Current Status: Rejected - not a site allocation Parish: Stetchworth CP Site Name: Stetchworth Park Stud Site Ref: Site/24/01

Summary of Findings and Recommendations Overall recommendation from site assessment: Rejected Date and time of site visit: 26/7/2016 at 12:00pm Supersedes site submission(s) Main findings and recommendations: The site is rejected as it has a poor relationship to the main built area of the village. Development may therefore result in harm to the built form of the village and experience poor access to services and facilities. In addition, development of the site may harm the setting of heritage assets (inc. listed building(s) and SAM).

Polygon (ha): 15.86 Site Information Site Type: New site submission (Form B) ID: 121 Site Address: Stetchworth Park Stud, Church Lane, stetchworth, Newmarket, , CB8 9TN Settlement: Stetchworth LP15 Allocation Ref: Planning Perm. Ref: Site Description: Stetchworth Park Stud Brown/Greenfield: Greenfield Known Constraints: The site is in one ownership, is readily available, is surplus to the requirements of the stud operation at Stetchworth and has no known constraints. The site has vehicular access off Church Lane and has addiitonal footpath links to the village. Form indicates approx 10% CLD Current Use: Other (please specify) Proposed Use: Mixed use Current Use info: Part of Stetchworth Park Stud Proposed Use info: Housing, employment CLD, Tourism, Leisure, Equestrian Site Area Net (ha): 9.54 Site Area Gross (ha) 15.9

Indicative no. of dwellings: a) Submitted / estimated 40 b) Recommended 0 Major Criteria

1a. Settlement Hierarchy Medium Village C 1b. Site Availability Available for devt in short term (0-5 yrs 2016-22) A 1c. Minerals and Waste assessment

1c.(i) Site affected by M+W Policies

1c.(ii) Site affected by M+W Allocations

2a. Flood zone >50% of site area in Zone 1 A Percent (%) of site area at risk (SFRA Level 1 screening): Flood Zone 1: 100.00% Flood Zone 2: 0.00% Flood Zone 3a: 0.00% Flood Zone 3b: 0.00%

2b. Surface Water flood risk Proportion of site at some risk of surface water flooding (30yr) - refer to SFRA - Percent (%) of site area at risk (uFMfSW): 30 Year: 0.23% 100 Year: 0.10% 1,000 Year: 7.40% Current Status: Rejected - not a site allocation Parish: Stetchworth CP Site Name: Stetchworth Park Stud Site Ref: Site/24/01

30 Year: 0.23% 100 Year: 0.10% 1,000 Year: 7.40%

Site located in Internal Drainage Board Admin. area (Y/N): No Site located in area benefitting from defences (Y/N): No

3. Proximity to Hazardous Installation Site does not intersect Inner Zone A 4a. Proximity to internationally / 2.01km - 5km from the site B nationally important wildlife sites

4b. European and nationally important wildlife sites - professional assessment

Minor Criteria 5. Site Suitability 5a. Proximity to contaminated land Site located more than 250m from contaminated land A

5a.(i) Contaminated land profesional assessment

5b. Local road impact Major infrastructure required to off-set safety or acquisition of third party land and in D accordance with CIL regulations 5c. Strategic Road Network impact

5d. Transport impacts - professional assessment "Accessed off Church Lane Extensive mitigations measures and highways improvements would be required as well as the purchase of land to facilitate this development Subject to the applicant being able to demonstrate that they can provide adequate visibility and junction geometry "

Individually this site may not generate severe impact within and the surrounding road network provided adequate mitigation is delivered, especially considering that it is below the threshold where an assessment is required with 11 dwellings identified, however CCC is concerned that by combining the impact of all identified sites in Soham the cumulative impact could be significant. Therefore this site will require a TS to accompany development proposals. Should significant development across a number of sites be proposed then the developers will need to undertake a cumulative impact assessment as part of the assessment of proposals to demonstrate that significant cumulative impacts can be satisfactorily mitigated. A Transport Strategy for Soham would be required should this much development be intended within the town. This would need to model the impact of the combined developments.

6. Access to services 6a. Proximity to public transport Less than 5 min walk (<400m) A

6b. Proximity to medical services Greater than 20 min walk (>1,600m) E

6c. Proximity to shops Less than 10 min walk (<800m) B

6d. Proximity to Primary School Less than 15 min walk (<1,200m) C

6e. Proximity to Secondary School Greater than 20 min walk (>1,600m) E

6f.(i) Available primary school capacity No spare places but room for expansion D

6g.(i) Primary education impacts - professional assessment The site has the potential to add a further 70 places at the school. Using the standard pupil multiplier this would be the expected demand arising from a development of around 200 homes in the catchment area. 6f.(ii) Available secondary school capacity No spare places but room for expansion D

6g.(ii) Secondary education impacts - professional assessment The school is being expanded to 10 FE - 1500 places 11-16. This is to address the forecast demand for places and makes no allowance for any further housing development. The pupils are already in the primary feeder schools for VC. The VC will NOT expand beyond 10FE even if the site allows it.

6h. Proximity to employment sites Greater than 20 min walk (>1,600m) E

7. Environmental impact 7a. Proximity to County Wildlife Sites CWS within 501m – 1km of site C Current Status: Rejected - not a site allocation Parish: Stetchworth CP Site Name: Stetchworth Park Stud Site Ref: Site/24/01

7a. Proximity to County Wildlife Sites CWS within 501m – 1km of site C

7b. County Wildlife Sites - Professional assessment

7c. Groundwater PZ and aquifers

7d. Agricultural land classification All or part of site intersected by ALC2 or lower D

7e. Public Rights of Way E – No PRoW connection opportunities E

7e.(i) PROW comments

7f.(i) Conservation Area CA within 1.01km – 2km of site B

7f.(ii). Listed building LB within 500m of site D

7f.(iii) Scheduled Ancient Monument SAM on-site E 7f.(iv) Archaeological asset

7g. Heritage / archaeology comments ECDC: Number of listed buildings - including Grade II* church - depending on use could cause harm to the character and setting of the heritage assets.

HE: 24/01: the site is bordered by the Devil’s Ditch scheduled monument. It affects the setting of the grade II* Church of St Peter which is adjacent to the site. It also affects the setting of a number of grade II listed buildings along the High Street and nearby Stetchworth House and its Park. This site should not be taken forward owing to the impact on the designated assets. 7h.Visual Impact Neutral/No impact on landscape/townscape or key views C

Justification for score:

Additional criterion 7i. TPOs No TPO within 15m of the site A

Parish Council support and rank Does Parish Council support this site? No

Form E - Parish Council site ranking:

Form G - Parish Council's view:

FDLP Consultation (Jan-Feb '17) - Summary of comments received Summary of main issues raised during public consultation: