planning authorities should positively seek opportunities to meet the development needs of their area. This means Welcome that planning permission for sustainable developments should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits. Welcome to this public consultation for the proposed development of 53 new homes at Six Mile Bottom. The most recent local housing needs survey conducted identified a trend of less school children and younger The following series of exhibition boards provides information on the design and planning process for the scheme; it people with more older people living within the parish together with a number of households looking to move describes the thought process behind the emerging plans and outlines what the proposed next steps are. into properties within the area but unable to do so. Correspondence with the parish council identified a desire to increase the number of houses available to buy outright and available through affordable means to ensure there was Consultation and feedback are integral to this process, whilst consultation has begun with, and will continue to sufficient housing available within the local area, particularly for those aged 20 to 39 who currently only represent be held with, South Cambridgeshire’s planning team, this event is designed to provide the opportunity for local 18% of the electorate. residents to contribute and become involved with shaping proposals in your local area. The owners of the land, the Six Mile Bottom Estates, made available the land around the cricket pitch that is now We hope you will share with us your thoughts, ideas and comments in relation to what is being proposed. being promoted by Hill in pursuit of submitting a planning application. The project is being led by Hill, an award winning top 20 housebuilder who has delivered numerous successful Sustainable Development schemes within the Cambridgeshire area. Paramount to the success of any development is its sustainability; whilst Six Mile Bottom is classified as an infill Our homes are distinguished by their high quality design, functionality and sustainability and as a result, they are village, it possesses some unique attributes that make it a more sustainable location for new development. attracting significant endorsements in both consumer and industry awards. In November 2015 we received the highest accolade of all – the WhatHouse? Housebuilder of the Year – along with 7 other awards in various individual Locating development around the former cricket pitch will help to create a community focus for new and existing categories. residents and encourage a walkable local neighbourhood. Nearby establishments including The Hall and Swynford Paddocks Hotel together with the nearby Dick White Veterinary Referrals and local Studs all provide a variety of Site Location & Existing Use existing employment opportunities. Enhanced connections will encourage improved networks with nearby places such as Newmarket and Cambridge. With an increased number of households the existing services and facilities are The proposed site comprises of an area of 2.6 hectares and is currently being used as arable farmland. It is located likely to see improved use and benefit from additional local trade, ensuring that those services currently offered do to the rear of the existing cricket pitch and will wrap around the outside of the existing belt of trees towards Barton’s not reduce or get lost over time. Belt and meet with Wilbraham Road at the north east extremity. Development has the opportunity to deliver both new improvements and enhance the existing open space and The proposal has been designed to integrate with the existing established area, both functionally and physically, amenities, such as the disused cricket pitch and pavilion. As part of the proposals a large number of affordable whilst the location of the site benefits from excellent access to transport links such as the A11, A14 and M11, the houses would be created that would be available to local residents. The open market houses would also provide scheme will be designed to address the local context, needs and environment. opportunity for existing residents to up or downsize, as well as allowing for new residents to relocate to the area.
Planning Context The proposed development site is on land which has limited biodiversity value, and contains few trees with Site Location Plan exception of those immediately on its boundary. The proposed development would include for new tree planting, It is well recognised that there is a need for new houses in landscaping and public open space, thereby contributing to and enhancing the natural and built environment. and around Cambridge; both the City and County’s local plans for how to deliver new homes and infrastructure Planning application within the region are currently being reviewed by the planning inspectorate. Feedback from the inspectorate The final proposals will seek full planning permission for: concluded that both authorities needed to identify increased housing numbers as part of their plans for the • 53 residential units (of which 40% will be affordable) future, and has suspended further examinations until the • A local play area summer. • A new entrance off Wilbraham Road • New pedestrian connections from the development to London Road Therefore, at present, less weight is placed on current local policies, and the National Planning Policy Framework • Associated landscaping and infrastructure (NPPF) guidelines take precedent. At the heart of • A SUD’s drainage system the NPPF is a presumption in favour of sustainable • Local infrastructure improvements secured through planning contributions. development, for plan-making this means that local
Six Mile Bottom Land off Wilbraham Road Public Consultation Site Context & Analysis
Most recently the site has been used as arable farmland and is generally unconstrained however there are certain aspects which do present issues that will need to be addressed in the development proposals. The diagrams below illustrate the various issues on and around the site and the opportunities presented for the development to both address and respond to in order to create a high quality addition to the village.
Existing Site Images
Development Constraints Development Opportunities
• Access There are existing mature trees at the point of access which should be preserved • Centre To reinforce a central ‘village green’ for Six Mile Bottom • Existing Properties There are 2 existing houses to the eastern boundary that need to be handled sensitively • Access To provide increased and improved access routes to the village centre to limit any impact and minimise any risk of overlooking • Landscape To enhance the existing landscape links and supplement with additional planting • Drainage Ditch There is evidence of an existing field drain through the site which needs to be maintained or • Public Realm To create a new safe and appealing public realm around the existing cricket pitch managed • Services To provide increased support to local services, i.e. the local shop, pub, social club, bus services etc • Visual Impact The western boundary is visible from the road way and passing trains and will need to be • Play Creation of an new play space for young children where there is none at present designed accordingly • Village Boundary – Enhance the existing village boundary by creating a landscaped buffer on the western • Existing Power Line These cross the site and will need to be diverted boundary • Existing Trees The trees to Barton’s Belt and surrounding the cricket pitch should be protected as part of • Ecology By introducing additional bat boxes to support local ecology within the preserved tree belts any proposals • Outlook Development can be situated to minimise visual impact on existing properties • Connection to the Village Footpaths do not currently reach the centre of the village and will need to be • Design The design of the new homes will respect the neighbouring style and incorporate local vernacular developed • Railway Line Close proximity to the railway level crossing at the southern end of the site
Six Mile Bottom Land off Wilbraham Road Public Consultation Vision Previous Hill Developments Previous Hill developments within the local area include: The main vision behind the proposed scheme has been to provide an enhanced focal point to Six Mile Bottom by wrapping development around the existing cricket pitch, and creating a central green space to the village. The Avenue, Saffron Walden This will help to create an immersive and attractive backdrop to this central green space, allowing the existing The development has provided 76 new homes, features to be enhanced and sit comfortably within the wider landscape whilst the same time feeling interconnected ranging from one to five bedrooms, including 18 with the proposed built form. flats and cottages for the over-55s. The vision was to create a place which is both distinctive The philosophy behind any Hill scheme is to create homes for all that respect and enhance the local vernacular and and integrated; a place of quality that is attractive, scale of the existing and surrounding area, using high quality building materials from sustainable sources. where people will choose to live. Architecturally, the proposals set out to maximise the intrinsic Importantly the main vehicular access will be slightly separate on Wilbraham road but by encouraging pedestrian qualities of the site, namely the retention of the linkages through the site via softly landscaped paths, these links will knit the new development into the existing avenue of trees, trees and hedgerows generally, the centre and help to reinforce connections back to the existing services at the crossroads. sloping topography and the opportunity for creating views as well as being respectful and responsive to Open space has to be meaningful in order to attract people to use it, not only residents but the wider community, neighbours. and ensure its vitality and sustainability. The proposed backdrop to the open space has been designed to give the feel of a village green, avoiding a formal design which would be out of context with its surroundings. This is intended to ensure that the countryside is brought into the development, and maintain its rural links. Mill Grange, Swaffham Prior Aspect Located in the sought after village of Swaffham Prior in the beautiful Cambridgeshire countryside, homes It is considered important that the dwellings address the open space and create a strong backdrop. Positioning at Mill Grange range from three to five bedroom dwellings in this way creates a sense of ownership for the existing open space. The green space will be fronted by family homes, built to the high specification that dwellings to ensure that it becomes a more obvious part of the circulation system, whilst the use of shared surfaces Hill are renowned for. There’s a wonderful sense will be maximised in order to ensure that the layout is primarily an environment friendly to pedestrians. of space throughout the development with trees and hedgerows softening and enriching your The layout incorporates the following spatial properties: surroundings. Here you can find a safe, peaceful • The facing of buildings onto all public routes environment will village playgrounds and a local primary school. • The creation of attractive public spaces with a clear definition between the public and the private realm • The incorporation of car parking without dominating the street, whilst also meeting Secured by Design and Highways standards Greenhedges, Stapleford • The safe movement of vehicles, cycles and pedestrians around the site whilst giving priority to pedestrians • The design of buildings to create spatial enclosure and massing where appropriate Each house on this development, formerly occupied • Locating windows to overlook public spaces and car parking areas, whilst also providing adequate privacy by a school, was individually designed to create a and the avoidance of unacceptable overlooking visually diverse community built around a private • The design of hard and soft landscaping to enhance the spatial design concept whilst providing clear visual courtyard in the award winning village of Stapleford. and physical direction and accessibility throughout the scheme The houses are constructed of solid, natural • The retention of existing trees and hedgerows where possible and or desirable. materials shaped in a traditional architectural style with an eye for modern living. Nine houses were developed for private sale and Buildings have been positioned around the proposed accesses in order to both blend with the street scene following there are four semi-detached affordable homes. existing established building lines to Wilbraham Road, but also address the accesses in a way that does not cut the development off from the adjacent village.
Six Mile Bottom Land off Wilbraham Road Public Consultation Development Concepts
All design starts with an assessment of the local area. Six Mile Bottom currently consists of a broken urban form clustering around a crossroads on route between Newmarket and Cambridge. The proposed design ambitions seek to provide a village heart, reinforcing the village and a sense of place. Village Centre
Currently Six Mile Bottom comprises of a small number of homes and businesses that form a fairly fragmented settlement pattern congregating around the central crossroads. Two small clusters of housing are present to the south east side of London Road with the remainder of development forming a linear built form along of one of the main roads leading towards the crossroads.
The proposals seek to re-focus the centre of the village away from the crossroads and towards the tree lined cricket pitch. Creating a sufficient number of units at this location would re-address the balance of the village either side of London Road and place emphasis on creating a central community focus around a more traditional village green space. Development of this scale would also support local exiting facilities and help encourage investment in local businesses.
By upgrading and introducing new pedestrian linkages between the new and existing developments, amenities and facilities including open space, play area, local shop, pub and social club can be easily accessible to all residents, new or existing.
Further landscape linkages along the south west boundary would create an ecology corridor to Bartons Belt and reinforce a green boundary to the village, further enhancing the attractiveness of the village.
Existing village Urban Grain plan Proposed village Urban Grain plan
Six Mile Bottom Land off Wilbraham Road Public Consultation Design principles Design Intent The intended scheme design will be carried Key buildings Key Buildings Plan out as a response to the constraints of the site, the scale and appearance of the existing The proposed site layout includes a number of key plots which are area and feedback generated from various highlighted on the adjacent drawing. These properties are intended consultation exercises. to provide interest and attraction to key points throughout the site, either as a backdrop to the open space or buildings which hold a The intention from the beginning of the prominent position within the site. design process is to produce a proposal which Scale responds to its location and creates a sense of belonging to the wider character of the area, whilst retaining a distinct sense of identity and The scale of development will reflect the scale of the surrounding place. village. Whilst there are a variety of styles and scales they predominantly form 2-storey, brick built double fronted dwellings The form of dwellings will utilise the local with pitched roofs. Later properties appear to be generally single Development scale plan vernacular in order to integrate fully with the storey dwellings, including a number of approx. 1960’s dwellings surrounding area, and blend with local styles focused around Delamere Close, with rendered facades and flat of properties using locally seen materials and timber roofs. detailing. Images of the local vernacular from which the proposals will be designed are It is intended that the proposal will predominantly be formed of shown to the right. 2-storey dwellings with single storey garages. Roof forms will be pitched, whilst the use of varying roof heights and forms to buildings will allow the proposal to avoid appearing monotonous in form.
In terms of density, the proposed scheme has a density of approximately 20.3 dwellings per hectare, which whilst below recommended policy, is considered appropriate for this predominantly rural location.
Indicative Streetscenes
Six Mile Bottom Land off Wilbraham Road Public Consultation Emerging Illustrative Masterplan & Indicative Dwelling Types
This emerging masterplan is an illustration of the intentions for the site and includes how the principles embedded in the thinking to date are applied on site.
Six Mile Bottom Land off Wilbraham Road Public Consultation Benefits of the emerging proposals What are we proposing in terms of Affordable Housing? All new housing schemes in South Cambridgeshire of two or more dwellings are required to provide a proportion The proposals will provide an excellent opportunity to create a new central focus for the village of Six Mile of affordable housing. In accordance with the council’s policy, the proposals provide 21 affordable homes, being Bottom which is in keeping with the surrounding area, in a sustainable location and help meet the underlying 40% of the scheme. The final mix, size and tenure of the affordable homes will ultimately be determined by the need of homes locally, especially affordable housing. local authority and will address identified needs in the local area. The district wide targets for tenure mix in new affordable housing is 70% social rent and 30% intermediate housing. Additional housing in Six Mile Bottom will help to contribute to the economic stability of the local businesses and shops. The residential accommodation will have a wide mix and choice of family housing reflecting the aspirations Design of the Local Authority and local needs. In particular an increased number of smaller units are being proposed to encourage young families and buyers to the area. All homes will be designed to the same high standards. There will be no differentiation in the quality of designs or quality of external materials regardless of whether they are private market or affordable dwellings. All designs will Improved and new pedestrian links will be created along Wilbraham Road and the cricket pitch to improve local be consistent with the local overarching design and affordable units will be integrated throughout the proposed connections and reinforce a pedestrian friendly centre to the village. A new bus shelter and financial contributions development. are to be made towards improving bus frequencies and routes. Provision of free bus passes to residents aims to set up sustainable travel patterns which will encourage increased use of public transport and maintain improved public Who qualifies for Affordable Homes? travel network longer term. In rural areas it is generally people and their families who are employed locally and cannot afford to purchase a The proposal could help encourage cycle connections to Dullingham and its rail station, thus providing better non- home in the market place to meet their needs because of the higher house prices that exist in the local area. Specific car access to the Cambridge and Newmarket via the rail network. details on how to register and apply for affordable housing can be found on the South Cambridgeshire website at www.scambs.gov.uk/content/apply-housing These proposals will enhance the ecological value of the site, new planting will introduce new landscape features, including tree planting, mixed native hedgerows and shrub planting. The development will enhance the retained Affordable Housing Plan area of the existing boundary trees to encourage further habitat creation for breeding birds, invertebrates, foraging for bats, badger and other local wildlife.
The use of SUDS techniques will enhance the biodiversity / ecological benefits of the landscaping. SUDS will be an intrinsic part of the sustainable development.
There is currently no existing play area within Six Mile Bottom, the current proposals include an equipped play area central to both the existing and new properties and will provide a variety of play experiences within a safe environment.
Contributions will be made towards improving local schools as required together with further contribution towards public open space, community facilities, waste and recycling facilities or other local requirements to be agreed with the Local Authority. Sporting facilities such as the existing cricket pitch and pavilion would be able to draw on this money to help breathe new life into community facilities. Affordable housing
What do we mean by Affordable Housing?
Affordable homes are provided for people who are unable to meet their housing needs in the local housing market because of the relationship between housing costs and household income. Affordable housing within South Cambridgeshire will be in the form of either Social Rented Housing - housing owned and managed by local authorities and registered social landlords or Intermediate affordable housing, housing at prices and rents above those of social rent, but below market price or rents. These can include shared equity products e.g. Home Buy, other low cost homes for sale, and intermediate rent.
Six Mile Bottom Land off Wilbraham Road Public Consultation A4 RESERVED COPYRIGHT ORIGINAL
PLOT SIZE INDICATIVE
London Road (North)
10 2 0 114 10 1 2 6.1% 6.1% 20 3 0 1 1.6% 5 41 3 8 24.3% 68.0% Wilbraham Brinkley Road Road 32.0% 3 1.6% 9 0 68.0% 32.0% 53 24.3% 0 22 11 3 3 84 7 116 54 41 A4 RESERVED COPYRIGHT ORIGINAL
PLOT SIZE INDICATIVE Application Site London Road (South)
indicates that some employment opportunities are Key Distribution: London Road Access, Highways & Movement & Drainage # Departures provided locally. Journeys vua bus (2.8%) and train (North) # Arrivals (3.8%) represent more marginal proportions. Access Development: # AM Peak # PM Peak 10 # Daily 2 To determine2 the number of vehicular trips that Date: Status: Scale: 0 114 10 1 2 6.1% 6.1% A new site access junction on the southern side of Wilbraham Road is proposed. The junction has been designed Development Traffic Distribution might be generated by the development, surveys 25/04/16 I N F O R M A T I 20O N NTS 3 0 1 1.6% to meet with the highway authority’s design standards and will accommodate all vehicle movements in to and out 5 41 3 8 24.3% of housing developments across the country taken Prepared By: Checked By:68.0% Approved By: Wilbraham Road, Six Mile Bottom WilbrahamJW SM SM Brinkley of the development. Footways will be provided on either side of the main access road. The footway will continue Road Road from a nationally held database have been used. Project No: Figure No: Revision: Hill Residential Limited 32.0% along the southern side of Wilbraham Road, linking with the existing footway and providing a continuous pedestrian 1509-36 - - By taking trip forecasts from surveys of similar 3 1.6% 9 0 link towards London Road. 68.0% 32.0% 53 24.3% 0 housing developments and applying these to local 22 11 3 3 84 7 travel patterns taken from the 2011 Census, we 116 54 41 Separate pedestrian routes are proposed above and below the cricket field providing links to the existing village. A have been able to forecast vehicular trip numbers. new pedestrian crossing south of the London Road crossroads is also proposed which will facilitate movements Application The numbers are similar to surveys of housing Site between the development and wider village. We are also investigating the feasibility of providing a new footway London Road undertaken by Parish Councils for villages within (South) from the development along the western side of London Road through to Dick White Referrals. South Cambridgeshire and are consistent with those that have supported housing developments It is also proposed to upgrade the existing bus stop on Wilbraham Road which may include a shelter with seating. in villages throughout the district. Discussions with local bus operators are on-going to determine what improvement to the level of service may be Key Distribution: made # Departures A Transport Assessment has been prepared to determine the impact that the development may have on the# Arrivals local
highway network. Traffic generation during periods where the network is at its busiest, such as theDevelopment: morning# AM Peak and # PM Peak Public transport evening peak hours are most relevant. The development would be expected to generate around 41 car trips# duringDaily 2 Date: Status: Scale: both the morning and evening peak hours. This equates to a 10 percent increaseDevelopment in Traffictraffic Distribution along Wilbraham Road The nearest bus stop is on Wilbraham Road, 160m from the site and is served by the number 17 and 18 bus routes 25/04/16 I N F O R M A T I O N NTS within the vicinity of the site. With consideration of local Census travel patterns, it is forecast thatPrepared two By: thirds Checked By: of Approved this By: Wilbraham Road, Six Mile Bottom operating between Newmarket, Fulbourn and Cambridge. Currently there is no bus shelter and the stop is a request traffic will head west towards the A1303 and Cambridge. The remaining third of traffic, around 13JW vehiclesSM duringSM Project No: Figure No: Revision: only stop with each service stopping once in the morning and once in the evening, Monday through to Saturday. As Hill Residential Limited the busiest hour or a car every 4 minutes, will have little impact upon the London Road crossroads 1509-36as our analysis- - of part of the planning contributions for the scheme, improvements would seek to provide a bus shelter, proper kerbs this junction confirms. and timetable together with an increased frequency of buses to improve the connection of Six Mile Bottom with the surrounding area. Safety at the London Road crossroads has been investigated by referring to local authority accident statistics. During the most recent 5-year period, a total of six accidents have been recorded. Of those accidents, two were The nearest rail station to the site is at Dullingham approximately 5.7km (3.4 miles) from the site. A good service classified as being serous, both involved motorcyclists and were considered to be attributed to driver error. The is provided to Cambridge and Newmarket from this station with travel times of 20 minutes and 5 minutes remaining accidents were classified as being slight and shunt type accidents. The accident record at this junction is respectively. A cycle time of approximately 20 minutes from the site to the station provides a realistic opportunity consistent with its type and would not be exacerbated by additional movements associated with the development. for residents to travel via this mode. Drainage Car Parking A Flood Risk Assessment and Preliminary Drainage Strategy has been undertaken to consider the historical, current We have used the recommended parking standards from South Cambridgeshire District Council which suggest an and likely future flood risks of the proposed development site. The purpose of the assessment being to identify a overall parking ratio of 2 spaces per dwelling. This will allow for some of the smaller units to have a number below strategy to minimise the potential impact of the development upon the local water system and the associated flood this and larger units having a higher number of spaces. risk, as well as the management of foul waste that is likely to be generated as a result of the proposed development. Proposed vehicle trips and impact Opportunity to Feedback
To understand the existing travel patterns within Six Mile Bottom, travel to work data from the 2011 Census has We value your opinion on the current proposals and would very much like to hear your views. There are feedback been obtained. Data from the South Cambridgeshire (011F) super output area, which includes the site, Great forms available to fill out, but feel free to talk through your thoughts with the team or take away a feedback form to Wilbraham and Little Wilbraham, has been used to identify the modal characteristics for journeys to work from the complete at home. local area. Timescales The results show that journeys by car (72.7%) represent the highest percentage of journeys to work from within Six Mile Bottom. Journeys on foot (6.5%) and by cycle (6.5%) account for a reasonable percentage of journeys, which It is our intention to submit a full planning application this summer.
Six Mile Bottom Land off Wilbraham Road Public Consultation