will help to reduce any impacts. Although the site is large enough for 10 pitches, consideration will also need to be given to whether a smaller number of pitches on only part of the site would be more suitable given the character of the landscape.

11.13 Overall it is considered that the site is potentially suitable for a permanent residential Gypsy or Traveller site.

68 Upwood & The Raveleys Parish 11 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Availability

11.14 The land was put forward by way of a letter in February 2009 and it was confirmed by email in August 2009 that the owner wants the land assessed for its suitability. It is therefore considered available for development.

Achievability

11.15 If the owner wishes to see early development this site could be developed within the first five years of the plan period.

69 12 Warboys Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

12 Warboys Parish Station Road, Warboys

(Ref WAR1)

Site Description

12.1 This site is located on the northern side of Warboys. The site is currently used as an agricultural field. The site is bounded to the south west by ditch, to the north west by a row of trees, to the north east and north west by a few sporadic trees and a drain.

70 Warboys Parish 12 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

(WAR1)

Site Information

Landowner Huntingdonshire District Council

Agent

Site Size (ha) 0.4ha

Coordinates 531092E 280931N

Developable Area 100% (although a significant proportion may be required for landscaping)

Anticipated Capacity Up to 10 pitches (subject to to landscaping requirements)

Site Characteristics

Current Use(s) Agricultural land

Surrounding Land Use(s) Agricultural land Residential

Character of Surrounding Area The character of the surrounding area is predominantly agricultural to the north and residential to the south with a factory to the north west The site is adjacent to the edge of Warboys village

71 12 Warboys Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Development Progress None to date

Initial Assessment of Development Mix Gypsy and Traveller pitches with landscaping

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions The Fen Margin Landscape Character Area Grade 2 agricultural land

Physical Problems or Limitations Potential biodiversity and ecology There are trees on the north western boundary of the site which help screen the site Potential agricultural contamination Noise from the factory Access is from a road with a 30mph limit The field level is below the carriageway At least 560m from 'A' road (A141)

Identifying and Managing Constraints Biodiversity / ecology survey and report Tree survey / arboricultural implications Land contamination assessment / remediation Noise assessment Transport statement

Potential Impacts Impact on landscape and character of area Impact on biodiversity and ecology Impact on traffic Impact on adjoining and nearby residences and business

Environmental Conditions The site is a field on the opposite side of the road from the majority of existing residential development which forms part of the village Approximately 1050m walking distance across a field along a public right of way or 1150m along footpaths to primary school and village shop The nearest secondary school is at Ramsey Residents could be affected by noise from the nearby factory

Suitability

12.2 Warboys has a good range of facilities including a shop and primary school and is also close to Huntingdon and Ramsey.

12.3 There is an existing access into the site from Station Road to the south of the site, however it may be that a new access is required bridging the ditch to separate access for this and for the remainder of the field. A transport statement will be required to ensure that access is safe.

72 Warboys Parish 12 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

12.4 Trees should not be removed as they provide valuable screening from the west. Additional planting could help to mitigate visual effects, particularly from the south and the north. The site is very exposed from the west and south-west with views in from the residential areas along Station Road which overlook the site from higher ground. The site has been located on a part of the field which is down the slope and furthest from existing houses in order to minimise effects on the amenity of neighbours. Although the site is large enough for up to 10 pitches, consideration will be needed of whether a smaller number of pitches is more suitable given the landscape character and effects on visual amenity.

12.5 Noise from the nearby factory may affect the site and a noise assessment and potential acoustic mitigation may be required. The site has been located on the part of field furthest from the factory in order to minimise noise disturbance.

12.6 Given the distance from 'A' roads the site is not suitable as a transit site, but could be potentially suitable for the development of a permanent residential Gypsy and Traveller site.

Availability

12.7 This site is owned by the District Council and tenanted. No decision has been made on whether this land could be made available for development as a Gypsy and Traveller site.

Achievability

12.8 The site could be achievable within the first five year period should the District Council resolve to make this land available for this purpose.

73 13 Yaxley Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

13 Yaxley Parish Great Drove, Yaxley

(Ref: YAX1)

Site Description

13.1 The site is located to the south of Yaxley and is set back from Great Drove. The site consists of a strip of field and a copse near the East Coast Mainline Railway.

74 Yaxley Parish 13 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

(YAX1)

Site Information

Landowner Cambridgeshire County Council

Agent

Site Size (ha) 1.14ha

Coordinates 519419E 292346N

Developable Area 50% having regard to existing tree planting on the site (although a significant proportion may be required for landscaping

Anticipated Capacity Up to 10 (subject to landscaping requirements)

Site Characteristics

Current Use(s) Rough grassland

Surrounding Land Use(s) Agricultural One house adjacent (Weston Farm House which is privately owned) Agricultural packing plant Copse East Coast Mainline Railway

75 13 Yaxley Parish Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Character of Surrounding Area The character of the surrounding area is predominantly agricultural. The East Coast Mainline is on raised land to the east. The edge of Yaxley village is approximately 100m to the north

Development Progress None to date

Initial Assessment of Development Mix Gypsy and Traveller pitches with landscaping

Assessing Suitability for Permanent and / or Transit Sites

Policy Restrictions Flood Zone 3 Fen Margin Landscape Character Area Grade 1 agricultural land

Physical Problems or Limitations Flood risk (the Environment Agency has classified the site as Flood Zone 3 which is high risk, however the emerging Strategic Flood Risk Assessment 2010 states that the site is outside the high flood risk area) Potential biodiversity and ecology Noise (from proximity of railway and packing plant) There are trees on the northern and eastern boundaries of the site Potential agricultural contamination Access is from a single track bumpy road with good visibility At least 2250m from 'A' road (A15)

Identifying and Managing Constraints Flood risk assessment Biodiversity / ecology survey and report Noise assessment / acoustics treatment Air quality assessment Land contamination assessment / remediation Transport statement

Potential Impacts Impact on landscape and character of area Impact on biodiversity and ecology Impact on traffic Impact on nearby dwelling known as Weston Farm and nearby business

Environmental Conditions Potential flooding Rural location approximately 100m from edge of the village Approximately 740m walking distance along roads to primary school and village shop The nearest secondary school is at Stanground (Peterborough) Residents could be affected by noise from the railway

76 Yaxley Parish 13 Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Suitability

13.2 This site was chosen from broad areas of County owned fields in the vicinity as it is close to the village and access can be gained west of the railway. Access along Great Drove to the east of the railway is restricted by a narrow tunnel under the railway line. Yaxley has a good range of facilities including a shop and primary school and is also close to Peterborough. The site is within walking distance of village bus stops.

13.3 All County owned fields near Yaxley are in Flood Zone 3. The emerging Strategic Flood Risk Assessment indicates that this is not a high risk flood area due to defences and drainage. The Environment Agency's advice is that the emerging assessment can be accepted and flood risk need not be a reason to prevent this site being considered.

13.4 The site has been configured to be separated from Weston Farm house, however additional screening will be required to help mitigate disturbance and visual intrusion with the existing house.

13.5 The configuration enables an access from a position which is least likely to conflict with the operation of the agricultural packing plant adjacent. Great Drove is not a sealed road at the point where access is proposed and the suitability of the access next to the existing farm house and the visibility from this access will need to be assessed in a transport statement.

13.6 The site will be affected by railway noise and a noise assessment and acoustic mitigation may be needed.

13.7 Given the distance from 'A' roads it is not suitable as a transit site, but the location could be potentially suitable for the development of a permanent residential Gypsy and Traveller site.

Availability

13.8 This County Farms land is tenanted. The land is shown on the Council's Farm Management Plan as 'retention pending long term sale'. The County Council have not endorsed the site being considered for Gypsy and Traveller use at this stage.

Achievability

13.9 Given that no decision has been made regarding sale of the land it is considered that the site is likely to be achievable only in the latter part of the plan period.

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Appendix 1 Temporary Permission Sites

Introduction

1.1 There are 5 existing occupied residential Gypsy and Traveller sites which have temporary planning permission. They vary in size from single pitches to 10 pitches. All have been brought forward by members of the Gypsy and Traveller community on land which they own and in all cases were originally put forward for permanent planning permission. They therefore indicate that they are sites which members of the Gypsy and Traveller community consider appropriate for their needs. The Council considers that these sites should not be excluded from the process of potentially developing options in the Gypsy and Traveller DPD and has therefore included them as an appendix to the SHLAA so that each can be considered on its merits.

1.2 The following table and map summarises the 5 sites included in this document. These 5 should be further considered, along with any other sites which are put forward, for the next stage of the DPD process.

Table 2 Summary of Sites

Reference Parish Location Permission Pitches Type

CAT A Catworth Brington Rd To 15.08.12 10 Residential

KEY A Bythorn & Keyston Toll Bar Lane, Keyston To 26.04.13 1 Residential

OFF A Offords Paxton Rd, Offord D'Arcy To 27.02.12 1 Residential

SOM A Somersham St Ives Rd To 22.05.10 4 Residential

SOM B Somersham St Ives Rd near Pidley Sheep Lane To 21.11.10 1 Residential

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Map 1.1 District Map with Temporary Sites

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1.1 St Ives Road (Somersham Parish area)

St Ives Road (Somersham Parish Area)

St Ives Road (Somersham Parish Area)

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1.3 This site of 0.56ha is located on the B1056 approximately halfway between Somersham and St Ives. A temporary 3 year personal permission was granted by Council (ref 0700959FUL 22.05.07) for the siting of 8 caravans for 4 families until 22.05.10. At the time of writing, a further planning application is expected from the families on the site. Gypsy caravans have been on the site since at least 2003.

1.4 This is part of a larger site of 1.6ha in the same ownership which has been used for the 4 Gypsy pitches in contravention of the current temporary consent. The site was granted consent following previous refusals by Council and the Planning Inspectorate, due mainly to a review of Government Guidance in Circular 01/2006. The main issues considered were:

• The policy framework

• Impact on the character and appearance of the landscape

1.5 Guidance on Gypsy and Traveller sites allows for temporary consents to be granted where there is a local need which is not being met, as was the case here.

1.6 The site is in the Central Claylands Landscape Character Area. While rural, the site exists in a pocket of varied uses, with a mushroom farm to the south and composting plant south of that, the Raptor Foundation bird sanctuary to the west and some individual rural dwellings. Development has the potential to impact on landscape character, although on-site planting will limit impact on the landscape.

1.7 Both Somersham and St Ives have a variety of services but are not easily accessible by walking although there is the possibility of cycling this distance. The site is some 3000m from the edges of Somersham and St Ives and it is approximately 4000m along the roads to the nearest primary schools in Somersham and St Ives. The site is along a bus route and in particular buses serving Somersham from the Guided Busway will pass the site although there is no bus stop planned in the vicinity.

1.8 Given the local need for more Gypsy and Traveller sites, temporary consent was granted.

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1.2 St Ives Road near Pidley Sheep Lane (Somersham Parish area)

St Ives Road near Pidley Sheep Lane

St Ives Road near Pidley Sheep Lane

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1.9 This site of some 0.04ha is located on the B1056 some 2500m from the edge of Somersham and 3500m from St Ives. A temporary 3 year personal permission was granted (ref 0701841FUL 21.11.07) for the siting of 2 caravans for one family until 21.11.10. This followed a previous refusal in 2003 (0302303FUL) and subsequent dismissal of an appeal in 2004. The site has been occupied since 2003.

1.10 The main issues considered were:

• The acceptability of the land use in this location

• Impact on the character and appearance of the landscape and highway safety

1.11 Both Somersham and St Ives have a variety of services but are not easily accessible by walking or cycling. The site is along a bus route and in particular buses serving Somersham from the Guided Busway will pass the site although there is no bus stop planned in the vicinity.

1.12 The site is in the Central Claylands Landscape Character Area and is rural although opposite the Silks Farm Nursery. The site is clearly visible within the landscape, although small in scale. Highway visibility is good, and the access siting and geometry is considered to be safe.

1.13 Given the local need for more Gypsy and Traveller sites, temporary consent was granted.

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1.3 Brington Road (Catworth Parish area)

Brington Road (Catworth Parish Area)

Brington Road (Catworth Parish Area)

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1.14 This site of 0.90ha lies to the south of Brington village. A temporary 4 year consent was granted on appeal (15.08.08) for 10 pitches to contain up to 20 caravans until 15.08.12.

1.15 The site has been developed and is partially occupied.

1.16 The original application for 14 pitches (Ref 0702731FUL) dated 10 August 2007 had been refused by the District Council on 21 November 2007.

1.17 The main issues considered at the appeal were:

• Whether the site is an appropriate location for the scale of the use having regard to the accessibility of services and facilities as well as other sustainability considerations

• Whether the proposal would be visually intrusive

• Whether adequate provision could be made for the disposal of foul sewage

• Whether, if there is any harm and conflict with policy, there are material considerations which outweigh that harm and conflict

1.18 The location of the site is distant from the nearest shop in Catworth, the nearest secondary school in Huntingdon and the nearest doctor’s surgeries in Kimbolton, Ringstead and Thrapston. However there is a primary school in Brington, some 600m north of the site. The scale of the use is significant in relation to the small village of Brington, but mitigating this is the fact that the site is outside of the village with most traffic movements unlikely to go through the village. The site has been designed to cater for traffic movements out on to the road safely.

1.19 The site lies within the Northern Wolds Landscape Character Area. The site is on land sloping down to a stream with a mainly wooded valley floor. Views of caravans stand out from the countryside in some directions although seen against a generally wooded backdrop rather than open land.

1.20 Adequate provision for the disposal of sewage has been made through the installation of package sewage treatment plants on the occupied pitches.

1.21 Given the local need for more Gypsy sites and the personal circumstances of the appellants, but concern about the sustainability of this location in relation to the scale of the use, temporary consent was granted for 4 years, within which time additional sites should be available through the development plan process.

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1.4 Offord D'Arcy (Offords Parish area)

Offord D'Arcy (Offords Parish Area)

Offord D'Arcy (Offords Parish Area)

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1.22 This site of 0.09ha is located on the western edge of Offord D’Arcy. A temporary 3 year permission was granted by Council (ref 0802744FUL 27.02.09) for 1 pitch containing 1 caravan until 27.02.12.

1.23 The site has been developed and occupied.

1.24 The site was formerly an Anglian Water pumping station comprising a brick built building which had been unused for a number of years.

1.25 The main issues considered were:

• The acceptability of the proposed land use in this location

• Impact on the character and appearance of the locality

• Highway safety

1.26 The site is in a sustainable location within walking and cycling distance of village facilities and on a bus route to St Neots and Huntingdon. The nearest primary school is the Offord Primary School some 800m away and there is a village shop within Offord D’Arcy. The nearest secondary school is in St Neots. Although the site would not normally be considered for housing being outside of the village limits and within a flood zone, it is generally in accordance with guidance for Gypsy and Traveller sites. The Environment Agency has confirmed that the site is acceptable within Flood Zone 2 provided that floor levels are kept above the minimum identified.

1.27 The site is within the Ouse Valley character area. Visual effects are limited given the small scale of the use, significant vegetation on the sides of the road and village development on the other side of the road.

1.28 The site has been provided with a safe access in accordance with advice from the County Council Highways Authority that gates should be set back 5m from the edge of the carriageway.

1.29 Given the local need for more Gypsy sites temporary consent was granted.

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1.5 Keyston (Bythorn and Keyston Parish area)

Keyston (Bythorn and Keyston Parish Area)

Keyston (Bythorn and Keyston Parish Area)

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1.30 This site of 0.07ha is located in countryside on previously developed land on Toll Bar Lane. The village of Keyston is to the south and Bythorn to the east. A temporary 3 year permission, personal to the applicant’s family, was granted on appeal (26.04.10) for 1 pitch to contain up to 3 caravans until 26.04.13.

1.31 The permission retrospectively approves the development subject to conditions.

1.32 The original application (Ref 0900013FUL) dated 18 February 2009 had been refused by the District Council on 24 April 2009. There was also previous history on the site as a previous planning application (Ref 0500387FUL) was refused by the Council on 1 April 2005 and dismissed on appeal by decision dated 9 November 2005.

1.33 The main issues considered at this appeal were:

The suitability of the site location in terms of proposed land use and the effect on the character and appearance of the site; Accessibility to services and facilities, and other sustainability considerations; living conditions; and highway considerations; Personal circumstances; and Local need; the appellants’ need for a site; and alternative accommodation options were the appeal to be dismissed.

1.34 Services and facilities are not easily accessible in this location, but the use involves only one family. Concerns about rural character, living conditions (particularly noise from the A14) and highway considerations were dealt with by conditions.

1.35 The personal circumstances of the family were considered in detail and were a determining factor in the grant of permission, which therefore was made personal to the family. As the appellant’s circumstances may change, and because other sites may be more suitable, a condition limits the period of the consent to 3 years.

89 Appendix 2 Discounted Sites Huntingdonshire LDF | Strategic Housing Land Availability Assessment Update: Part C: Site Assessments for Gypsy and Traveller Sites

Appendix 2 Discounted Sites

Introduction

2.1 This appendix provides information on land that was considered during the process of preparing this SHLAA but was not taken forward for assessment within the SHLAA.

County Land

2.2 The process of filtering land led to large areas of land being discounted as follows:

2.3 Farcet and Yaxley: There are large areas of County farm land close to Farcet and Yaxley. Using the filters, a site for each area has been identified for assessment, and other land discounted. It was noted that most of the County land in this vicinity was within the Environment Agency’s Flood Zone 3, but using the Council’s Strategic Flood Risk Assessment, large areas of the County land were considered potentially acceptable for this form of development. The sites discounted are further from the villages than those chosen.

2.4 Ramsey St Mary’s: There are several areas of County farm land around Ramsey St Mary’s, all of which is in the Environment Agency’s Flood Zone 3. Using the Council’s Strategic Flood Risk Assessment some land is however considered potentially acceptable for this form of development. Sites that had poor access along droves were discounted.

2.5 Somersham: The County owns some land around Somersham. Some land was discounted on the basis that it is within Flood Zone 3. Of the remaining two sites, one was not suitable as it is in operational use as a wildlife area. This left only one site, part of which has been identified.

2.6 Brampton: There are several plots of County land north of Brampton, particularly around the A1 junction. Although some land is outside of the Environment Agency's Flood Zone 3 all of the land is Flood Zone 3 within the Council's recent Strategic Flood Risk Assessment and was therefore discounted.

2.7 Earith: The County owns some land around Earith. A site has been identified and other land discounted.

2.8 Hemingford Grey: The County owns some land directly adjacent to the built framework of the settlement. The County Council consider this land to be in operational use and it was therefore not available.

2.9 Godmanchester: The County owns some land south of Godmanchester. This is partly within a Waste Water Treatment Safeguarding Area where there is a presumption against development that will be occupied by people. It is wholly within a waste consultation area where development will only be permitted where it is demonstrated that this will not prejudice existing or future waste management operations. It was therefore discounted.

2.10 St Neots: The County owns some land west of the railway line in St Neots. Permission was granted 9th September 2008 for a new Household Waste Recycling Centre so the land was not available. The Recycling Centre is now built.

2.11 Fenstanton: The County owns some land around Fenstanton. In the course of research it was found that the land was not available - some land is the school site; and some land is an ex landfill site being monitored for gas/leachate which would not be suitable for occupation.

2.12 Bluntisham: The County owns an orchard adjacent to the school which is let to the Bluntisham PC on a long term basis. It was discounted on the basis that it was in operational use and not available.

District Council Land

2.13 Using the same filters as identified for the County land consideration was given to the following:

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2.14 St Ives: The District Council owns land currently used as open space and amenity land near to the Outdoor Recreation Centre, Hill Rise Park and allotments. It was not assessed as it is operational land needed for its current purpose as part of an important recreational resource currently managed having regard to its biodiversity value, and part may be needed for an extension of the public open space or allotments.

2.15 Warboys: Two sites were identified in Warboys and part of one has been identified for assessment. The other site was not assessed as it was not as suitable being land to the rear of housing with no suitable access.

Other Public Land

2.16 Registered Social Landlords: All Registered Social Landlords operating in the district were sent a letter in January 2009, together with the Issues Document, asking them to comment on the document and asking if they had any land that could be directed to provide Gypsy and Traveller sites. There were no responses.

2.17 Ministry of Defence: In October 2008 the Ministry of Defence advised that surplus land was identified on the Register of Surplus Public Land. A 0.76ha site identified as the sewage works at RAF Molesworth was available but was discounted on the basis that it was more than 2000m from a primary school. 3.68ha of residual agricultural land near Ramsey following the sale of the former RAF Upwood was also identified on the Register. In a response dated 8 December 2008 MOD advised that this consisted of two plots one of which has already been sold, with the second (0.97ha) being subject to an offer back under the Crichel Down rules. The negotiations for such a sale had commenced and therefore the land was not available. 31.93ha that was RAF Brampton was also on the Register. In their response dated 8 December 2008 MOD advised that they were considering a mixed use development of the site without provision for Gypsy and Travellers. The site was nevertheless considered as a potential Growth Area, but as discussed later in this paper, was discounted on the basis that it did not meet the definition of a Growth Area. On the Register of Surplus Public Land September 2009 an additional site of 4.11ha identified as former MOD married quarters and adjoining land at Brington was listed. A query about this site was sent in November 2009. The site is being marketed by formal tender with a closing date of 12 February 2010 and was discounted on the basis that the timeframe for consideration was too short.

2.18 Highways Agency: The Highways Agency advised in August 2008 that they had land on the Register of Surplus Public Land. On the Register at the time was 0.64ha at Great North Road Sawtry known as the Tollbar Lodge and Cottage. The Highways Agency in December 2008 advised that the land was in the process of being sold and was therefore no longer available. The site does not appear in the Register of Surplus Public Land September 2009.

2.19 The following organisations advised that they had no suitable land in the District: Government Pipelines and Storage System in September 2008; the Environment Agency in October 2008; Natural England in September 2008; English Heritage in October 2008; Network Rail in September 2008; Cambridge Water Services Ltd in October 2008; National Grid in September 2008; Middle Level Commissioners in August 2008; Cambridgeshire Police Authority in December 2008; Church Commissioners in November 2008; Cambridgeshire NHS in November 2008; Cambridgeshire Fire and Rescue in November 2008.

2.20 Sport England, the Forestry Commission and the Alconbury and Ellington Internal Drainage Board indicated that they do not own land in Huntingdonshire District. EDF Energy, O2 and Anglian Water did not respond to the letter asking about land.

Growth Areas

2.21 The following were not considered to be Growth Areas:

2.22 St Ives West: The extension to St Ives incorporating the golf course and land adjacent to Houghton Grange is expected in the SHLAA Part A to provide a capacity of some 410 houses, below the threshold of 500 houses. The land at Houghton Grange could not be included as there was an existing commitment to housing development on that land.

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2.23 RAF Brampton: The anticipated capacity of this site contained in Appendix 1 to the SHLAA (Market Housing) is approximately 300 dwellings. It is therefore below the 500 dwelling criteria. In 2008 there was correspondence with the Ministry of Defence regarding whether they might make some of this land available for a Gypsy and Traveller site. Their response indicated that they were not prepared to make provision.

2.24 RAF Alconbury: This site is not shown as a Direction for Growth in the Core Strategy and is not proposed to provide for in excess of 500 dwellings in the Core Strategy. It therefore does not meet these criteria. The site has the benefit of an extant planning permission for storage and distribution and therefore is also not available to be allocated for an alternative use. There was initial correspondence with the Ministry of Defence regarding this site who noted that the site was at the time being sold to Alconbury Developments Ltd (ADL). ADL were emailed in August 2009 regarding whether they might make some of this land available for a Gypsy and Traveller site. They did not respond. The land was sold to Urban and Civic in November 2009. The Council expects to liaise with the new owners regarding their intentions for the land.

2.25 Upwood former RAF: This site is intended as a business led development in the context of the Core Strategy and is not proposed to provide for in excess of 500 dwellings. It therefore does not meet these criteria. However, it is noted that an application for planning permission, refused by Council, is at the time of writing at appeal. The application seeks to make provision for some 650 dwellings. The applicants were emailed in August 2009 asking whether they might make some of this land available for a Gypsy and Traveller site. They did not respond.

2.26 Ermine Business Park: This site is shown in a Direction for Growth for employment in the Core Strategy but is not proposed to provide for in excess of 500 dwellings. It therefore does not meet this criterion. The owners were emailed in August 2009 regarding whether they might make some of this land available for a Gypsy and Traveller site. Their response indicated that they were not prepared to make provision and considered that a Gypsy and Traveller site would not be appropriate in this proposed business park location.

2.27 Northbridge: This site is not shown as a Direction for Growth in the Core Strategy as it is considered to be committed having previously been allocated for development in the Local Plan. An application for outline planning permission is at an advanced stage. It therefore does not meet the criterion of being in a Direction of Growth. Northbridge may provide for some 1000 dwellings.

Private Land

2.28 In addition to the private land areas discussed under Growth Areas above, the following areas of private land were discounted:

2.29 London Rd, St Ives: A private landowner wrote in July 2009 indicating that his site could be put forward as a possible Gypsy and Traveller site. However, in August 2009 the landowner wrote to say he no longer wished the land to be considered.

2.30 Wareseley Rd, Great Gransden: A private landowner responded to the Issues document in February 2009 offering his land as a possible Gypsy and Traveller site. However, in May 2010 the landowner wrote to say he no longer wished the land to be considered.

2.31 Old Ramsey Rd, St Ives: Following up a suggestion made in a representation to the Issues document (St Ives Town Council) the owner of land along Old Ramsey Road was written to in June 2009 regarding whether they might make some of this land available for a Gypsy and Traveller site. They did not respond.

2.32 North of Huntingdon: Following up a suggestion made in a representation to the Issues document (Mr and Mrs Martin) the owner of land north of Huntingdon was written to in June 2009 regarding whether they might make some of this land available for a Gypsy and Traveller site. They did not respond.

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2.33 Stocking Fen Road, Ramsey: Following up a suggestion made in a representation to the Issues document (Mr and Mrs Martin) the agent in respect of land along Stocking Fen Road, Ramsey was written to in September 2009 regarding whether they might make some of this land available for a Gypsy and Traveller site. They did not respond.

2.34 Land around Wyton and between St Ives and Huntingdon: Following up a suggestion made in a representation to the Issues document (Mr and Mrs Martin) two major landowners in respect of land around Wyton and between St Ives and Huntingdon were written to in September 2009 regarding whether they might make some of this land available for a Gypsy and Traveller site. They did not respond.

2.35 Caravan Park, Godmanchester: Following up an internal query regarding the current use of this caravan park, the owners were written to in September 2009 regarding whether they might make some of this land available for a Gypsy and Traveller site. They did not respond.

2.36 Grove Lane, Hemingford Grey: Enforcement action is being taken against the occupiers of a site in Grove Lane next to the A14. There has been no request to consider this land.

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