DEVELOPMENT MANAGEMENT COMMITTEE 23rd AUGUST 2021

Case No: 20/00164/OUT (OUTLINE APPLICATION)

Proposal: OUTLINE APPLICATION FOR RURAL EXCEPTIONS HOUSING FOR UP TO 18 DWELLINGS WITH ALL MATTERS RESERVED, EXCEPT ACCESS.

Location: LAND WEST OF WYCHWOOD CHURCH END HILTON

Applicant: MR PETER AND EVELYN BURTON AND MR JON KNIGHT

Grid Ref: 528899 265874

Date of Registration: 24.01.2020

Parish: HEMINGFORD GREY

RECOMMENDATION - APPROVE

This application is referred to the Development Management Committee (DMC) in accordance with the Scheme of Delegation as the Parish Council's recommendation of refusal is contrary to the officer recommendation of approval.

1. DESCRIPTION OF SITE AND APPLICATION

1.1 This application site is located to the south of the village of Hilton, immediately south of Church End. The site comprises approximately 1.16 hectares of agricultural land with residential development to the north and east (along Church End). Potton Road (B1040) is located to the west of the site and open agricultural land extends to the south. The application site currently forms part of a much larger agricultural field and is contained by an existing tree belt to the south, with established trees and hedging to the east.

1.2 There is a footpath on the opposite side of Church End (opposite the site) with streetlights and provides a footpath link through to the village shop and public house.

1.3 The site lies within Flood Zone 1 as designated within the Council's Strategic Flood Risk Assessment 2017 and on the Environment Agency Maps for Flooding.

1.4 The site is classified as Grade 2 agricultural land, falling within the categories that are considered the best and most versatile agricultural land.

1.5 The site does not lie within a Conservation Area and there are no listed buildings in close proximity to the site.

1.6 Outline planning permission is sought for up to 18 dwellings and access at this time. Details of the layout, scale, appearance, and landscaping are matters reserved for future consideration.

1.7 The application seeks approval for up to 18 dwellings including affordable housing with 60% net of the site area for the affordable dwellings (equates to 9 to 12 affordable dwellings, final numbers to be determined at reserved matters stage) to meet a local need and to be prioritised for people with a local connection. The application is accompanied by indicative site layout plans. The indicative/suggested housing mix of the dwellings shown on these plans in terms of types and sizes is as follows: 6 x 2 Bed which equates to 33% of the site area; 8 x 3 Bed equating to 44% of the site area; and 4 x 4 Bed equating to 22% of the site area.

1.8 The published Housing Needs Survey Results for Hilton identifies a need for 5 affordable dwellings to meet the local affordable housing needs. The quantum of affordable homes shown on the submitted indicative plans therefore exceeds the identified local affordable housing need. The application scheme therefore proposes to meet part of the identified affordable housing need arising within the nearby small settlements of Hemingford Grey, Hemingford Abbots and Great Paxton. Hemingford Grey has an identified local need for 12 affordable homes. Hemingford Abbots has an identified local need for 4 affordable homes. Great Paxton has an identified local need for 3 affordable homes however it was considered that given the distance between Great Paxton and Hilton, Great Paxton should not be considered as part of the application. As the application proposes to contribute towards the identified local affordable housing need for Hemingford Abbots and Hemingford Grey consultation has been undertaken with the Parish Council for each of these small settlements.

1.9 The scheme includes the provision of improvements and widening of Church End and new footway link to connect the development to the existing footpaths that run along the opposite side of Church End and through to the local public house and shop.

1.10 The application is submitted as a Rural Exceptions housing scheme and is accompanied by the following reports and documents: * Indicative Area Plan * Indicative Site Layout * Opportunities for Constraints Diagram * Preliminary Site Access General Arrangement * Indicative Landscape Strategy * Location Plan * Indicative 3d Massing Aerial View * Drainage Ditch Sections 1-21 and 22-40 * Long Sections * Preliminary Site Access and Sections Details * Preliminary Site Access Vehicle Tracking * Topographical Survey * Supplemental Planning Statement * Preliminary Ecological Appraisal * Arboricultural Impact Assessment * Transport Statement * Design and Access Statement * FRA & Surface Water Drainage Strategy * Landscape Statement * Planning Statement

2. NATIONAL GUIDANCE

2.1 The National Planning Policy Framework (20th July 2021) (NPPF 2021) sets out the three objectives - economic, social and environmental - of the planning system to contribute to the achievement of sustainable development. The NPPF 2021 at paragraph 10 provides as follows: 'So that sustainable development is pursued in a positive way, at the heart of the Framework is a presumption in favour of sustainable development (paragraph 11).'

2.2 The NPPF 2021 sets out the Government's planning policies for (amongst other things): • delivering a sufficient supply of homes; • building a strong, competitive economy; • achieving well-designed, beautiful and safe places; • conserving and enhancing the natural, built and historic environment.

2.3 Planning Practice Guidance and the National Design Guide are also relevant and are material considerations in the determination of this application.

For full details visit the government website National Guidance

3. PLANNING POLICIES

3.1 Huntingdonshire's Local Plan to 2036 (Adopted 15th May 2019) • LP1: Amount of Development • LP2: Strategy for development • LP3: Green Infrastructure • LP4: Contributing to Infrastructure Delivery • LP5: Flood Risk • LP6: Waste Water Management • LP9: Small Settlements • P10: The Countryside • LP11: Design Context • LP12: Design Implementation • LP14: Amenity • LP15: Surface Water • LP16: Sustainable Travel • LP17: Parking Provision and Vehicle Movement • LP24: Affordable Housing Provision • LP25: Housing Mix • LP28: Rural Exceptions Housing • LP30: Biodiversity and Geodiversity • LP31: Trees, Woodland, Hedges and Hedgerows • LP34: Heritage Settings and their Settings • LP37: Ground Contamination and Groundwater Pollution

3.2 Supplementary Planning Documents (SPD) and Guidance: • Huntingdonshire Design Guide (2017) including the following chapters: Indicative Area Plan Indicative Site Layout 1 Introduction: 1.6 Design principles 2.1 Context and local distinctiveness 2.5 Landscape character areas 2.7 Architectural character 3.5 Parking/ servicing 3.6 Landscape and Public Realm 3.7 Building Form 3.8 Building Detailing 4.1 Implementation • Developer Contributions SPD (2011) • Huntingdonshire Landscape and Townscape Assessment (2007) • Cambridgeshire Flood and Water SPD 2017 • Huntingdonshire Tree Guidance Note 3 • Annual Monitoring Report - Part 1 (Housing) November 2020 • RECAP CCC Waste Management Design Guide (CCC SPD) 2012

Local For full details visit the government website Local policies

4. PLANNING HISTORY

4.1 19/70150/PENQ - Erection of 20 Dwellings and new access onto Church End - Officers considered the site to be well related to the settlement but did not support the proposals which were submitted with only 40% affordable housing. Officers also identified landscape harm 5. CONSULTATIONS

5.1 Hilton Parish Council - Full comments have been added to the end of the report, and objections have been summarised below: Commented: "I understand the application was submitted under rural exception housing with regards to the housing needs of the Hemingford villages. This was not specified in the letter I received or on the website but was evident from the Parish Council meeting. We should have been notified of this specific reason so we could comment appropriately. I therefore wish to make the following additional points to the general comment we previously submitted". o There are no parish links between the villages o There are no sustainable travel links between the villages. In fact, the two are separate by a major 6 lane motorway. o The distance between the parishes is not walkable o The bus service is poor o Anybody occupying the housing will need a car o Hilton has far fewer facilities than the Hemingford's, or the more obvious choice for development, St Ives. For example, there is no village school. In conclusion, I feel that attempting to meet the housing needs of the Hemingford villages with a development in Hilton, given that the villages are not connected in any meaningful or sustainable way, is extremely tenuous.

5.2 A further consultation was sent to Hilton Parish Council specifically consulting on the application with regards to the proposals meeting affordable housing needs for other nearby settlements and in particular Hemingford Grey and Hemingford Abbots. On the 8th of January, Hilton Parish Council made the following summarised objections in this regard: o Rejected the application on the basis that it does not comply with the new Huntingdonshire's Local Plan to 2036 o The application does not meet the exception criteria for policy LP28 o "The site is productive grade 2 farmland and clearly relates more closely to (and is the same as), the surrounding farmland, than it does to the built-up area of the village. In addition, prior to the Local Plan to 2036, the village had a designated boundary line that ran along the ditch between the proposed site and Church End. This field, (the proposed site), was never considered to be part of the village and its built-up area". o Hilton Parish Council conducted a Housing needs Survey in 2016 which identified a potential housing need for 5 houses, which they were advised by HDC was not enough to make such a scheme viable. The applicant has attempted to discredit this survey in sections 5.20 and 5.22 of their supplemental planning statement, however their method of statistical analysis is problematic. Their implication to the date ay be extrapolated as there was only a 25% response rate is assumptive and erroneous. o The inclusion of Great Paxton which does not even border Hilton Parish is irrelevant o The committee do not agree that a need identified in Hemingford Grey or Hemingford Abbots could be addressed by rural exception housing in Hilton. o There are severely limited bus services in Hilton and no MMU route between the villages so no sustainable transport links. o No locally generated need for a housing development of this magnitude o Limited services that would define Hilton as sustainable o Contrary to the Housing and Land Economic Land Availability Assessment (HELAA) produced by HDC in 2017 and was not taken forward as a site. o The B1040 is designated as a freight route access by sustainable forms of transport to nearby service centres is very dangerous due to the number of HCV's using the road. Motorised transport to other key service centres is therefore essential o A large housing development is at odds with a central thrust of the Local Plan, which aims to encourage development resulting in fewer numbers of vehicle movements. This is endorsed by the application stating that 82.5% of all movements to and from the site will be via van or car. o There are no safe routes for potential residents to walk or cycle to surrounding Key Service centres o The Pre-planning advice given to the applicant by a Senior Development Management Officer states that this proposal would result in harm to the settlement as it does not respect the character and appearance of the immediate locality and would severely erode the rural character of the countryside. Therefore, this development is not sustainable. o The proposals are not sustainable, does not meet the criteria of the Rural Exceptions Policy, and could not address a housing need in Hemingford Grey or Hemming Abbots; therefore, Hilton Parish Council continue to recommend this application for refusal.

Previous comments stated in addition to the ones above: o Light impacts on an intrinsically dark landscape o Surface water flooding issues o As no detailed design has been submitted we cannot say if there would be further conflicts with LP11 o Conflicting statement within the transport statement in regards to access to public transport o Highway safety issues at the junction of Church End and Potton Road o The access is insufficient to accommodate large vehicles o There are no major employment areas nearby

5.3 Cambridgeshire County Council Archaeologist - Records indicate that the site lies in an area of archaeological potential. We do not object to development proceeding in this location but consider that the site should be subject to a programme of archaeological investigation secured through the inclusion of a negative condition.

5.4 Cambridgeshire County Council Highways as the Local Highway Authority - Commented: "Following the provision of the amended plan 45973/2001/100 Rev P2 I note that the access has been relocated further away from Potton Road and that the highway from Potton Road Junction has been regularised to 5m in width. o With regards to the vehicle movements associated with the 18 dwellings would not be significant 14/16 movements within the peak hours (or one Movement every 3 to 4 minutes) in relation to the existing background traffic. o The highways adjacent to the proposed development are of a narrow nature but are suitable for vehicles of a residential nature. o The visibility splays available from the proposed access are suitable for the posted speed of Church End. o Pedestrian linkages are indicated from the site to link in with the existing footway facilities which is acceptable. o Vehicle to vehicle visibility from Church End on to Potton Road are in accordance with the speed of the road. The required visibility for a 30mph limit is 2.4m x 43m, available visibility to the North is circa 2.4m x 100m and to the south is circa 190m therefore meeting criteria. Given the above I have no objections to the proposed, I would highlight that the internal arrangement as it is presented at present would not be suitable for adoption and would therefore remain private. Please append conditions to any consent granted: o Full details of layout of the site, including roads, footways, buildings, visibility splays, parking provision and surface water drainage, details of the siting of buildings and means of access thereto and turning areas. o The access shall be a minimum width of 5m. o Setting out of access in accordance with Cambridgeshire County Council construction specification. o Temporary facilities shall be provided clear of the public highway for parking, turning, loading and unloading of all vehicles visiting the site during the period of construction. o Visibility splays shall be provided in accordance with the plan, prior to the first occupation of the development and maintained free of obstruction o 6m Radius kerbs shall be provided at the junction of the access with the highway prior to first occupation o The access shall be constructed with adequate drainage measures o The off-site highway improvement works shall be completed to the written satisfaction of the Local Planning Authority o Informatives: the need for 278 agreement and a condition survey shall be carried out of the access road from Potton Road (B1040) and submitted to the Highway Authority, any damage shall be repaired at the applicant's expense.

5.5 Cambridgeshire Wildlife Trust - No objections, subject to a condition securing the avoidance, mitigation and enhancement recommendations contained in the ecological report and a condition securing the proposed biodiversity net gain.

5.6 HDC Green Space Officer - In accordance with the Developer Contributions SPD the proposed development would generate a requirement in the region of 860m2 of Public Open Space (POS) including 340m2 of continuous green space for children to play safely onsite, or a total contribution of £11,282.42 for an off-site contribution. For clarification if the attenuation basin floods more frequently than 1/100 years then this cannot be classed as useable space. Green space on-site (and any off-site contribution) must be secured through S106 agreement.

5.7 HDC Active Lifestyles - No objections subject to a contribution of £11,488.00 towards improving the quality of the existing sports pitches in Hilton.

5.8 HDC Landscape and Tree Officer - Raised concern about landscape impacts, recommends a reduction in the number of units.

5.9 HDC Environmental Health - No objections subject to conditions controlling: o Construction times and deliveries o Submission of a Construction Environmental Management Plan (CEMP) o No burning of waste

5.10 HDC Waste Minimisation Officer - No objections. There is a shared private drive so in order to collect refuse an indemnity is required.

5.11 HDC Conservation Officer - No objections.

5.12 HDC Housing Officer - No objections and commented: "We have in partnership with Cambridgeshire ACRE, conducted Housing Needs Surveys and have identified there is need of affordable housing for people with a local connection in: Hemingford Grey -12 homes Hemingford Abbotts - 4 homes Great Paxton - 3 homes

In addition, Hilton Parish Council conducted its own survey suggesting a need for 5 homes.

The Council's Rural Exception Sites Policy (LP28) allows us to take into consideration the need in nearby settlements. I do not however, consider that Great Paxton is sufficiently close by to be considered; there are also potential opportunities to provide the housing in Great Paxton.

For the Hemingfords, suitable sites are being been investigated but thus far none secured.

This application proposes between 9 and 12 affordable homes and up to 8 market homes. Therefore, it can fully provide for the need in Hilton. For the Hemingfords the combined need is 16 homes. Whilst we would always wish to provide the homes in the host village, this may be one rare occasion in which the remaining 6 affordable homes could be provided for the Hemingfords but still leaves potential for 10 to 12 homes to be provided in the Hemingfords".

5.13 Cambridgeshire Lead Local Flood Authority (LLFA) - No objection in principle, recommended conditions in regards to surface water drainage scheme, and informatives regarding the use of SUDS, Orifice Flow control on the hydrobrake and the need for Ordinary Watercourse consent from the LLFA.

5.14 Anglian Water - Foul drainage from this development is in the catchment of Huntingdon (Godmanchester) water recycling Centre that will have available capacity for these flows. No objections or requirements.

5.15 Environment Agency - No comments received.

5.16 Historic England - Made no comments and suggested views were sought from HDC's specialist conservation and archaeological advisors.

As the application proposes to contribute towards the identified local affordable housing need for Hemingford Abbots and Hemingford Grey, consultation has been undertaken with the Parish Council for each of these settlements.

5.17 To date Hemingford Abbots Parish Council (HAPC) has responded with the following comments: HAPC resolved to make comment on the part of this application which referred to the provision of affordable housing. The application considered that some of the affordable housing proposed in this development could meet the needs for such housing as identified for Hemingford Abbots in its Housing Needs Survey carried out by ACRE in 2018. At that time 4 units were identified as needed. Subsequently there has been planning approval for 2 units to be built on the site of the Chapmans garages. HAPC considered that any affordable housing for this parish would be best sited here or preferably in Hemingford Grey where there is better access to school, shop, and other facilities etc. Hilton may be geographically adjacent to the parish boundary, but the settlements do not relate to each other and in particular are separated by 2 dual carriageways.

5.18 Hemingford Grey Parish Council has responded with the following comments: This site as an affordable housing site is unlikely to meet the Hemingford Grey needs and is unlikely to be of interest to Hemingford Grey candidates given its location outside the parish. The Housing Needs Survey of 2018 showed that those requiring housing for Hemingford Grey wanted to live in Hemingford Grey ideally in its centre. For the site in Hilton the schools would be the primary school at Papworth and the secondary school at Fenstanton resulting in a need to change schools from the Hemingford Grey Primary School and that at St Ives.

There are still ongoing negotiations by the Parish Council for suitable affordable housing sites in the parish.

6. REPRESENTATIONS

6.1 In addition, the application has been advertised by means of both site and press notices.

6.2 A total of 21 representations were received which included 20 objections and one supporting the application. The comments are summarised below:

6.3 With regards to Policy LP 28 of Huntingdonshire's Local Plan to 2036: - *The site is not well related to the built-up area, not included in your Local Plan to 2036 and was rejected by Huntingdonshire District Council. * The Field is Grade ll listed Farmland. * There was a Housing Need Survey carried out in 2016, with the possibility of 5 homes (only). *There is no such 'local connection' with Hemingford Grey, Hemingford Abbots or, indeed Great Paxton. *Inaccuracies reported in the Supplemental Planning Statement in regards to the distances from Hilton to Hemingford Grey, Hemingford Abbots and Great Paxton. *The housing needs for the Hemingford's, should not be considered within any need for Hilton and this relates to 'b' of the Policy. *There are now 2 major roads separating The Hemingford's and Hilton i.e. the (old A14) A1307 = 4 Lanes and the new, major completed construction of A14 6-lane highway. *There is no evidence to support 'c' within the Policy. * 'd, i' - Hilton does not have a school, GP or any access to Public Transport is extremely limited/Inadequate infrastructure to cope with the development. *Fails to meet both Planning and Housing Policies and, therefore, HDC must refuse this application. * Highways safety issues, poor visibility when exiting form Rutland Green onto Potton Road, with a blind bend and vehicles speeding, traffic during construction, vehicles reversing out of the driveways opposite the proposed access, increase in traffic. *Church End is only wide enough for one vehicle to transverse. *poor visibility from site which would cause tailbacks. *Pedestrian Safety impacts with no footpath. *Local catchment schools and doctors' surgeries are at capacity at the moment and can't cope with existing demands. *The proposed plans are incorrect and do not show the substantial residential home that has been built on the plot with 22 Church End. *Rutland Green is the sole entrance and exit for the 30 houses with the Church Leys estate opposite the site. * The proposals will increase the risk of flooding downstream and for the village. The area is prone to flooding and increasing the impervious surface are will reduce the area of land capable of absorbing water and will forward water more quickly to the existing watercourses. The lagoon will only deal with part of the problem. The road often floods and the ford at this side of it are regularly impassable and this would make the situation worse. The ditch fills easily with moderate rainfall. *loss of countryside views. * Ecology impacts, the developer has already manipulated planning by cutting down trees and hedgerows impacting on wildlife and resulting in loss of habitat for Black squirrels (not mentioned in the report), bats, birds, hedgehogs, newts etc. *damage to grass verges and the roads from construction traffic resulting in subsidence and disruption. * the development will irrecoverably change the character of Hilton. * Residents will fond travelling on foot, cycle, public transport difficult. *There is little or no local business and therefore the driving demographic for low cost housing would appear to be completely flawed. * will result in the loss of property value of my home and make it difficult to sell. *The local community see no need for the proposals. * No viable bus service the occupiers will need to travel by car. *lack of parking/parking proposed is inadequate, no visitor parking, cars will inevitably park on local roads. *Traffic movements inaccurate and grossly underestimated. Plus, other inaccuracies within the Design and Access Statement - Contains contradictory, inaccurate, and often irrelevant information bringing the credibility of the application into question. *Inaccurate traffic data taken before the new A14 opened, there is now more traffic coming through the village that hasn't been accounted for. * Much is made of the need for new housing and the urgency of passing this application to help satisfy that need. The current pandemic is changing a great deal of our everyday lives. Over time this may result in alternative sites that have historically been for business use that may therefore be available for alternative use and so it does not seem sensible, at this point. to develop agricultural land when sites that already have buildings on them may become available in the future. * Church End is to be widened to a minimum of 5m although it is unclear how this is to be facilitated and where the land is to be taken from to accommodate this. * a lot of people are likely to distracted by other things at the current time and this is yet another underhand action by the 'developer' to sneak their plan through. Furthermore, in view of other things going on is the window to comment on this change sufficient. * The existing trees and hedging cannot possibly shield the site from noise issues. *The attenuation pond and open space are unlikely to be appreciated by the people of Hilton who will not be able to access them. * As residents of Church End we feel that the applicant and their agent will use any method to get approval. Maybe this is deliberate to intimidate the local residents (certainly feels that way) and it is being done while we continue with Covid 19 and lock down is in progress. Why Huntingdon planning has not deferred this to later date we fail to understand. * Increase in noise pollution from traffic. *All the pictures taken by the developers have been taken in such a way that they misrepresent the existing housing views of the road and surroundings. * Not sustainable in terms of provision of local amenities, public transport, schools and employment opportunities. *No safe routes to access services via sustainable modes of transport. *Loss of light *Density of development out of keeping with surrounding properties.

6.4 One representation was received in support of the proposals and made the following comments: *I think the plans are well thought out and will be an asset to the village. The site is a great location on the edge of the village and offers much needed smaller family homes. The village hasn't been developed for many years & will enhance the dynamics of those who already live in Hilton. The income from the section 106, if spent correctly by the Parish Council will also benefit the community.

7. ASSESSMENT

7.1 When determining planning applications, it is necessary to establish what weight should be given to each plan's policies in order to come to a decision. The following legislation, government policy and guidance outline how this should be done.

7.2 As set out within the Planning and Compulsory Purchase Act 2004 (Section 38(6)) and the Town and Country Planning Act 1990 (Section 70(2)) in dealing with planning applications the Local Planning Authority shall have regard to have provisions of the development plan, so far as material to the application, and to any other material considerations. This is reiterated within paragraph 47 of the NPPF (2021). The development plan is defined in Section 38(3)(b) of the 2004 Act as "the development plan documents (taken as a whole) that have been adopted or approved in that area".

7.3 In Huntingdonshire the Development Plan consists of: o Huntingdonshire's Local Plan to 2036 (2019) o Cambridgeshire & Peterborough Minerals and Waste Local Plan (2021) o St Neots Neighbourhood Plan 2014-2029 o Godmanchester Neighbourhood Plan (2017) o Houghton and Wyton Neighbourhood Plan (2018) o Huntingdon Neighbourhood Plan (2019) o Bury Neighbourhood Plan (2021) o Buckden Neighbourhood Plan (2021)

7.4 The statutory term 'material considerations' has been broadly construed to include any consideration relevant in the circumstances which bears on the use or development of the land: Cala Homes (South) Ltd v Secretary of State for Communities and Local Government & Anor [2011] EWHC 97 (Admin); [2011] 1 P. & C.R. 22, per Lindblom J. Whilst accepting that the NPPF does not change the statutory status of the Development Plan, paragraph 2 confirms that it is a material consideration and significant weight is given to this in determining applications.

7.5 The main issue to consider in assessing the application are whether there is any conflict with Development Plan policies and if there is any conflict, whether the application can be considered to be in accordance with the Development Plan when taken as a whole.

7.6 If the application is not in accordance with the Development Plan, it must be determined whether there are any material considerations, including local and national guidance, that indicate that planning permission should be granted.

7.7 The principle, important and controversial issues to consider are: 1. The Principle of the Development 2. Design and Impact upon the Character and Appearance of the Area 3. Housing Mix and Accessible and Adaptable Homes 4. Residential Amenity 5. Flooding and Drainage 6. Ecology and Biodiversity 7. Access, Parking and Highway Safety 8. Impact on Heritage Assets/Archaeology 9. Water Efficiency 10. Infrastructure Requirements and Planning Obligations

The Principle of the Development 7.8 The presumption in favour of sustainable development is clearly outlined within the NPPF 2021, with the goal of creating positive improvements in the quality of the built, natural and historic environment, which includes widening the choice of high-quality homes.

7.9 Hilton is defined in the Huntingdonshire Local Plan to 2036 as a Small Settlement within Policy LP9. Paragraph 4.101 of the Local Plan explains that there are many settlements across Huntingdonshire that have limited or no services or facilities available and that such settlements are identified in the Local Plan as Small Settlements.

7.10 Policy LP9 of the Local Plan states that a proposal for development on land well-related to the built-up area may be supported where it accords with the specific opportunities allowed for through other policies of this plan.

7.11 Paragraph 4.84 of the Local Plan defines a built-up area as a distinct group of buildings that includes 30 or more homes. Land that relates more to the group of buildings rather than to the surrounding countryside is also considered to form part of the built-up area.

7.12 Paragraph 4.83 also provides three guiding principles regarding built-up areas: * The built-up area does not need to be a single contiguous area; distinct areas of development may exist within a parish that are separated by areas of countryside; * To be considered a built-up area there must be 30 dwellings or more; clusters smaller than this are deemed to comprise isolated or sporadic development within the countryside; and * A built-up area may extend across more than one parish.

7.13 Policy LP28 of the Local Plan to 2036 states that "A proposal for housing will be supported on a site well-related to a built-up area, as an exception to the requirements of relevant policies, where it can be demonstrated that: a) At least 60% of the net site area is for affordable housing for people with a local connection; b) The number, size, type and tenure of the affordable homes is justified by evidence that they would meet an identified need arising within the settlement or nearby small settlements through a local needs survey or other local needs evidence; c) The remainder of the site is available as open market housing or plots suitable for custom or self-build homes tailored to meet locally generated need; and d) The amount of development and location of the proposal is sustainable in terms of: i) Availability of services and existing infrastructure; ii) Opportunities for users of the proposed development to travel by sustainable modes; and iii) Effect on the character of the immediate locality and the settlement as a whole.

7.14 The application is submitted as a rural exceptions site pursuant to Policy LP28 of the Local Plan to 2036, given the location of the site outside the built-up area. Given the relationship of the site immediately south and east of the built-up area of the village of Hilton, Officers consider that the application site is well-related to the built-up area of Hilton. The application seeks outline approval for up to 18 dwellings and access, with at least 60% (net) of the site area proposed for affordable homes to meet an identified local need, and part of the identified need from other nearby settlements, in this case Hemingford Grey, Hemingford Abbots and Great Paxton have been identified as nearby 'Small Settlement' by the applicant.

7.15 Whilst the application includes evidence that the proposal would seek to contribute towards the identified affordable housing need for the 'nearby small settlements' of Hemingford Abbots, Hemingford Grey and Great Paxton, Officers have considered, given the geographical separation between Great Paxton and Hilton, Great Paxton should not be considered as a 'nearby small settlement'. The village centres of Hemingford Abbots and Hemingford Grey are within 4 miles (as the crow flies) of the site and therefore are considered to be 'nearby small settlement' as detailed within Policy LP28 part b. As such, only the identified need for affordable homes within the nearby settlements of Hemingford Abbots and Hemingford Grey should be taken into account.

7.16 Policy LP9 of Huntingdonshire's Local Plan to 2036 defines other nearby 'Small Settlements' in proximity to Hilton these are Offord Cluny, Offord D'Arcy and Yelling, Officers have considered these settlements have potential opportunities to provide the affordable housing within the settlements themselves or other nearby settlements and given the geographical separation between these 'Small Settlement' and Hilton they should not be considered as 'nearby small settlements' for the purposes of the assessment of this application. Whereas Hemingford Grey and Hemingford Abbots sites have been investigated for potential housing sites none have been secured and any potential sites may have flood risk issues with the settlements being located predominantly within flood zones 3 and 2.

7.17 The Local Plan establishes that there is a need for 7,900 affordable homes over the plan period from 2011 to 2036. This is evidenced in the Strategic Housing Market Assessment (2017) which identified a need for 7,897 affordable homes across the Plan period which equates to the delivery of 316 affordable homes a year.

7.18 The Local Plan sets out the Council's approach to delivering affordable housing. Policy LP24 seeks to ensure that proposals for market housing development in Huntingdonshire contribute to the delivery of affordable housing. In addition, the Council is keen to facilitate a higher provision of affordable homes, through encouragement of rural exceptions housing schemes, with a view to maintaining sustainable communities and meeting their specific housing needs. This is sought through policy LP28 to facilitate the provision of land for housing focused on meeting the needs of people with an established connection to the place in which the new homes are built.

7.19 Between 1 April 2011 and 31 March 2021 1,937 affordable homes had been delivered across the district, including 274 in the last financial year, giving an annual average completion rate of 194 new affordable homes. This represents 61% of the affordable housing requirement in that period, leaving a shortfall of 121 homes a year. This reinforces the desirability of maximising sustainable opportunities to deliver further affordable housing.

7.20 Whilst a substantial number of affordable homes can reasonably be expected to be provided by 2036, it will be challenging to meet the full level of affordable housing required to meet the calculated need. Therefore, provision of affordable housing is a significant material consideration in the decision-making process which should be accorded due weight.

7.21 With regards to the extent of the local need for affordable housing, a Local Housing Needs Survey for Hilton has been carried out identifying that there were, at the time of the survey (2016), five households in need of affordable housing who either live in, or have a local connection to, Hilton.

7.22 A Local Housing Needs survey has also been carried out identifying that there were, at the time of the survey (November 2018), four households in need of affordable housing who either live in, or have a local connection to, Hemingford Abbots. Albeit, Hemingfords Abbots Parish Council have stated that the identified need for affordable housing has been partly met by a recent approval of 2 affordable unit at the development on the Chapmans Garages Site. However, the Chapmans Garage site was not for local connection and therefore identified need remains for four affordable homes within Hemingford Abbots. Similarly, a Local Housing Needs Survey has also been carried out identifying that there were, at the time of the survey (November 2018), twelve households in need of affordable housing, who either live in, or have a local connection to, Hemingford Grey. The Local Housing Need Surveys, taking account of the 2 affordable homes recently approved in Hemingford Abbots, have therefore demonstrated that there is a total need for 21 affordable homes to meet the identified affordable housing need for the Hilton, Hemingford Grey and Hemingford Abbots. Given the level of affordable housing need identified, the proposal is considered to comply with part b) of Policy LP28 of Huntingdonshire's Local Plan, which states that "the number, size, type and tenure of the affordable homes is justified by evidence that they would meet an identified need arising within the settlement or nearby settlements (as defined in 'small settlements') through a local needs survey or other local needs evidence".

7.23 Part a. of Policy LP28 requires "at least 60% (net) of the site area is for affordable housing for people with a local connection". The indicative site plan demonstrates that this requirement would be complied with. As such, the proposal complies with parts a) and c) of Policy LP28 of the Local Plan to 2036, with the remainder of the site being made up of market housing and infrastructure associated with the development.

7.24 Policy LP28 of the Local Plan also requires that the site be well related to the built-up area. As set out above, the site is considered to be well related to the built-up area given its close proximity to the built-up area of Hilton to the north and east of the site.

7.25 Part d) of Policy LP28 deals with the issue of sustainability. Hilton is defined as a Small Settlement in the Local Plan to 2036.

7.26 Paragraph 7.44 of the Local Plan states that opportunities for development within the built-up areas of settlements may be limited and considering proposals for development on well- related land on the outskirts of settlements can help maintain a settlement's character, by providing alternatives to cramming development within a tightly defined built-up area.

7.27 It is considered that the circumstances outlined in paragraph 7.44 above match the circumstances of this application site where Hilton is characterised by large open spaces within the village and dense residential development on the opposite side of Church End.

7.28 The Local Plan recognises that residents of Small Settlements will need to travel to access services and facilities elsewhere on a regular basis - an inevitability in a rural district. As such, no Local Plan allocations for development are made in any Small Settlements. It is also recognised though that there is a role for a limited amount of sustainable development in contributing to the social and economic sustainability of Small Settlements and in supporting a thriving rural economy. 7.29 The Local Plan also recognises that given the variation in size and availability of services and facilities between Small Settlements varying levels of development could sustainably be accommodated depending on the nature of the individual Small Settlement.

7.30 Paragraph 4.102 of the Local Plan states that the potential benefits of promoting some growth within Small Settlements include helping to create a more balanced and diverse local population; enabling young people to stay in the communities they grew up in; and providing opportunities for older people looking to move into more accessible housing within the community. It can also help sustain the available services and facilities by maintaining population numbers helping to address the particular challenge of declining rural populations relating to falling household sizes. Growth can help support a living, working countryside capable of adapting to changing needs.

7.31 Given the particular circumstances outlined above the site is considered to be well-related to the built-up area of Hilton, whilst recognising the area residential development to the north and north east of the site.

7.32 The amount of development that is required to meet the local need for affordable housing in Hilton and contribute towards the identified need within Hemingford Abbots and Hemingford Grey is relatively small in comparison to the size of the settlement of Hilton - which comprises approximately 424 homes. While the availability of services and existing infrastructure in Hilton is suitable to meet the day to day needs of the proposed occupiers of the dwellings, it is not ideal given the fact there is no village primary school, with the nearest primary school (Fenstanton & Hilton Primary School) being 3.5 miles away in Fenstanton. There is, however, a village shop with post office, pub/hotel, two churches, village hall, day nursery within Hilton and some public transport with limited bus links to Boxworth, Bar Hill and St Ives. All of these services and facilities lie within a 10 minute walking distance of the site.

7.33 It is therefore considered, on balance, and taking all the above factors into account, that the amount of development and the location of the proposal is sustainable in terms of the availability of services and existing infrastructure and the opportunities for users of the proposed development to travel by sustainable modes. The location and amount of development is considered to be sustainable and complies with the requirements of parts i) and ii) of part d) of Policy LP28. Part iii) of part d) is assessed below.

7.34 Whilst the site is considered by Officers to be well-related to the built-up area, it forms part of the countryside. Policy LP10 of the Local Plan to 2036 is therefore relevant. Policy LP10 states that development in the countryside will be restricted to the limited and specific opportunities as provided for in other policies of the plan. It states that all development in the countryside must: "a. Seek to use land of lower agricultural value in preference to land of higher agricultural value: i) Avoiding the irreversible loss of the best and most versatile agricultural land (Grade 1 to 3a) where possible, and ii) Avoiding Grade 1 agricultural land unless there are exceptional circumstances where the benefits of the proposal significantly outweigh the loss of the land; b. Recognise the intrinsic beauty of the countryside; and c. Not give rise to noise, obstructive light or other impacts that would adversely affect the use and enjoyment of the countryside by others".

7.35 The site is predominantly Grade 2 agricultural land with the north eastern corner (next to Wychwood) being classified as Grade 3 agricultural land. The land within the site is therefore classified as being best and most versatile agricultural land. The proposal would result in the irreversible loss of this land.

7.36 Some 98% of the district comprises land within Grades 1 to 3, with 15% being Grade 1 and an estimated 77% of land falling within the definition of best and most versatile land.

7.37 While the site is actively farmed there is no evidence to suggest that the loss of the land would lead to any significant impact on crop or food production. Furthermore, the larger field to the south would continue to be farmed if this small part of it was to be developed.

7.38 Policy LP10 of the Local Plan outlines that the loss of best and most versatile land should be avoided where possible. There is a limited supply of land of lower grades in the District and a significant number of sites allocated for development in the District in the Local Plan to 2036 are on land that is the best and most versatile. The site is of relatively limited size at 0.8 hectares, when having regard to Natural England's guidance for consultation which relates to sites of 20 hectares of more. The quality of the agricultural land in the area is of equal quality as the application site. Whilst the proposal would lead to the irreversible loss of approximately 0.8 hectares of Grade 2 and 3 best and most versatile agricultural land, all the land in the immediate vicinity is of similar grade so there is no lower grade land available as an alternative to deliver a rural exception site. The loss of good quality agricultural land therefore carries only limited weight.

7.39 Overall, it is therefore considered that the proposed development complies with part a) of Policy LP10 regarding development in the countryside. An assessment of parts b) and c) of Policy LP10 is made in the proceeding sections of this report.

7.40 As such, given the local need for affordable housing identified through the submission of Local Housing Needs Surveys, showing a need for 21 affordable homes to meet the need arising from Hilton, Hemingford Grey and Hemingford Abbots, and the challenges regarding the delivery of affordable homes within the District, it is considered that the broader principle of development for a rural exception scheme is acceptable and it would accord with Policy LP28 of the Local Plan to 2036, subject to all other material considerations being assessed and considered acceptable.

Design and Impact upon the Character and Appearance of the Area 7.41 Policy LP2 of the Local Plan to 2036 sets out the Development Strategy for Huntingdonshire. Amongst other points, the development strategy for Huntingdonshire is to protect the character of existing settlements and recognise the intrinsic character and beauty of the surrounding countryside.

7.42 Policy LP11 of the Local Plan to 2036 states that a proposal will be supported where it is demonstrated that it responds positively to its context and has drawn inspiration form the key characteristics of its surroundings, including natural, historic and built environment, to help create distinctive, high quality and well- designed places.

7.43 Policy LP12 of the Local Plan to 2036 states that new development will be expected to be well designed and that a proposal will be supported where it can be demonstrated that it: * Contributes positively to areas of character and identity * Successfully integrates with adjoining buildings, the routes and spaces between buildings, topography, and landscape * Creates attractive and appropriately scaled built frontages * Delivers a balanced mix of compatible buildings * Enables the wider area to achieve a coherent and integrated built form including considering potential future development of adjoining sites * Promotes accessibility and permeability for all be creating safe and welcoming spaces that connect with each other and are easy to move through * Promotes a sense of place to include attractive streets, squares and other public spaces with a defined sense of enclosure, with multi-functional green spaces and corridors.

7.44 The site currently forms part of a larger agricultural field. The proposal is for up to 18 dwellings. As the application is for outline planning permission including detailed matters of access only, the detailed layout, scale and design of the dwellings and landscaping will be considered at reserved matters stage. The proposed access to Church End has been amended through consultation with the County Highway Authority and several design improvements have been made: * relocation of the access further away from the junction of Church End and the B1040 * Footpath link provided to Church End * Widening of Church End

7.45 The proposed development has been carefully considered in consultation with HDC Urban Design and Landscape Officers, who consider the indicative layout to be unacceptable and have advised that the scheme should be reduced in numbers. Whilst the indicative layout seeks to demonstrate that the site could reasonably accommodate up to 18 dwellings, final details of the design, layout, scale and landscaping would need to be agreed at Reserved Matters stage and as such the final number of dwellings and mix would be determined at the reserved matters stage. As the application description includes the phrase 'up to' a lower number of dwellings may subsequently be secured at reserved matters stage, such to address the concerns raised by the Trees and Landscapes Officer. However, this can only be determined at the detailed design stage.

7.46 The indicative layout has been informed by the existing properties to the north of the site along Church End which has a dense arrangement of residential properties. The character of the dwellings to the south of Church End are of large single dwellings in large plots with no in-depth development. The proposals would introduce dwellings at depth within the site, however the dwellings would be set back from the road and additional landscaping would be added to help mitigate any public views of the site and create a softer edge to the development. The precise layout, appearance, scale and landscaping details would be considered at reserved matters stage. Whilst it is agreed the proposals would introduce some landscape harm to the immediate locality, the impacts on the character of the settlement as a whole would be minimal. Any identified landscape harm would be outweighed by the benefits of the scheme which would secure the delivery of much needed affordable housing within the District and Specifically affordable housing to meet the identified needs.

7.47 Overall, it is considered that the proposed development has demonstrated that a scheme could be accommodated that would accord with parts b) and c) of Policy LP10 and part iii) of part d) of Policy LP28 of the Local Plan to 2036, by recognising the intrinsic character and beauty of the countryside in this location on the edge of the village. The proposed development would also improve the use and enjoyment of the site through the provision of a footpath that links the site to the existing footpath network at Church End.

7.48 The proposed development is therefore considered to accord with the requirements of the NPPF and of Policies LP2, LP10 parts b) and c), LP11, LP12, LP28 part iii) of part d) of Huntingdonshire's Local Plan to 2036.

Housing Mix and Accessible and Adaptable Homes 7.49 Policy LP25 of the Local Plan to 2036 outlines that a proposal for major scale development that includes housing will be supported where it provides a mix of sizes, types and tenures that help achieve sustainable, inclusive, and mixed communities. The policy requires any proposal which includes 10 or more dwellings to provide a mix of dwelling sizes, types and tenures and to demonstrate how it responds to evidence provided by Strategic Housing Market Assessments, HDC's Housing Strategy and Tenancy Strategy and any local assessments of housing need.

7.50 The Cambridge sub-region Strategic Housing Market Assessment (SHMA) (2013) provides guidance on the mix of housing required for Huntingdonshire up to 2031. This gives broad ranges reflecting the variety of properties within each bedroom category. This indicates a requirement for the following mix: up to 4% one-bedroom homes, 16-42% two-bedroom homes, 26-60% three-bedroom homes and up to 30% four or more-bedroom homes.

7.51 As this application is for a rural exception scheme, the size and tenure of the affordable homes to meet local needs would need to reflect the identified needs demonstrated through the Local Housing Needs Assessments; the remainder of the homes provided should help to meet the overall preferred mix. The final tenure and mix would be secured via an affordable house scheme secured through a S106.

7.52 Whilst final details of the affordable and market housing mix will be agreed at reserved matters stage, the submitted indicative site plan demonstrates that the site is capable of accommodating a mix of dwellings. A condition shall be implemented to ensure the reserved matters details provide a housing mix to accord with the requirements of Policy LP25, such to help achieve a sustainable, inclusive and mixed community in this locality in accordance with the overall aims of Policy LP25.

7.53 Furthermore, Policy LP25 requires new dwellings to meet the Building Regulations standards for accessible and adaptable dwellings and, in the case of affordable homes, that an appropriate proportion meet the Building Regulation standards for wheelchair adaptable dwellings.

7.54 The Applicant has confirmed that the dwellings will meet the Building Regulations standards for accessible and adaptable homes and that both bungalows will meet the Building Regulation standard for wheelchair adaptable homes as required by paragraph 7.22 of the Local Plan.

7.55 It is considered therefore that the mix of dwellings types, sizes and tenures is acceptable in the context of Policies LP25 and LP28 of the Local Plan to 2036. Overall, in principle, the development of the site for the mix and type of housing proposed meets the requirements of the Local Plan and the NPPF and is supported subject to all other material planning considerations.

Residential Amenity 7.56 Policy LP14 of the Local Plan states that a proposal will be supported where a high standard of amenity is provided for all users and occupiers of the proposed development and maintained for users and occupiers of neighbouring land and buildings. Paragraph 130 (f) of the NPPF (2021) also seeks to secure a high standard of amenity for existing and future users of developments.

Future Occupiers:

7.57 The proposals have been assessed in consultation with HDC's Environmental Health Officer in regards to any potential land contamination and amenity impacts, who had no objections subject to conditions controlling, construction times and deliveries, submission of a Construction Environmental Management Plan (CEMP) and no burning of waste. Appropriately worded conditions and informatives will be added to the decision notice in this regard in accordance with Policy LP14 of the Local Plan.

7.58 Given the outline nature of the application, the final layout and scale of the development within the site has yet to be determined and any amenity impacts would be assessed in detailed at reserved matters stage. Considering the indicative layout submitted, Officers are satisfied that a suitable design and layout of dwellings could be achieved without causing any significant detrimental impacts on the amenity of the adjoining neighbours and that any future occupiers of the proposed development would enjoy a high standard of residential amenity.

Impact on Existing Adjacent Residential Occupiers:

7.59 Whilst the proposed layout, scale and appearance are matters to be considered at reserved matters stage, the indicative layout demonstrates that the development can be accommodated within the site, maintaining a satisfactory level of amenity currently enjoyed by the surrounding properties. There is considered to be sufficient separation distance and orientation achievable to avoid any significant overbearing, overlooking or loss of light or daylight issues.

7.60 In terms of the impact of the proposals on the existing dwellings that can be assessed, views from gardens and from properties adjoining the site would experience a change in outlook, but it should be noted that changes in views and outlook do not necessarily equate to harm.

7.61 Overall, it is considered that the proposal would ensure a high standard of amenity is provided for all users and occupiers of the proposed development and maintained for users and occupiers of neighbouring land and buildings. It is therefore considered that the proposed development complies with Policy LP14 of the Local Plan and paragraph 130(f) of the NPPF (2021).

Flooding and Drainage 7.62 Policy LP5 of the Local Plan states that a proposal will only be supported where all forms of flood risk, including breaches of flood defences or other defence failures, have been addressed. Policy LP15 of the Local Plan to 2036 requires surface water to be considered from the outset as an integral part of the design process.

7.63 The overall approach to flooding is given in paragraphs 159-169 of the NPPF (2021) and these paragraphs set out a sequential, risk-based approach to the location of development. This approach is intended to ensure that areas at little or no risk of flooding are developed in preference to areas at higher risk. It involves applying a Sequential Test to steer development away from medium and high flood risk areas (Flood Zones 2 and 3), to land with a low probability of flooding (Flood Zone 1).

7.64 The application site falls within Flood Zone 1 as designated within the Strategic Flood Risk Assessment 2017 and Environment Agency Flood Maps, which represents the lowest flood risk of flooding from rivers and sea. As the site exceeds 1 hectare, a site-specific Flood Risk Assessment has been submitted.

7.65 The site is bound by a watercourse on its western and northern sides, whilst a field drain bounds the site to the east. The applicant has submitted a Flood Risk Assessment and Surface water Drainage Strategy to support the application, the details of which have been assessed in consultation with the Environment Agency (EA), Cambridgeshire County Council Lead Local Flood Authority (LLFA) and Anglian Water Authority (AWA) who raised no objections to the proposals, subject to certain conditions and informatives. These consultations form the basis of the assessment of the proposals in regards to flood risk. Given the comments received, subject to conditions, the development can be made acceptable in flood risk and drainage terms in accordance with the requirements of Policies LP5 and LP15 of the Local Plan and the NPPF (2021) in this regard.

Ecology and Biodiversity 7.66 Local Plan Policy LP30 aims to conserve and enhance biodiversity and advises that opportunities should be taken to achieve beneficial measures within the design and layout of development and that existing features of biodiversity value should be maintained and enhanced. As a minimum it requires that a proposal will ensure no net loss in biodiversity and a gain where possible.

7.67 Policy LP31 of the Huntingdonshire Local Plan to 2036 requires proposals to demonstrate that the potential for adverse impacts on trees, woodland, hedges and hedgerows has been investigated and that a proposal will only be supported where it seeks to conserve and enhance any existing tree, woodland, hedge or hedgerow of value that would be affected by the proposed development.

7.68 Paragraph 174 of the NPPF (2021) states planning policies and decisions should contribute to and enhance the natural and local environment including by minimising impacts on and providing net gains for biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures. 7.69 The application has been assessed in consultation with The Cambridgeshire Wildlife Trust who have not raised any objections to the proposals and have confirmed that the development will be able to deliver a small net gain in biodiversity.

7.70 The applicant's submitted Preliminary Ecological Appraisal (PEA) considered the site to be negligible in ecological value but recommends the provision specific mitigation recommendations (as summarised in table 7) and should members be minded to recommend approval of the application, these measures and biodiversity enhancements would be secured by way of a planning condition.

7.71 Overall, subject to conditions, the proposals are considered to accord with the requirements of Policies LP30 and LP31 of the Local Plan and the requirements of the NPPF (2021). Access, Parking and Highway Safety 7.72 Section 9 of the NPPF (2021) discusses the importance of promoting sustainable transport. Paragraph 113 of the NPPF (2021) states that developments that will generate significant amounts of movement should be required to provide a travel plan and should be supported by a transport statement/assessment so the likely impacts of the proposal can be assessed.

7.73 Policy LP16 states that new development will be expected to contribute to an enhanced transport network that supports an increasing proportion of journeys being undertaken by sustainable travel modes. A proposal will therefore be supported where it is demonstrated that: a. opportunities are maximised for the use of sustainable travel modes; b. its likely transport impacts have been assessed, and appropriate mitigation measures will be delivered; c. safe physical access from the public highway can be achieved, including the rights of way network where appropriate; d. any potential impacts on the strategic road network have been addressed; and e. there are no severe residual cumulative impacts.

7.74 Policy LP17 states that a proposal will be supported where it incorporates appropriate space for vehicle movements, facilitates accessibility for service and emergency vehicles and incorporates adequate parking for vehicles and cycles.

7.75 Part ii) of part d) of Policy LP28 of the Local Plan requires a development to be sustainable in terms of opportunities for users of the proposed development to travel by sustainable modes.

7.76 The main issue is whether there would be any severe adverse effects on highway safety and traffic flow arising from the proposed development.

7.77 Details of access are to be considered at this outline stage. In detail, access to the site is to be provided from Church End via a single access point. As stated above, the Applicant has agreed to the provision of a new footway on Church End and the widening of part of Church End. It is noted that there is local concern regarding the positioning of the access opposite to the existing driveways. However, the County Highway Authority has considered the application and, following the submission of amended plans and additional information, is satisfied that the proposed development makes appropriate provision for highway safety and access and has no objections on highway safety grounds to the proposed development.

7.78 There are no maximum or minimum parking standards within Huntingdonshire's Local Plan to 2036, rather a clear justification should be provided for the level of parking provision proposed as set out in Policy LP17 of the Local Plan. Based on the indicative plan submitted, each dwelling would be served by either two parking spaces or with a garage and two parking spaces. Therefore, whilst precise details of parking will be considered at reserved matters stage, the indicative layout demonstrates that the site is capable of accommodating reasonable levels of vehicle parking. It is considered that an appropriate number of parking spaces and secure cycle storage can be achieved and would be assessed at reserved matters stage.

7.79 The Institute of Highways and Transportation (IHT) provide guidance on desirable walk distances in their publication 'Providing for Journeys on Foot' which recommends suggested acceptable walking distances of between 500m (6 minutes, 'Desirable') and 2km (25 minutes, 'Preferred Maximum') for commuting and journeys to school. For non-commuter journeys the guidance suggests that a walk distance of up to 1,200 metres can be 'considered', with the 'acceptable' and 'desirable' distances being 800 and 400 metres respectively. Similarly, acceptable cycling distances vary between individuals and circumstances but trips up to 5km (3.1miles) are accepted as having the potential to substitute car trips. However, these are not framed as absolute requirements: The Design SPD states that 'ideally' new homes will be built to be within those distances and the IFT guidance acknowledges that acceptable walking and cycling distances will vary between individuals.

7.80 Paragraph 5.53 of the Local Plan to 2036 states the reality that the level of car ownership in Huntingdonshire is high given the relative prosperous and rural nature of the district and that even in market towns public transport outside of weekday business hours can be limited. Therefore, reliance on private cars as the main mode of travel is likely to continue through the plan period, to 2036, and that parking provision needs to reflect that reality while also promoting the national aim of a shift towards travel by sustainable modes.

7.81 Within the representations received concerns have been raised regarding the lack of sustainable transport options instead of private car use. The closest bus stop is within 500 metres of the site. This is beyond the recommended 400 metres walking distance. The Local Planning Authority accepts that there would be an increase in private car use and that these bus services are limited and would not be reliable for frequent everyday use such as for employment. However, they do offer an alternative to private car use for future occupants in accordance with the requirements of local plan policy, particularly Policy LP16 of the Local Plan to 2036.

7.82 Whilst the village of Hilton itself has a relatively limited number of services (albeit quite a good range for a Small Settlement), the Key Service Centre of Fenstanton is within 2.5 miles (3.75 kilometres) and offers a Primary School, Pharmacy, Butcher, Bakers and a Doctors Surgery, Ladies Clothes Shop and Takeaways and Convenience Store. As outlined within the IHT's guidance, it is recognised that people will cycle to services/amenities outside of the 25-minute walk distance, and which are located within 5 kilometres (approximately a 15-minute cycle time). Whilst many of these services are not within walking distances of the application site, they are within recommended cycling distances; offering an alternative sustainable transport to future occupants than private car use, as required by Policy LP16. Within the representations received concerns were raised about the barriers imposed by the A14 and A1307 to connections between Hilton and Hemingford Grey and Fenstanton. The A14 is crossed by bridges on both routes connecting these and the A1307 is connected by a bridge at Galley Hill and an underpass at Fenstanton enabling connections to be made in accordance with Policy LP16.

7.83 Taking all the above into account, subject to conditions, it is considered that the proposed means of accessing the site is acceptable and the proposed development accords with the requirements of the NPPF (2021) and with Policies LP16, LP17 and part ii) of part d) of Policy LP28 of Huntingdonshire's Local Plan to 2036.

Impact on Heritage Assets/Archaeology 7.84 The National Planning Policy Framework 2021 states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset's conservation (Para 199) and that any harm to, or loss of, the significance of a designated heritage asset (from its alteration or destruction, or from development within its setting) should require clear and convincing justification (Para 200). The NPPF 2021 states that where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal (Para 196).

7.85 Policy LP34 of the Local Plan to 2036 outlines that "Great weight and importance is given to the conservation of heritage assets and their settings. The statutory presumption of the avoidance of harm can only be outweighed if there are public benefits that are powerful enough to do so".

7.86 The site is located outside of, but forms part of the setting of the Hilton Conservation Area which is approximately 105m to the north east of the site. The nearest listed building is 120m to the north east of the site (Church Close a Grade ll Listed Building) and St Mary Magdalene's Church (Grade l Listed Building) which is approximately 200m to the north east of the site. The site is also undeveloped land where there is potential for archaeology.

7.87 The proposals have been assessed in consultation with HDC's Conservation Officer given the proximity of the proposals in regards to the heritage assets. The Conservation officer did not identify any harmful impacts to the setting of the heritage assets (adjacent Conservation Area and Listed Buildings) and Historic England made no comment. These consultation responses form the basis of the assessment in regards to the impact on the setting of the heritage assets.

7.88 The proposals have also been assessed in consultation with Cambridgeshire County Council Archaeologist who has identified that the site lies in an area of archaeological potential. Whilst the Archaeology Team have not objected to the development proceeding in this location, it was recommended that the site should be subject to a programme of archaeological investigation. Should members recommend approval of the scheme, a condition would be attached to the decision notice in this regard.

7.89 Subject to the recommended condition, the proposed development is considered to accord with Policy LP34 of the Local Plan to 2036 and the NPPF (2021) in this regard.

Water Efficiency 7.90 Policy LP12 of the Local Plan states that new dwellings must comply with the optional Building Regulation standard for water efficiency set out in Approved Document G of the Building Regulations. The applicant has agreed to the requirement and a condition will be attached to any consent to ensure compliance with the above standards in accordance with Policy LP12 of the Local Plan.

Infrastructure Requirements and Planning Obligations 7.91 The Infrastructure Business Plan 2013/2014 was developed by the Growth and Infrastructure Group of the Huntingdonshire Local Strategic Partnership. It helps to identify the infrastructure needs arising from development proposed to 2036 through the Core Strategy.

7.92 Statutory tests set out in the Community Infrastructure Regulations 2010 (Regulation 122) require that S106 planning obligations must be * necessary to make the development acceptable in planning terms, * directly related to the development and * fairly and reasonable related in scale and kind to the development.

7.93 S.106 obligations are intended to make development acceptable which would otherwise be unacceptable in planning terms.

7.94 Without prejudice to the eventual determination of the planning application, negotiations have been held with the applicant in order to determine the extent of the obligations required to make the development acceptable. These negotiations have been held in line with the advice within the Regulations and the outcome is summarised below. Other relevant matters will be addressed via specific planning conditions.

Affordable Housing:

7.95 Given the proposal is for a rural exception site, in accordance with Policy LP28 of the Local Plan to 2036, the provision of at least 60% (net) of the site area being for affordable housing such to meet local needs, including the necessary mix, shall be secured by way of S106 Agreement.

Green / Open Space:

7.96 In accordance with Policies LP3 and LP4 of Huntingdonshire's Local Plan to 2036 and the Developer Contributions SPD (Part B) proposals for residential development are required to provide the development specific land for informal and formal green space.

7.97 The HDC Operations Team have advised that "Based on 18 dwellings of unknown size of property, in accordance with the SPD, this development requires in the region of 860m2 of public open space including 340m2 of continuous green space for children to play.

7.98 In this instance the green space needs to be useable green space, so should not include attenuation basins. The indicative site plan shows a limited amount of green space around the attenuation basin which when it sits wet would not be safe for children to play. It would be preferable to see a larger green space to the north of the basin which could be used by local residents with a smaller amount of green space around the basin further south. As there are no areas nearby for children to play it is vital that space is provided".

7.99 The submitted indicative layout demonstrates that the full quantum of development could be accommodated as well as levels of green space in excess of the Developer Contributions SPD requirement. Sufficient green space could therefore be provided as part of the proposed development, such to accord with Policies LP3 and LP4 of Huntingdonshire's Local Plan to 2036 and the Developer Contributions SPD.

Formal Green Space:

7.100 Off-site contributions of £11,488 have been sought by HDC Active Lifestyles towards formal sports provision. This contribution would be put towards improving the quality of the cricket pitch and football pitch (as identified in the Huntingdonshire Sports and Leisure Facilities Strategy 2016 - 2021). This contribution requested is considered to accord with the statutory tests in the Community Infrastructure Levy Regulations and paragraph 57 of the NPPF (2021); i.e. it is considered that this contribution is necessary to make the development acceptable in planning terms, it is directly related to the development and it is fairly and reasonably related in scale and kind to the development.

Green Space Maintenance:

7.101 The Developer Contributions SPD sets out maintenance rates for green space that will cover a fifteen-year period. Developer contributions in line with the final agreed provision of green space would be secured via a Section 106 Agreement. In accordance with the requirements of the Developer Contributions SPD, this would comprise either a commuted sum following the transfer of the Green Space to the Parish Council or the District Council, or the site will be maintained by a maintenance company that would be set up by the developer and funded through contributions from residents of the site (as per the cascade mechanism within the Developer Contributions SPD).

Residential Wheeled Bins: 7.102 Each dwelling will require the provision of one black, blue and green wheeled bin. The current cost of such provision is £150 per dwelling. For flats, communal 1100 litre bins could be provided rather than individual bins for each dwelling. The current cost for communal bins in is £669.00 per communal bin. As such a formula-based approach is suggested with the scheme and details to be secured through the S106 Agreement.

Community Infrastructure Levy (CIL):

7.103 The development will be CIL liable in accordance with the Council's adopted charging schedule; CIL payments will cover footpaths and access, health, community facilities, libraries and lifelong learning and education.

CONCLUSION 7.104 This proposal seeks permission for up to 18 dwellings with at least 60% net of the site area providing affordable housing to meet the specific needs of residents of Hilton or those with a connection to Hilton and nearby settlements of Hemingford Grey and Hemingford Abbots.

7.105 The presumption in favour of sustainable development requires proposals to achieve economic, social and environmental gains; as such a balancing exercise must be undertaken to weigh the benefits of the scheme against its disadvantages.

7.106 In terms of the economic dimension of sustainable development, the proposal would contribute towards economic growth, including job creation - during the construction phase and in the longer term through the additional population assisting the local economy through spending on local services/facilities. There will also be Council Tax receipts arising from the development.

7.107 Regarding the social dimension, the site appears to have no physical constraints and is deliverable. There is a local and district wide identified need for both private and affordable housing. The proposal would meet the identified local affordable housing need for Hilton and contribute towards the locally identified affordable housing need for Hemingford Abbots and Hemingford Grey. Whilst the Council can demonstrate a 5-year supply of deliverable housing land, the provision of market housing on the application site would amount to a moderate benefit in terms of providing a greater flexibility to the supply of housing. The scheme also delivers a footway link and widening of part of Church End that benefits not only the proposed residents but those existing residents on Church End. Other benefits of the scheme include a contribution of £11,488 towards formal sports provision as well as the provision of informal open space within the site.

7.108 In terms of the environmental dimension of sustainable development, the proposal delivers, through the biodiversity enhancements, a development that is acceptable from a biodiversity perspective and additional landscaping, precise details of which would be secured at reserved matters stage. The application site constitutes a sustainable location for the scale of development proposed in respect of access to local services and facilities within Hilton and the Key Service Centre of Fenstanton.

7.109 The application site is considered on balance to constitute a sustainable location given the scale and nature of the development proposed in respect of access to the acknowledged limited local services and facilities within Hilton.

7.110 Any harmful visual landscape impacts resulting from the proposed development are considered to be limited in nature and restricted to the loss of a relatively small parcel of Grade 2 and 3 best and most versatile agricultural land.

7.111 Having fully assessed all three dimensions of sustainable development; economic, social and environmental within this report it is concluded that the development of this site will: - provide a supply of Affordable Housing to meet the identified local affordable housing need in Hilton and contribute towards meeting the identified affordable needs of Hemingford Grey and Hemingford Abbots; - provide a supply of market housing to go towards meeting the District wide need for housing and providing a choice above and beyond the 5 year supply of housing land; - have an acceptable impact on residential amenity; - have an acceptable impact upon highway safety; - promote healthy, active lifestyle through informal green space provision and off-site contributions to improve existing sports facilities; - maximise the available opportunities for use of public transport, walking and cycling to local facilities; - minimise pollution; - manage flood risk and drainage effectively; - have no harm on archaeological interests; - have no significant adverse impacts on features of landscape or ecological value and will provide a small net gain in biodiversity; - provide infrastructure to meet the needs generated by the development.

7.112 As is set out in the Local Plan, the maximisation of Affordable Housing provision is one of the greatest challenges the district faces and is a key priority for the Local Plan.

7.113 It is concluded that the proposal would contribute to the economic, social and environmental dimensions of sustainability. The harm identified is limited and is not considered to significantly and demonstrably outweigh the scheme's benefits when assessed against the policies in the Local Plan and NPPF taken as a whole. This is a significant material consideration which outweighs any possible conflict with the Development Plan and therefore it is recommended that permission be granted.

8. RECOMMENDATION - APPROVAL subject to the prior completion of a S106 Agreement relating to the following issues and to conditions to include those set out below: * Affordable Housing * Green Space * Green Space Maintenance * Outdoor Sports Contribution * Bin Provision

OR REFUSE in the event that the obligation referred to above has not been completed and the applicant is unwilling to agree to an extended period for determination, or on the grounds that the applicant is unwilling to complete the obligation necessary to make the development acceptable.

Conditions • Time limits • Reserved matters (Appearance, Landscaping, Layout and Scale) • Approved plans • Maximum number of 18 dwellings with at least 60% (net) of the site area is for affordable housing for people with a local connection • Biodiversity enhancement plan • Surface Water drainage • Foul Water drainage • Hours of construction work • Construction and Environmental Management Plan • Archaeology • Noise • Access width • Access construction and drainage measures • Temporary parking facilities during construction • Visibility splays • Provision of the footway and widening of Church End • Unexpected Contamination • Accessible and adaptable homes • Housing mix • Water efficiency

If you would like a translation of this document, a large text version or an audio version, please contact us on 01480 388388 and we will try to accommodate your needs

CONTACT OFFICER: Enquiries about this report to Debra Bell Senior Development Management Officer – [email protected]

Ms D. Bell Planning Case Officer Huntingdonshire District Council Planning Dept Pathfinder House St. Marys Street Huntingdon Cambridgeshire PE29 3TN

Monday 8th February 2021

Dear Ms Bell,

This letter is to be seen in conjunction with Hilton Parish Council’s response to the revised outline planning application: 20/00164/OUT Outline Application for Rural Exceptions Housing for up to 18 Dwellings with all matters reserved, except access. Land West Of Wychwood Church End Hilton.

Hilton Parish Council’s planning committee met in public via Zoom on 2nd February to discuss this application.

The committee concluded that they do not agree that a need identified in Hemingford Grey or Hemingford Abbots could be addressed by Rural Exception Housing in Hilton and the committee would continue to recommend this application for rejection on the basis that it does not comply with the new Huntingdonshire’s Local Plan to 2036.

This application has been redefined as an application for Rural Exceptions Housing in accordance with the Huntingdonshire Local Plan to 2036, section LP 28. However, Hilton Parish Council planning committee have resolved that this application does not meet the criteria for this exception, despite the claims in the planning statement to the contrary.

LP28 states that a rural exception may be granted on a site well‐related to a built‐up area. The Parish Council planning committee refers to their previous letter, dated 21st February 2020, which states that “the proposed site is currently productive grade 2 farmland and clearly relates more closely to, (and is the same as), the surrounding farmland, than it does to the built‐up area of the village. In addition, prior to the Local Plan to 2036, the village had a designated boundary line that ran along the ditch between the proposed site and Church End. This field, (the proposed site), was never considered to be part of the village and its built‐up area.”

Section (b) of LP 28 states that: b. the number, size, type and tenure of the affordable homes is justified by evidence that they would meet an identified need arising within the settlement or nearby small settlements (as defined in 'Small Settlements') through a local needs survey or other local needs evidence;

Hilton Parish Council conducted a Housing Needs Survey in 2016 which identified a potential housing need for 5 houses, which they were advised by HDC was not enough to make such a scheme viable. The applicant has attempted to discredit this survey in sections 5.20 and 5.22 of their supplemental planning statement, however their method of statistical analysis is problematic. Their implication

Nicola Webster, Clerk, Hilton Parish Council 10 Church End, Hilton, Huntingdon, Cambridgeshire, PE28 9NJ Email: [email protected] www.hiltonparishcouncil.com that the data may be extrapolated as there was only a 25% response rate is assumptive and erroneous.

Section 5.21 of the supplemental planning statement includes a quote from the Council’s Housing Policy and Enabling Officer to state that there is a potential need for up to 5 houses, based on the fact that there are currently 3 families on the register with a Hilton connection, would corroborate the Parish Council’s housing need survey. The inclusion of the potential housing need from parishes as far away as Great Paxton, which does not even border Hilton Parish, is irrelevant to this application. Therefore, there is no identified need arising within the settlement or nearby small settlements for a development of this size. As previously stated, Hilton Parish Council planning committee do not agree that a need identified in Hemingford Grey or Hemingford Abbots could be addressed by rural exception housing in Hilton. There are severely limited bus services in Hilton and no NMU route available between the villages so there are no sustainable transport links.

Section (c) of LP 28 also refences the locally generated need: c. the remainder of the site area is available as open market housing or plots suitable for custom or self‐build homes tailored to meet locally generated need;

In accordance with the section above, there is no locally generated need for a housing development of this magnitude.

Section (d)(i) of LP 28 states: d. the amount of development and location of the proposal is sustainable in terms of: i. availability of services and existing infrastructure;

Hilton has been defined as a small settlement in the Local Plan as it does not have many of the services that would define it as sustainable. The Housing and Land Economic Land Availability Assessment (HELAA) produced by HDC in 2017 defined a small settlement with good sustainability as those where a primary school, GP surgery, public hall, food shop and public house are all available within the village. It further defined a small settlement with reasonable sustainability as those where at least four of the above services are available within the village. Hilton only has three of the above services and therefore cannot be defined as sustainable in terms of the availability of services. In the planning statement, the applicant states that Hilton is considered a sustainable location for residential development but there is no evidence to support this statement, and the evidence previously mentioned actually refutes it.

Whilst this site was included in the HELAA, it received negative comments and was not taken forward into the HDC Local Plan to 2036.

Section (d)(ii) of LP 28 states: d. the amount of development and location of the proposal is sustainable in terms of: ii. opportunities for users of the proposed development to travel by sustainable modes;

Hilton Parish Council planning committee refer to their previous letter where they stated that “the B1040, which is the main road through the village, is a designated freight route supported by the local authority, Cambridgeshire County Council. Access by sustainable forms of transport, such as cycling, to nearby service centres is very dangerous along this route due to the number of HCV’s using this road. Motorised vehicular transport to other key service centres is therefore essential. Large housing development in Hilton is at odds with a central thrust of the Local Plan, which aims to encourage development resulting in fewer numbers of vehicle movements. This view is even

Nicola Webster, Clerk, Hilton Parish Council 10 Church End, Hilton, Huntingdon, Cambridgeshire, PE28 9NJ Email: [email protected] www.hiltonparishcouncil.com endorsed by the application stating 82.5% of all movements to and from the site will be via van or car.”

Section 3.6 of the planning statement includes the proximity of services in the surrounding key service centres and implies that potential residents could walk or cycle to these locations, as a demonstration of the sustainability of the site. In reality, there are no safe options to walk or cycle to these key service centres as these routes are unsafe for non‐motorised users. Therefore, except for the very limited bus service, there are no opportunities for users of the proposed development to travel by sustainable modes.

As previously stated, the housing need in Hemingford Grey or Hemingford Abbots could not be addressed by rural exception housing in Hilton as there are no opportunities for users to travel between the villages using sustainable modes.

Section (d)(iii) of LP 28 states: d. the amount of development and location of the proposal is sustainable in terms of: iii. effect on the character of the immediate locality and the settlement as a whole.

The pre‐planning advice given to the applicant by a Senior Development Management Officer states that this proposal would result in harm to the settlement as it does not respect the character and appearance of the immediate locality and would severely erode the rural character of the countryside. Therefore, this development is not sustainable.

The HDC Local Plan to 2036 contains a presumption in favour of sustainable development in accordance with paragraph 14 of the NPPF, which Hilton Parish Council planning committee support. However, as detailed above, this proposed development is not sustainable, does not meet the criteria of the Rural Exceptions Policy, and could not address a housing need in Hemingford Grey or Hemingford Abbots; therefore, Hilton Parish Council planning committee continue to recommend this application for refusal.

Yours sincerely,

Nicola Webster Clerk to Hilton Parish Council

Nicola Webster, Clerk, Hilton Parish Council 10 Church End, Hilton, Huntingdon, Cambridgeshire, PE28 9NJ Email: [email protected] www.hiltonparishcouncil.com Ms D. Bell Planning Case Officer Huntingdonshire District Council Planning Dept Pathfinder House St. Marys Street Huntingdon Cambridgeshire PE29 3TN

Wednesday 22nd April 2020

Dear Ms Bell,

This letter is to be read in conjunction with Hilton Parish Council’s response to the outline planning application: 20/00164/OUT

Outline Planning Application for up to 18 Dwellings with All Matters Reserved, Except for Access. Land West of Wychwood Church End Hilton.

Hilton Parish Council’s planning committee met via Zoom on 21st April 2020 to discuss the amendments to this application.

They noted the changes that have been made to the junction and the width of the road but resolved that these changes do not address their original comments, so their objections remain. Hilton Parish Council’s Planning Committee remain to be not in favour of this development.

The objections are summarised below:

The council concluded that it would not support the application on the basis that it did not comply with the new Huntingdonshire’s Local Plan to 2036.

These are the more obvious conflicts with the Local Plan:

1. Definition of Built‐up area: Section 4.85 (Huntingdonshire’s Local Plan to 2036).

A built‐up area is considered to be a distinct group of buildings that includes 30 or more homes. Land which relates more to the group of buildings rather than to the surrounding countryside is also considered to form part of the built‐up area.

The proposed site is currently productive grade 2 farmland and clearly relates more closely to, (and is the same as), the surrounding farmland, than it does to the built‐up area of the village. In addition, prior to the Local Plan to 2036, the village had a designated boundary line that ran along the ditch between the proposed site and Church End. This field, (the proposed site), was never considered to be part of the village and its built‐up area.

The Local Plan goes on to say:

The built‐up area will exclude:

Undeveloped land that affords important views from a public vantage point to or from a listed building or which offers or facilitates visual connections between designated heritage conservation area connecting the building or area to its countryside setting. Nicola Webster, Clerk, Proper Officer and Responsible Financial Officer, Hilton Parish Council 10 Church End, Hilton, Huntingdon, Cambridgeshire, PE28 9NJ Email: [email protected] www.hiltonparishcouncil.com This area of land affords views from this end of the village out to a rural aspect. The site is prominent within the village and to one of its major approaches, and therefore very visible. With the proposed scheme this view will be restricted to a small section equal to the width of Church End as it joins Potton Rd. The site is just 50m from the village conservation area.

2. LP9 Small Settlements (Huntingdonshire’s Local Plan to 2036.)

A proposal that is located within a built‐up area of a Small Settlement will be supported where the amount and location of development proposed is sustainable in relation to the:

a. level of service and infrastructure provision within the settlement; b. opportunities for users of the proposed development to access everyday services and facilities by sustainable modes of travel including walking, cycling and public transport;

Hilton is classed as a small settlement as is indicated in the list of villages in the Local Plan.

The services available in Hilton are very restricted, limited to a post office/shop and pub, and with a limited bus service. The B1040, which is the main road through the village, is a designated freight route supported by the local authority, Cambridgeshire County Council. Access by sustainable forms of transport, such as cycling, to nearby service centres is very dangerous along this route due to the volume of traffic using this road.

Motorised vehicular transport to other key service centres is therefore essential. Large housing development in Hilton is at odds with a central thrust of the Local Plan, which aims to encourage development resulting in fewer numbers of vehicle movements. This view is even endorsed by the application stating 82.5% of all movements to and from the site will be via van or car.

3. LP10 The Countryside (Huntingdonshire’s Local Plan to 2036.)

All development in the countryside must:

a. seek to use land of lower agricultural value in preference to land of higher agricultural value b. recognise the intrinsic character and beauty of the countryside; and c. not give rise to noise, odour, obtrusive light or other impacts that would adversely affect the use and enjoyment of the countryside by others.

According to Natural England, Agricultural Land Classification (ALC008), the land to the north, west and south of Hilton is classed as ‘very good, grade 2’. This development would adversely affect the intrinsic character of the settlement of Hilton and would create artificial light on an intrinsically dark landscape.

4. LP24 Affordable Housing Provision (Huntingdonshire’s Local Plan to 2036.)

In order to assist in meeting the identified local need for additional affordable homes, a proposal which includes housing development will be required to provide a range of affordable housing types, sizes and tenures.

Hilton PC conducted a survey in 2016 assessing the ‘local need’ for housing. The result showed that there was not sufficient need to make a development viable under the Rural Exception Scheme. Of the 408 households in Hilton less than 5% responded saying there was a need for more housing. Nicola Webster, Clerk, Proper Officer and Responsible Financial Officer, Hilton Parish Council 10 Church End, Hilton, Huntingdon, Cambridgeshire, PE28 9NJ Email: [email protected] www.hiltonparishcouncil.com 5. LP28 Rural Exceptions (HDC Local Plan to 2036)

A proposal for housing will be supported on a site well‐related to a built‐up area, as an exception to the requirements of relevant policies, where it can be demonstrated that:

This site cannot be described as well‐related to a built‐up area as this is rich agricultural land which is currently being farmed and so it more closely related to the fields it is connected to than the built‐up area.

b. the number, size, type and tenure of the affordable homes is justified by evidence that they would meet an identified need arising within the settlement or nearby small settlements (as defined in 'Small Settlements') through a local needs survey or other local needs evidence;

The survey mentioned above did not identify a need for this type of housing and there is no local needs evidence for this development.

d. the amount of development and location of the proposal is sustainable in terms of:

i. availability of services and existing infrastructure; ii. opportunities for users of the proposed development to travel by sustainable modes;

This development cannot be described as sustainable in terms of services (the village has few services) and the opportunities for users to travel by sustainable modes (the bus service is limited and the proportion of HCV’s on the roads make other modes of transport dangerous).

6. LP6 Flood Risk (HDC Local Plan to 2036)

A proposal will only be supported where all forms of flood risk, including breaches of flood defences or other defence failures, have been addressed, as detailed in the National Planning Practice Guidance and with reference to the Cambridgeshire Flood and Water Supplementary Planning Document (SPD)

The Flood Risk Assessment notes that this site is at high risk for surface water flooding. In 2001 this area was completely flooded and there is concern that an additional drainage ditch and attenuation basin will not be sufficient to offset the damage caused by the large areas of hardstanding.

In summary, the Planning Committee of Hilton Parish Council resolve that this application should be recommended for refusal as it does not comply with the Huntingdonshire Local Plan to 2036.

Yours sincerely,

Nicola Webster Clerk to Hilton Parish Council

Nicola Webster, Clerk, Proper Officer and Responsible Financial Officer, Hilton Parish Council 10 Church End, Hilton, Huntingdon, Cambridgeshire, PE28 9NJ Email: [email protected] www.hiltonparishcouncil.com Ms D. Bell Planning Case Officer Huntingdonshire District Council Planning Dept Pathfinder House St. Marys Street Huntingdon Cambridgeshire PE29 3TN

Friday 21st February 2020

Dear Ms Bell,

This letter is to be seen in conjunction with Hilton Parish Council’s response to the outline planning application: 20/00164/OUT

Outline Planning Application for up to 18 Dwellings with All Matters Reserved, Except for Access. Land West Of Wychwood Church End Hilton.

Hilton Parish Council’s planning committee met in public on 18th February 2020 to discuss the application. The meeting was well attended.

Having listened to representations from parishioners to the proposed development and discussed it thoroughly in closed session, the council concluded that it would not support the application on the basis that it did not comply with the new Huntingdonshire’s Local Plan to 2036.

These are the more obvious conflicts with the Local Plan:

1. Definition of Built‐up area: Section 4.85 (Huntingdonshire’s Local Plan to 2036.)

A built‐up area is considered to be a distinct group of buildings that includes 30 or more homes. Land which relates more to the group of buildings rather than to the surrounding countryside is also considered to form part of the built‐up area.

The proposed site is currently productive grade 2 farmland and clearly relates more closely to, (and is the same as), the surrounding farmland, than it does to the built‐up area of the village. In addition, prior to the Local Plan to 2036, the village had a designated boundary line that ran along the ditch between the proposed site and Church End. This field, (the proposed site), was never considered to be part of the village and its built‐up area.

The Local Plan goes on to say:

The built‐up area will exclude:

Undeveloped land that affords important views from a public vantage point to or from a listed building or which offers or facilitates visual connections between designated heritage conservation area connecting the building or area to its countryside setting.

This area of land affords views from this end of the village out to a rural aspect. The site is prominent within the village and to one of its major approaches, and therefore very visible. With the proposed

Nicola Webster, Clerk, Proper Officer and Responsible Financial Officer, Hilton Parish Council 10 Church End, Hilton, Huntingdon, Cambridgeshire, PE28 9NJ Email: [email protected] www.hiltonparishcouncil.com scheme this view will be restricted to a small section equal to the width of Church End as it joins Potton Rd. The site is just 50m from the village conservation area.

2. LP9 Small Settlements (Huntingdonshire’s Local Plan to 2036.)

A proposal that is located within a built‐up area of a Small Settlement will be supported where the amount and location of development proposed is sustainable in relation to the:

a. level of service and infrastructure provision within the settlement; b. opportunities for users of the proposed development to access everyday services and facilities by sustainable modes of travel including walking, cycling and public transport;

Hilton is classed as a small settlement as is indicated in the list of villages in the Local Plan.

The services available in Hilton are very restricted, limited to a post office/shop and pub, and with a limited bus service. The B1040, which is the main road through the village, is a designated freight route supported by the local authority, Cambridgeshire County Council. Access by sustainable forms of transport, such as cycling, to nearby service centres is very dangerous along this route due to the number of HCV’s using this road.

Motorised vehicular transport to other key service centres is therefore essential. Large housing development in Hilton is at odds with a central thrust of the Local Plan, which aims to encourage development resulting in fewer numbers of vehicle movements. This view is even endorsed by the application stating 82.5% of all movements to and from the site will be via van or car.

3. LP10 The Countryside (Huntingdonshire’s Local Plan to 2036.)

All development in the countryside must:

a. seek to use land of lower agricultural value in preference to land of higher agricultural value b. recognise the intrinsic character and beauty of the countryside; and c. not give rise to noise, odour, obtrusive light or other impacts that would adversely affect the use and enjoyment of the countryside by others.

According to Natural England, Agricultural Land Classification (ALC008), the land to the north, west and south of Hilton is classed as ‘very good, grade 2’. This development would adversely affect the intrinsic character of the settlement of Hilton and would create artificial light on an intrinsically dark landscape.

4. LP24 Affordable Housing Provision (Huntingdonshire’s Local Plan to 2036.)

In order to assist in meeting the identified local need for additional affordable homes, a proposal which includes housing development will be required to provide a range of affordable housing types, sizes and tenures.

Hilton PC conducted a survey in 2016 assessing the ‘local need’ for housing. The result showed that there was not sufficient need to make a development viable under the Rural Exception Scheme. Of the 408 households in Hilton less than 5% responded saying there was a need for more housing.

Nicola Webster, Clerk, Proper Officer and Responsible Financial Officer, Hilton Parish Council 10 Church End, Hilton, Huntingdon, Cambridgeshire, PE28 9NJ Email: [email protected] www.hiltonparishcouncil.com If ‘local’, in this context means further afield and outside of Hilton, then the housing to meet this need should be built where suitable services are available, keeping vehicle movements to a minimum as called for in the Local Plan.

5. LP28 Rural Exceptions (HDC Local Plan to 2036)

A proposal for housing will be supported on a site well‐related to a built‐up area, as an exception to the requirements of relevant policies, where it can be demonstrated that:

This site cannot be described as well‐related to a built‐up area as this is rich agricultural land which is currently being farmed and so it more closely related to the fields it is connected to than the built‐up area.

b. the number, size, type and tenure of the affordable homes is justified by evidence that they would meet an identified need arising within the settlement or nearby small settlements (as defined in 'Small Settlements') through a local needs survey or other local needs evidence;

The survey mentioned above did not identify a need for this type of housing and there is no local needs evidence for this development.

d. the amount of development and location of the proposal is sustainable in terms of:

i. availability of services and existing infrastructure; ii. opportunities for users of the proposed development to travel by sustainable modes;

This development cannot be described as sustainable in terms of services (the village has few services) and the opportunities for users to travel by sustainable modes (the bus service is limited and the proportion of HCV’s on the roads make other modes of transport dangerous).

6. LP6 Flood Risk (HDC Local Plan to 2036)

A proposal will only be supported where all forms of flood risk, including breaches of flood defences or other defence failures, have been addressed, as detailed in the National Planning Practice Guidance and with reference to the Cambridgeshire Flood and Water Supplementary Planning Document (SPD)

The Flood Risk Assessment notes that this site is at high risk for surface water flooding. In 2001 this area was completely flooded and there is concern that an additional drainage ditch and attenuation basin will not be sufficient to offset the damage caused by the large areas of hardstanding.

Notes:

These are the initial conflicts with the Local Plan identified by Hilton Parish Council in assessing the merits of the scheme proposed. With limited information available as to the detail design of the dwellings we cannot say at this stage if there would be further conflicts, LP11 Design Context for instance.

Details on the affordable housing survey 2016 and the old village boundary are available from Hilton Parish Council if required.

Nicola Webster, Clerk, Proper Officer and Responsible Financial Officer, Hilton Parish Council 10 Church End, Hilton, Huntingdon, Cambridgeshire, PE28 9NJ Email: [email protected] www.hiltonparishcouncil.com Application Transport Statement

There are conflicting statements within the transport statement included with this application. It states: The village itself is therefore served by limited bus routes, and this is a reflection of its rural nature and acknowledged in the Local Plan, which notes that villages have no, or very limited, public transport services. This means that reliance on private cars as the main mode of travel is likely to continue through the plan period. Then, in contradiction, it states: Hilton therefore has reasonable public transport (bus) access to Cambridge and the key employment area of the Cambridge Science Park. This is via CGB services which call at the St Ives Park and Ride site, about 6km north of the site, and so is on the basis that public transport (bus) forms the main travel mode by journey length between Hilton and Cambridge. This confirms that there are limited public transport links to Hilton and this development would increase the usage of private vehicles in the village, contrary to the aims of the Local Transport Plan.

The Transport Statement also lists the times and distances to cycle to Papworth Everard to access amenities such as GP Surgery, Pharmacy and Primary School (though this is not the catchment Primary School). As previously mentioned, this route is unsuitable for cyclists due to the HCV’s. Therefore, the only safe transport method to these amenities is private motorised vehicle.

The junction between Church End and Potton Road is one of the most dangerous in the village. There have been two reported incidents at this junction in the last 5 years, one of which was a serious incident. There are also many “near‐misses” at this junction which go unreported. In respect to general travel issues raised at the open meeting, there was substantial concern raised by the parishioners that an increase in the movements of vehicles so close to what is known to be a dangerous junction would increase the risk of serious accidents.

There is also concern regarding the junction that is planned between Church End and this development. Church End is a narrow country lane with no road markings. The planned access according to the Transport Statement appears insufficient to accommodate movements of large vehicles.

Application Planning Statement

The Planning Statement states that There are no major employment areas nearby. The nearest would be Papworth Hospital in the South Cambs District approximately 3km away. Papworth Hospital (now Royal Papworth Hospital) has relocated to the Addenbrookes site in Cambridge and is now approximately 29km away.

In summary, the Planning Committee of Hilton Parish Council resolve that this application should be recommended for refusal as it does not comply with the Huntingdonshire Local Plan to 2036.

Yours sincerely,

Nicola Webster Clerk to Hilton Parish Council Nicola Webster, Clerk, Proper Officer and Responsible Financial Officer, Hilton Parish Council 10 Church End, Hilton, Huntingdon, Cambridgeshire, PE28 9NJ Email: [email protected] www.hiltonparishcouncil.com HEMINGFORD ABBOTS PARISH COUNCIL

Parish Clerk: Mrs Maxine Blewett, 18 Church Street, Hemingford Grey, Cambridgeshire PE28 9DF

Tel: 01480 461787 Email: parishclerk@hemingford‐abbots.org.uk

25 February 2021

20/00164/OUT Outline Planning Application for up to 18 Dwellings with All Matters Reserved, Except for Access. Land West Of Wychwood Church End Hilton HAPC resolved to make comment only on the part of this application which referred to the provision of affordable housing. The application considered that some of the affordable housing proposed in this development could meet the needs for such housing as identified for Hemingford Abbots in its Housing Needs Survey carried out by ACRE in 2018. At that time 4 units were identified as needed. Subsequently there has been planning approval for 2 units to be built on the site of the Chapmans garages. HAPC considered that any affordable housing for this parish would be best sited here or preferably in Hemingford Grey where there is better access to school, shop and other facilities etc. Hilton may be geographically adjacent to the parish boundary, but the settlements do not relate to each other and in particular are separated by 2 dual carriageways. From: [email protected] To: DevelopmentControl Subject: Comments for Planning Application 20/00164/OUT Date: 10 March 2021 16:50:41

Comments summary

Dear Sir/Madam,

Planning Application comments have been made. A summary of the comments is provided below.

Comments were submitted at 10/03/2021 4:50 PM from Mrs Gail Stoehr.

Application Summary Address: Land West Of Wychwood Church End Hilton

Outline Application for Rural Exceptions Housing for up to 18 Dwellings with all Proposal: matters reserved, except access.

Case Officer: Debra Bell

Click for further information

Customer Details Name: Mrs Gail Stoehr Email: [email protected] Address: 30 West Drive, Highfields Caldecote, Caldecote, Cambridgeshire CB23 7NY

Comments Details Commenter Type: Town or Parish Council Customer made comments neither objecting to or supporting the Planning Stance: Application Reasons for comment: Comments: This site as an affordable housing site is unlikely to meet the Hemingford Grey needs and is unlikely to be of interest to Hemingford Grey candidates given its location outside the parish. The Housing Needs Survey of 2018 showed that those requiring housing for Hemingford Grey wanted to live in Hemingford Grey ideally in its centre. For the site in Hilton the schools would be the primary school at Papworth and the secondary school at Fenstanton resulting in a need to change schools from the Hemingford Grey Primary School and that at St Ives. There are still ongoing negotiations by the Parish Council for suitable affordable housing sites in the parish.

Kind regards

Development Management Committee Scale = 1 :2,500 Application Ref: 20/00164/OUT o Date Created: 02/08/2021 © Crown copyright and database rights 2021 Location: Hilton Ordnance Survey HDC 100022322

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Key Listed Buildings Conservation Area The Site HEALTH, SAFETY & ENVIRONMENTAL INFORMATION No. Note In addition to the hazards/risks normally associated with the types of work detailed on this drawing, also note the following: 1 All dimensions to be verified on site by GENERAL CONTRACTOR prior to any work, setting CONSTRUCTION out or shop drawings being prepared. 2 © copyright SAUNDERS BOSTON LIMITED. All rights reserved. This drawing remains the property of SAUNDERS BOSTON LIMITED at all times and may not be reproduced or copied in whole or in part without their prior written consent.

3 This drawing and related specifications are for use only in the stated location. MAINTENANCE/CLEANING 4 This drawing is to be read in conjunction with all other Consultants drawings and specifications.

5 Drainage has not been surveyed and any/all pipe locations and below ground drainage runs are indicative. DECOMMISSION/DEMOLITION 6 It is assumed that all works will be carried out by a competent contractor who will be working, where appropriate, to an approved method statement.

Existing Location Plan Scale 1:1250 1 : 1250 0 12.5 25 37.5 62.5m

B Updated site boundary to show access onto 20200526 Church End A Issued for Outline Planning 20191219 No. Revision Date Chk Auth Client Axis Land Partnerships

Saunders Job Land off Church End, Hilton Existing Block Plan Scale 1:500 Boston 1 : 500 Architects Drawing 0 5 10 15 25m Existing Location Plans

Eastern Gate House, 119 Newmarket Road, The Generator, The Gallery, King’s Wharf Cambridge CB5 8HA The Quay, Exeter EX2 4AN T:01223 367733 T:01392 348627 [email protected] www.saundersboston.co.uk Scale Revision PLANNING As indicated @A1 B SBA Project Code Drawn HL Date 06/12/19 project originator zone level type role number Checked Suitability 1731 BR Code 1731 -SBA -XX -XX -DR -A -501 HEALTH, SAFETY & ENVIRONMENTAL INFORMATION No. Note In addition to the hazards/risks normally associated with the types of work detailed on this drawing, also note the following: 1 All dimensions to be verified on site by GENERAL CONTRACTOR prior to any work, setting CONSTRUCTION out or shop drawings being prepared. 2 © copyright SAUNDERS BOSTON LIMITED. All rights reserved. This drawing remains the property of SAUNDERS BOSTON LIMITED at all times and may not be reproduced or copied in whole or in part without their prior written consent.

3 This drawing and related specifications are for use only in the stated location. MAINTENANCE/CLEANING 4 This drawing is to be read in conjunction with all other Consultants drawings and specifications.

5 Drainage has not been surveyed and any/all pipe locations and below ground drainage runs are indicative. DECOMMISSION/DEMOLITION 6 It is assumed that all works will be carried out by a competent contractor who will be working, where appropriate, to an approved method statement.

KEY:

Visibility Splays

R d u n Site boundary t E la h n rc d hu G C re e Site Ownership n

Drainage easement line and basin boundary

Footpath

Private Drive

Visibility Splays for a 30mph limit Shared Surface

Bin coll. Drainage easement point

Access Point altered Attenuation Pond / Drainage following Cambridge County Development Highways Advice - Church End widened to dated 26.02.2020 5m following Cambridge Plants

5 County Development .0 m Highways Advice - Proposed attenuation dated 26.02.2020 basin 4

P r iv a 5 te D r iv e Bin coll. 3 point 6 2 INDICATIVE ACCOMMODATION

S h a 1 7 re SCHEDULE d 10 S u r fa c e e Type Plot iv r 8 11 D te a Bin coll. iv r P point 16 2B 4P 4, 5, 12, 13, 17, 18 9

15 3B 5P 2, 3, 6, 7, 8, 9, 14, 15

ive Existing Dr Proposed 4B 6P ate 16 Priv 14 17 Power Line culvert diverted if 4B 7P 10 required

13 18 ide 4B 8P 1, 11 m w d 20 ose ed rop pos n p rain Pro nt o ff d me ut o ase d c e rlan 12 ove

d rlan ove ed in pos dra Pro off cut

I Updated site boundary to show access onto 20200526 Church End H Key updated to Site layout 20200515 G Additional bin collection point added 20200327 F Updated Access and Church End widened in 20200323 accordance to Highways comments E Issued for Outline Planning 20191219 D Existing Power Line Updated 20191212 C Layout updated 20191203 B Layout updated 20191202 A Layout updated 20191129 No. Revision Date Chk Auth Client Axis Land Partnerships

Saunders Job Boston Land off Church End, Hilton Architects Drawing Scale 1:500 Indicative Site Layout

Eastern Gate House, 119 Newmarket Road, The Generator, The Gallery, King’s Wharf 0 5 10 15 25m Cambridge CB5 8HA The Quay, Exeter EX2 4AN T:01223 367733 T:01392 348627 [email protected] www.saundersboston.co.uk Scale Revision PLANNING As indicated @A1 I SBA Project Code Drawn JJ Date 06/12/19 project originator zone level type role number Checked Suitability 1731 BR Code 1731 -SBA -XX -XX -DR -A -502 number -504 role -A Date Chk Auth Revision type N LIMITED at all times and may not not may and times all at LIMITED N -DR erved. NTRACTOR prior to any work, setting setting work, NTRACTORany to prior ations and below ground drainage runs runs drainage ground below and ations their prior written consent. written prior their only in the stated location. stated the in only level other Consultants drawings and and drawings Consultants other a competent contractor who will be working, working, be will who contractor a competent zone -XX -XX originator -SBA All dimensions to be verified on site by GENERAL by CO site on verified be to dimensions All prepared. being drawings orshop out resSAUNDERS rights BOSTONAll copyright © LIMITED. SAUNDERS of BOSTO property the remains drawing This without part in or whole in copied or reproduced be use for are specifications related and drawing This all with conjunction in read be to is drawing This specifications. loc pipe any/all and surveyed been not has Drainage indicative. are by out carried be will works all that assumed is It statement. method approved an to appropriate, where Note 5 4 2 3 6 1 project Job Client 1731 Scale No. Drawing Axis LandAxis Partnerships Landoff Church End, Hilton Indicative Area Plan No. Revision Asindicated @A1 22/10/20 Date Suitability Code Boston d with the types of work types the with d Saunders Architects www.saundersboston.co.uk www.saundersboston.co.uk The Generator, The Gallery, King’s Wharf Gallery,TheKing’s Generator, The 4AN EX2 Quay,TheExeter T:01392348627 JJ BR Checked PLANNING Visibility Splays Visibility boundary Site Ownership Site line Drainage easement andbasin boundary Footpath Drive Private Shared Surface Drainage easement AttenuationPond /Drainage Landscaping Market m² Affordable m² 1731 Eastern Gate House,EasternNewmarket119Gate Road, Cambridge8HA CB5 T:01223367733 [email protected] SBA Project Code Project SBA Drawn HEALTH, SAFETY & ENVIRONMENTAL INFORMATION ENVIRONMENTAL & SAFETY HEALTH, associate normally hazards/risks the to addition In CONSTRUCTION MAINTENANCE/CLEANING DECOMMISSION/DEMOLITION detailed on this drawing, also note the following: the note also drawing, this on detailed KEY: 25m 15 10 5

0 Scale 1:500 Scale

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Existing Trees

Existing Hedgerow

Proposed Native Hedgerow

Proposed Native Trees 6

Proposed Fruit Trees

Ornamental Shrub Planting

Proposed Evergreen Ornamental 2 Hedge

Proposed Wildflower Meadow

1 Front Garden Lawn

6 Rear Garden Lawn

Amenity Grass (POS)

Shared Access Road

Private Drives and Driveways

5 Visibility Splay- Any existing vegetation is to be maintained below 600mm 4 3 1 Proposed Attenuation Basin

2 Site Entrance (from Church Road)

3 Maintenance Access Gate 7 8

4 Proposed Culvert

5 Filtered views linking Site to Green 5 6 Strengthened landscape frontage to soften the development

7 Strengthened hedgerow and vegetation to 3 help soften/screen the development in wider views Rev A 12-11-20 LF Red Line and new access 8 Proposed 20m Easement on proposed overland cut off drain 19009-101: Indicative Landscape Strategy

Date: Scale: Rev: December 2019 1:500 @A1 A

Client: SES Strategic N Axis Land Partnerships Southern Ecological Solutions Sudbury Stables Sudbury Road 7 Site: Church End, Downham, Essex CM11 1LB Huntingdon (Hilton) Tel: 01268 711021 0 10 20 50m [email protected] user name: infringes Crown copyright and may lead to prosecution or civil proceedings. Ordnance Survey ©

Crown copyright and database rights . Unauthorised reproduction robinson, eleanor

13.23

13.24 100022432 5.0m

12.91 13.06 2019 11.58 11.69

13.55 13.06

13.03

12.94 13.61 13.12 13.32 11.55

11.65 13.48 13.56 13.41 13.23 13.52 13.44

13.02 13.53 13.04 13.08 12.98 ROAD WIDENING FOLLOWING CCC 13.19

HIGHWAYS COMMENTS 11.52 5.0m

11.62 13.04

13.32 13.24 13.23 13.31 Sign

13.17 13.23 13.26 18 13.25 11.54 13.11 11.59 13.15 13.16 12.93 13.16 13.14 13.22

13.55

R6 13.06 13.66

13.22 13.61

13.20 13.66

11.50 VERGE

13.32 11.56

13.24 13.40

CARRIAGEWAY 13.28 6.0m 13.65 13.15 13.09 13.80

FOOTWAY1.8m

R6 13.73 13.82 13.17

VERGE 11.46

11.53 13.22

13.45 13.41

13.00 1 13.60 13.23

13.09 13.74 13.45 13.73 13.78

11.46

11.46

13.17 13.40 13.03 13.20

13.41 13.23

12.91 13.53

13.40 13.56 13.39

13.56 13.69 13.42 11.22 11.33 13.29 13.02

12.98 13.01 13.31 13.13 12.87 13.16 13.26 13.35

13.28 13.18

13.17 Mark A1 Scale Date of 1st Issue be present but not shown. The Contractor is therefore advised to undertake their own investigation where the presence UTILITIES NOTE: of any existing sewers, services, plant or apparatus may affect their operations. drawing is believed to be correct, but no warranty this expressed or implied. Other such plant apparatus may also SCALING NOTE: Drawing Number Drawing Issue Status Client P1 P2 1. 6. 5. 3. 2. 4. Contains Ordnance Survey data © Crown copyright and database right GENERAL ARRANGEMENT PRELIMINARY SITE ACCESS SITE IN HILTON, HUNTINGDONSHIRE 45973/2001/100 FOR SECTIONS, SEE PBA DRAWING 45973/2001/101. DRAWINGS AND SPECIFICATIONS. PREPARING SHOP DRAWINGS. OTHERWISE. 29:10:2019 THIS DRAWING IS TO BE READ IN CONJUNCTION WITH ALL ENGINEERS AND ARCHITECTS THE CONTRACTOR IS TO VERIFY ALL DIMENSIONS ON SITE BEFORE COMMENCING WORK OR ALL COORDINATES ARE IN METRES RELATIVE TO ORDNANCE SURVEY NATIONAL GRID. ALL LEVELS ARE IN METRES RELATIVE TO ORDNANCE DATUM NEWLYN UNLESS NOTED ALL DIMENSIONS ARE IN MILLIMETRES UNLESS NOTED OTHERWISE. Revision AMENDED FOLLOWING COMMENTS FROM CCC HIGHWAYS UPDATED SITE LAYOUT LOCATION 1:125

The position of any existing public or private sewers, utility services, plant apparatus shown on this Do not scale this drawing - any errors or omissions shall be reported to Stantec without delay. Checked Designed UNCONTROLLED CROSSINGS PROPOSED BUFF BLISTER TACTILE PAVING AT PROPOSED ROAD MARKINGS PROPOSED KERB LINE / FOOTPATHS PROPOSED VERGE PROPOSED FOOTWAY PROPOSED CARRIAGEWAY JUNCTION VISIBILITY (2.4m x 43m) ASSUMED EXISTING HIGHWAY BOUNDARY CAC SG LOCATION PLAN PRELIMINARY Approved Drawn File Location: LEGEND CAC Revision NOTES P2 MI j:\45973 - site in hilton, huntingdonshire\cad\dwgs\2001_civ\45973_2001_100_preliminary access ga.dwg The copyrights to all designs and drawings are the property of Stantec. Reproduction or use for any purpose other than that 2018 authorised by Stantec is forbidden. Tel: 01223 882 000 stantec.com/uk C eee 20.03.20 24.03.20 CAMBRIDGE Date Drawn ECR ECR Chkd JS JS Appd MI MI www.saundersboston.co.uk Architects Saunders

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1731-SBA -A -010 SBA Proj. Ref:1731 Proj. -A -010 SBA 1731-SBA Hilton End, Church off Land Partnerships AxisLand Diagram Constraints and Opportunities

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Existing Power LinePower Existing roadscirculation Proposed boundaryVillage (culvert)watercourse Existing Site boundary road) village (Bpass Primary road form build of Frontage SiteAccess Proposed beyond to greenarea link Visual over culvert links Existing Established hedgerowEstablished treeline Established Drainage/ Pond Attenuation Developmentarea

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