DEVELOPMENT MANAGEMENT COMMITTEE 16 NOVEMBER 2020

Case No: 20/00723/FUL (FULL PLANNING APPLICATION)

Proposal: PROPOSED DEMOLITION OF NO.21 RAMSEY ROAD, ASSOCIATED OUTBUILDING AND FRONTAGE WALL, TO FACILITATE ACCESS TO LAND SUBJECT OF PLANNING APPLICATION REFERENCE 20/00308/OUT.

Location: 21 RAMSEY ROAD WARBOYS HUNTINGDON PE28 2RW

Applicant: J L DANIELS DISCRETIONARY TRUST

Grid Ref: 530282 280196

Date of Registration: 17.04.2020

Parish: WARBOYS RECOMMENDATION - APPROVE

This application is referred to the Development Management Committee (DMC) as the Officer recommendation of approval is contrary to the Parish Council’s recommendation of refusal.

1. DESCRIPTION OF SITE AND APPLICATION

1.1 The application proposes full planning approval for the demolition of the dwelling at 21 Ramsey Road Warboys and creation of a new vehicular access to serve the proposed dwellings on the land to the rear of the site. Proposed demolition of no.21 Ramsey Road, associated outbuilding and frontage wall, to facilitate access to land subject of planning application reference 20/00308/OUT.

1.2 The site is 21 Ramsey Road Warboys. This is a large detached dwelling which has access via a driveway and existing vehicular access facing Ramsey Road. The land to be built on is an allocated site for housing to the rear of the dwelling. A separate application for the demolition of number 21 Ramsey Road Warboys and the creation of an improved vehicular access as set out in the previous paragraph.

1.3 To the front of the application site are existing trees of varying species and in addition a 1 metre high brick wall. To the rear of the site the property opens on to other land which at the very rear is bordered by open countryside. The boundaries are defined by existing vegetation and some walls/fencing to the boundaries with neighbouring properties.

2. NATIONAL GUIDANCE

2.1 The National Planning Policy Framework (19th February 2019) NPPF 2019) sets out the three objectives - economic, social and environmental - of the planning system to contribute to the achievement of sustainable development. The NPPF 2019 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 2019 sets out the Government's planning policies for (amongst other things • delivering a sufficient supply of homes; • achieving well-designed places; • conserving and enhancing the natural environment; • conserving and enhancing the historic environment.

2.3 Planning Practice Guidance and the National Design Guide 2019 are also relevant and material considerations.

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 • LP7: Spatial Planning Areas • LP8: Key Service Centres • LP9: Small Settlements • LP10: The Countryside • LP11: Design Context • LP12: Design Implementation • LP 13: Placemaking • LP14: Amenity • LP15: Surface Water • LP16: Sustainable Travel • LP17: Parking Provision and Vehicle Movement • LP18: Established Employment Areas • LP22: Local Services and Community Facilities • LP24: Affordable Housing Provision • LP25: Housing Mix • LP26: Specialist Housing • LP28: Rural Exceptions Housing • LP29: Health Impact Assessment • LP30: Biodiversity and Geodiversity • LP31: Trees, Woodland, Hedges and Hedgerows • LP32: Protection of Open Space • LP33: Rural Buildings • LP34: Heritage Assets and their Settings • LP35: Renewable and Low Carbon Energy • LP36: Air Quality • LP37: Ground Contamination and Groundwater Pollution

3.2 Supplementary Planning Documents/ Guidance • Huntingdonshire Design Guide SPD (2017) • Developer Contributions SPD (2011) • Huntingdonshire Landscape and Townscape Assessment (2007) • Cambridgeshire Flood and Water SPD 2017 • Huntingdonshire Tree Guidance Note 3 • Annual Monitoring Review regarding housing land supply.

3.3 Conservation Area Character https://huntingdonshire.gov.uk/planning/conservation- areas/conservation-area-documents/

Local For full details visit the government website Local policies

4. PLANNING HISTORY

4.1 20/00308/OUT - Erection of up to 24 dwellings. - pending decision.

4.2 82/00356/FUL - Garage and Store - granted April 1982

4.3 82/01522/FUL - Extension to dwelling - granted January 1983

5. CONSULTATIONS

5.1 The Parish Council recommends that the above application be refused on the following grounds:- (a) that the application is made for the sole purpose of providing access to land at the rear which forms part of a larger allocation (WB1) in the Huntingdonshire Local Plan to 2036. The allocation refers to vehicular access being taken from Longlands Close and/or directly from Ramsey Road. It is the opinion of the Parish Council that the vehicular access proposed by the demolition of 21 Ramsey Road and the creation of a direct access for 26 dwellings off Ramsey Road would be both unsafe and unsuitable for the following reasons:- • The necessary visibility splays cannot be achieved at the junction to secure safe sight lines; • The junction proposed is situated in close proximity to the junctions with Longlands Close and Garrett Drive and the major junction at High Street/Ramsey Road/Church Road which will create a danger to highway safety; • The lack of off-street parking for properties opposite the proposed junction in Ramsey Road results in considerable on- street parking of vehicles, resulting in an effective narrowing of the carriageway in this location. The creation of the proposed junction would therefore be detrimental to highway safety; • Vehicles emerging from the proposed development at the junction proposed would face almost directly opposite No. 14 Ramsey Road with the result that vehicle lights and noise would form an unacceptable intrusion into the life of the occupiers of that property. (b) the site forms an important location in the Warboys Conservation Area, being bordered to the south by the grade II listed building at 17 Ramsey Road and to the east by the grade II listed building at 14 Ramsey Road. Allocation WB1 in the Huntingdonshire Local Plan to 2036 states that the mature trees within the frontage of 21 Ramsey Road contribute to the character of this road and are situated within the Conservation Area. The loss of trees and demolition of no. 21 Ramsey Road would alter the character of the Conservation Area in Ramsey Road and should be resisted.

5.2 Highways - CCC - No objections to that proposed, this application is for the demolition of a single dwelling.as with all demolition works as much demolition as possible, must be carried out on site and off highway. All works undertaken within the highway will need separate permissions from CCC street works section. Given the above I have no objections or conditions to add.

5.3 Landscape comments - There should be significantly more trees and planting to break up the extensive parking areas associated with plots 3-11 and 23-26. In the current submission this central area of the proposed development would be very much dominated by cars and hardstanding. The use of non-standard tree pits may be necessary in these locations. I welcome the increase in tree planting in the parking areas which is shown on the Rev F Indicative Masterplan. The revised layout [see masterplan rev H] has allowed several welcome improvements, but one adverse consequence is the loss of the tree between parking bays for what are plots 9 and 10. This issue should be addressed at RMA stages. There should be more tree planting on the western edge of the site to enhance the western boundary of the settlement and long and middle distance views in towards the church and Conservation Area. I note my comment was supported by HDC Arb Officer. It appears that the Rev F Indicative Masterplan actually shows a lesser scale of vegetation than the original Masterplan J0006880_002; although this is difficult to fully analyse as items are not clearly keyed on both plans. Nevertheless the point stands - this is a crucial boundary that must be visually attractive and robust enough to maintain the green edge to the settlement and the character of the Conservation Area. Comment still stands and I hope can be addressed at RMA stage.

5.4 Arboricultural comments- Having reviewed the proposals, I have no objection to the principal of the demolition and the associated tree removal to facilitate the creation of a new access to the site of the rear. While the site contains existing tree cover, the majority of these are poor quality Ash which have little future retention value. As such I have no objection to their removal. Of visual note, however, are two Cypress trees at the front of the site, facing Ramsey Rd to the East. While individually these trees are of limited quality when categorised under British standard 5837 2012, they do contribute to the treed character off Ramsey Rd. Unfortunately, the condition of these trees does limit their long-term retention value and as such I have no objection to their removal. This is subject to appropriate replacement planting of evergreen species along the road frontage. I would suggest this is secured by condition. In addition to the onsite trees are a range of offsite broadleaved trees on the neighbouring sites. Unfortunately, we have no arboricultural information relating to the protection of these as part of the demolition and I would advise this is secured by condition.

5.5 Landscape comments - From a landscape point of view it would beneficial if as many as possible of the better quality on-site trees are retained. The submitted Arb Impact Assessment [AGB Environmental Feb 2020] seems to be clearly presented and I will support whatever judgement HDC Arb Officer arrives at following her site visit.

5.6 Environmental Health - The application site is in close proximity to residential dwellings and as such on the outline application (20/00308/OUT) that contains the site I requested a CEMP (Construction Environmental Management Plant) to submitted and agreed in writing with the Local Planning Authority (LPA) regarding mitigation measures for the control of pollution (including, but not limited to noise, dust and lighting etc) during the construction and demolition phases. I also recommended that construction times and deliveries during the construction and demolition/clearance phases are restricted in line with HDC guidance to the following: 07:00 - 19:00 each day Monday - Friday 07:00 - 13:30 on Saturdays and None on Sundays, Public and Bank Holidays In addition, a contamination lane condition was also required. I do not object to this application being given permission but I would recommend the requirement of a CEMP and working hours are conditioned to any permission granted in order to protect the surrounding amenity during the demolition phase. No further comments to make on the revisions.

5.7 CCC Archaeology - Our records indicate that the site lies in an area of high archaeological potential. The site is located 300m to the north of the 12th century Church of St Mary Magdelene (Cambridgeshire Historic Environment Record reference. MCB4350) in the historic village of Warboys. Within the proposed development area are the remains of medieval agriculture (ridge and furrow, CHER ref MCB13682). Further ridge and furrow remains are located to the south (MCB13682) and to the north west (CHER ref MCB20005). In addition, directly to the north east Medieval remains were found during archaeological investigations at Red House Farm (CHER ref MCB18587). Medieval remains were also found at Pope's Lane (CHER ref 10488 and 11709) and medieval, Post-medieval and possibly Roman features were found at Ramsey Road (CHER ref MCB23453). An Iron Age artefact (CHER ref. MCB4486) was also found nearby. It is considered likely that archaeological remains survive on the site and that these would be severely damaged or destroyed by the proposed development. No demolition/development shall commence until the applicant, or their agents or successors in title, has implemented a programme of archaeological work which has been secured in accordance with a written scheme of investigation (WSI) which has been submitted to and approved by the local planning authority in writing. For land that is included within the WSI, no demolition/development shall take place other than under the provisions of the agreed WSI,

5.8 Conservation - Received 7/10/20 . - Comments on the new information submitted: a. The new illustrative masterplan is as the earlier version but without the two houses within the access road. b. Site Entrance Sketch is the developer's artist's impression of how the access road may look. c. Site Entrance Plan is an illustrative plan of the proposed access opening at Ramsey Road. Showing the entrance only of the new road, a ramp, new footways into the site, trees, proposed drainage feature and new planting. The location of the 'adjacent dwelling' refers to one of the Listed Buildings with its historic gates which are not shown in any detail and existing historic walls are not indicated. d. The Parameter Plan is as the earlier version but without the area marked for the building of the two houses within the access road. e. The agent's response to outstanding matters relates to points raised by different parts of HDC. Reference to the removal of Plots 1 and 2 within the access road for Urban Design and for tree impacts for the Tree Officer. Reference is made for the requirement for a specific amount of play area for children and of informal and formal space within a development. Reference is also made to comments by the Housing Officer and the housing mix calculations required for a development. f. Noteworthy is the comment by the agent: "It should also be emphasised that the subject planning application does not prejudice the delivery of the remainder of the allocation, which both has its own independent access from Longlands Close and the submitted parameter plans allow for a connection point to the remainder of the allocation area." Therefore there is the opportunity to have a development on this Allocated Site with an access from Longlands Close and not via this proposed new access road. There is an alternative to the proposed access but it is not proposed here due only to the inability of the current developer of this part of the site to obtain control over the rest of the Allocated Site. The agent's letter refers to the applicants preference for the proposed new access (he actually refers to "suitable access" being "taken from Ramsey Road" rather than the specific access proposed here) in order to develop part of the site now rather than waiting until the whole site is developed later. The agent appears to refer to informal discussions with HDC, which are not in the Local Plan and which, in any event, are subject to the requirements of the actual Local Plan and to statutory and planning regulations. g. The Agent advises that the Outline application was submitted following advice from HDC. That does not override the statutory duties of HDC in relation to heritage assets. h. The agent states that the development relies on the proposed access road, then the development is harmful to the heritage assets and the application should be refused. i. The agent states that a brick or stone wall can be rebuilt along either side of the access road. If this refers to the existing walls then this suggestion is not acceptable. These include surviving parts of buildings within the curtilage of the Listed Building and are protected under the listing, and features within the Conservation Area and settings of the Listed Buildings protected by statute. Control by condition is not appropriate as the potential impact on these heritage assets must be assessed as part of determination of an application and not left until later.

5.9 Conservation comments received 3/8/20 - Number 21 Ramsey Road is a large, detached dwellinghouse of two storeys. It is constructed of red brick in a decorative brick bond with slate roofs, vertical sliding sash timber windows, two storey bay to the front with an adjacent porch with recessed front door, and a front gable with decorative timber bargeboards. The style of the building appears to date from the late 19th or beginning of the 20th century although historic maps show that it was constructed in the early 20th century and the applicant has submitted information that it was built before 1946. Therefore, some effort and expense was made in its construction to ensure that its appearance reflected the character of the area. The dwelling stands within its own gardens, set back a short distance from the roadside with a low brick wall (approximately 1m high) to the front. Two large Conifer trees stand in front of the house near the wall, with a third, smaller tree alongside the entranceway and unmade driveway on the south side of the house. At the house a metal field gate and fence divides the front and rear gardens. This gate and fence follow a continuous line with the separate entranceway and timber field gate at The Chestnuts, 17 Ramsey Road. The low brick front boundary wall at 21 Ramsey Road is continuous with the front boundary walls at Numbers 17 and 25, immediately south and north of Number 21. The existing gardens and layout of Number 21 can be seen to relate to those of the neighbouring properties along Ramsey Road. Conservation Area The Warboys Conservation Area Character Statement* states "Much of the character of the Warboys Conservation Area is derived from the integrity of the mainly Victorian townscape, the villas and the semi- detached houses. It is critical that any development in the conservation area complements the qualities of its context." It also describes the gardens of the larger villas as important green spaces. It says that care should be taken to preserve the green curtilages of the larger houses and that subdivision of those plots would not be appropriate. The character Statement also identifies "trees and green areas of particular importance" as including the continuous frontage along Numbers 17, 21 and 25 Ramsey Road as well as "green areas of particular importance" including the land to the rear of these properties which is contained within the Conservation Area. The 1990 Act gives local planning authorities a general duty to preserve Listed Buildings and to preserve or enhance the character or appearance of Conservation Areas (s.66 Planning (Listed Buildings and Conservation Areas) Act 1990). The National Planning Policy Framework 2019 states that Local planning authorities need to take account of the desirability of sustaining and enhancing the significance of heritage assets (Para 192). The NPPF 2019 also states that great weight should be given to the conservation of a heritage asset (Para 193) and that any harm to or loss of significance should require clear and convincing justification (Para 194). The NPPF 2019 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 including securing its optimum viable use (Para 196). Local Planning Authorities are required to look for opportunities for new development within Conservation Areas and within the setting of heritage assets to enhance or better reveal their significance. (Para 200) The existing dwellinghouse at Number 21 contributes to the historic street as a detached dwelling similar in scale and location within its plot as the other buildings in the street. Its construction and style also fits with the other buildings, being a traditionally constructed building in a style and with decorative features and proportions, which reflect nearby buildings. Additionally, this single large dwelling within its own gardens contributes a peaceful green space within the settings of the adjacent Listed The proposed demolition of the existing dwellinghouse will remove a building which positively contributes to the character and appearance of this part of Ramsey Road and the Conservation Area by its traditional construction, style, and materials as a detached late Victorian house within its own gardens which relates to the other detached historic dwellinghouses within this part of Ramsey Road. Its gardens also contribute positively to the character and appearance of the Conservation Area and the settings of the nearby Listed Buildings as an area of open, peaceful green space. The garden also acts as a buffer between the dwellinghouse at Number 21 and the Listed Building adjacent at Number 17 and provides a green space which relates to the context of Number 17 which is set within its own gardens and former farmstead. In this way the green space of Number 21 contributes to the historic rural village setting of Number 17. The alterations of the character of the road and for travellers along it when approaching and leaving the junction with High Street also impact on the Clock Tower, which has an important role within the Conservation Area. The proposed new road alters the character of Ramsey Road and the setting of the Clock Tower. The proposed removal of the existing dwellinghouse and gardens and their replacement with a modern access road, leading to a modern housing development does not retain the existing character, or appearance of the site. It does not retain the existing use of the site of Number 21 but alters its character and contribution to the heritage assets by changing its appearance and introducing disturbance and noise not currently provided by the site of Number 21. The proposed access road imposes vehicular traffic, pedestrian, cyclists, passing and re-passing, in and out of the proposed new development which will contain up to 26 dwellings, each with several occupants and vehicles. The applicant does not provide clear and convincing justification for this destruction of the existing character and appearance of the site of Number 21. The proposal to use this site as a road rather than a house and garden introduces public lighting and pollution from traffic not now present and further alters the character of the site, the settings of the Listed Buildings and the Conservation Area. Overall, the proposed demolition and development of the existing dwelling house, the site and the existing gardens at 21 Ramsey Road is not considered to preserve the character or appearance of the Conservation Area nor sustain its significance, nor is the proposal considered to preserve the settings of the Listed Buildings identified above, nor to sustain their significance. Recommendation is therefore not to support this proposal.

5.10 Comments on the new information submitted: received 7/10/20 a. The new illustrative masterplan is as the earlier version but without the two houses within the access road. b. Site Entrance Sketch is the developer's artist's impression of how the access road may look. c. Site Entrance Plan is an illustrative plan of the proposed access opening at Ramsey Road. Showing the entrance only of the new road, a ramp, new footways into the site, trees, proposed drainage feature and new planting. The location of the 'adjacent dwelling' refers to one of the Listed Buildings with its historic gates which are not shown in any detail and existing historic walls are not indicated. d. The Parameter Plan is as the earlier version but without the area marked for the building of the two houses within the access road. e. The agent's response to outstanding matters relates to points raised by different parts of HDC. Reference to the removal of Plots 1 and 2 within the access road for Urban Design and for tree impacts for the Tree Officer. Reference is made for the requirement for a specific amount of play area for children and of informal and formal space within a development. Reference is also made to comments by the Housing Officer and the housing mix calculations required for a development. f. Noteworthy is the comment by the agent: "It should also be emphasised that the subject planning application does not prejudice the delivery of the remainder of the allocation, which both has its own independent access from Longlands Close and the submitted parameter plans allow for a connection point to the remainder of the allocation area." Therefore, there is the opportunity to have a development on this Allocated Site with an access from Longlands Close and not via this proposed new access road. There is an alternative to the proposed access but it is not proposed here due only to the inability of the current developer of this part of the site to obtain control over the rest of the Allocated Site. The agent's letter refers to the applicants preference for the proposed new access (he actually refers to "suitable access" being "taken from Ramsey Road" rather than the specific access proposed here) in order to develop part of the site now rather than waiting until the whole site is developed later. The agent appears to refer to informal discussions with HDC, which are not in the Local Plan and which, in any event, are subject to the requirements of the actual Local Plan and to statutory and planning regulations. g. The Agent advises that the Outline application was submitted following advice from HDC. That does not override the statutory duties of HDC in relation to heritage assets. h. The agent states that the development relies on the proposed access road, then the development is harmful to the heritage assets and the application should be refused. i. The agent states that a brick or stone wall can be rebuilt along either side of the access road. If this refers to the existing walls then this suggestion is not acceptable. These include surviving parts of buildings within the curtilage of the Listed Building and are protected under the listing, and features within the Conservation Area and settings of the Listed Buildings protected by statute. Control by condition is not appropriate as the potential impact on these heritage assets must be assessed as part of determination of an application and not left until later.

5.11 Cambridgeshire Wildlife Trust - Regarding this application, I note that my predecessor, provided comment to Huntingdonshire DC on 2nd March 2020. She was content with the survey work and reports produced to date. I note a revised application form was submitted recently, but I cannot view any of the documents referred to within. As long as there are no changes to the Biodiversity Management Plan (BMP) and Biodiversity Enhancement Plan (BEP) then I have no further comments beyond Sian's communication in March, other than to say that the LEMP which would be produced should also be a condition of any granted planning permission and this should include all of the measures set out in the BMP and BEP. This would be so as to ensure that as well as completing the required bat license and construction related measures to protect biodiversity, the opportunity for delivering net gains for biodiversity are also secured.

5.12 Environment Agency - no comments to make.

5.13 LLFA - No objection in principle

5.14 Urban Design - Comments relate to revised plans received in the email dated 10/09/2020: • Site Entrance Sketch dwg J0006880_005A • Site Entrance Plan dwg J0006880_006 • Land use, building heights, open space and landscape parameter plan dwg J0006880_006_Rev B • Access and movement parameter plan dwg J0006880_007_Rav A • Illustrative masterplan for 26 dwellings and open space dwg J0006880_002_Rev H • Three changes have been made to the illustrative masterplan following previous comments: • removal of plots 1 and 2. • 2. relocating the terrace units 3-11 further east to reduce adverse amenity impacts to Plot 12. • 3. amending the description of development to 'up to 24 dwellings' • The removal of plots 1 and 2 from the scheme is supported and resolves previous comments. • The re-siting of Plots 1-9 (formally 3-11) further east together with the revised orientation of Plot 10 is supported and resolves previous overbearing impacts. Further discussion on the detailed design of Plot 10 (and 19) would be required as part of the future RMA to ensure these form corner turning units addressing the spine road and junction. • The amendments to the illustrative masterplan and parameter plans, together with the revised description are supported in design terms. I recommend that a condition is affixed to the outline approval requiring future RMA to be developed in accordance with the design principles set out on these plans: • All reserved matters application shall be in accordance with the broad design principles set out on the Concept Master Plan for 26 dwellings and open space dwg J0006880_002_Rev H and the Land Use, Building Heights, Open Space and Landscape Parameter Plan dwg J0006880_006_Rev B. • Reason: To allow the Local Planning Authority to maintain control of the development.

6. REPRESENTATIONS

6.1 Objections/comments have been received from third parties in relation to the following. *Impact on the countryside, *Noise and disturbance from use *Parking / Highway safety *Concerns, already for crossing Ramsey road to get to High Street , *26 more homes generating an extra 50 Plus Vehicles using the Ramsey road , has we have no zebra crossing it will be totally impossible to cross! *Impact on listed building/conservation Area. *Impact on open countryside *Impact on trees/loss of woodland *Loss of privacy *Overlooking *Ramsey Road already busy and this will increase traffic *Loss of visual amenity *Adverse impact on biodiversity *The proposed access Road from 21 Ramsey Road onto Ramsey *Road enters on a bend and is inherently dangerous. It also does not comply with Highway regulations *On street parking on Ramsey Road causes highway safety/ pedestrian safety problems and the new development will make the situation worse. *Access to the site would be better from Longlands Close *Concern regarding the impact

7. ASSESSMENT

7.1 The main issues to consider in the determination of this application are: • The Principle of Development • Design, Visual Amenity, and the impact upon the Character of the Area • Impact on Heritage Assets • Impact upon Residential Amenity • Highways Safety, Parking Provision and Access • Biodiversity • Trees • Flood Risk • Other issues

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

7.3 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 (2019). 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".

7.4 In Huntingdonshire the Development Plan consists of: • Huntingdonshire's Local Plan to 2036 (2019) • Cambridgeshire & Peterborough Minerals and Waste Development Plan Core Strategy (2011) • St Neots Neighbourhood Plan 2014-2029 • Godmanchester Neighbourhood Plan (2017) • Houghton and Wyton Neighbourhood Plan (2018) • Huntingdon Neighbourhood Plan (2019)

7.5 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.

The principle of development 7.6 The application site is situated in Warboys a key service centre as defined in Policy LP2 of the Huntingdonshire District Local Plan. The site is on the edge of the built-up area adjacent to open countryside but is considered part of the built-up area of the settlement as the site has been allocated for housing in the Huntingdon District Council Proposals Map.

Design, Visual Amenity, and the impact upon the Character of the Area 7.7 Policies LP11 and LP12 of the Huntingdonshire Local Plan to 2036 state that developments should respond positively to their context, draw inspiration from the key characteristics of its surroundings and contribute positively to the area's character and identity. The application does include a layout plan, but this is indicative only. Comments have been received from the policy section who consider that the indicative layout is broadly in line with the density of development expected from this site. Details of the design and layout can be agreed at a later application as all matters are reserved. A separate application for the outline erection of up to 24 dwellings has been submitted and is pending consideration.

7.8 The front of the site lies within the Warboys Conservation Area and adjacent to the grade II listed building at 17 Ramsey Road. The rear of the site is allocated for residential use and the applicants have applied for the erection of 24 dwellings. This is being dealt with under a separate application which is pending reference 20/00308/OUT.

7.9 In relation to the demolition of the existing dwelling whilst there are comments from the Conservation Officer who considers the proposal will adversely affect the character and appearance of this part of the Warboys Conservation Area. It is considered however that subject to ensuring a suitable landscape scheme to positively enhance the proposals which can be secured by condition the loss of the front dwelling is not considered to be the overarching consideration in this case. The site is allocated in the Local Plan and access to the site must be provided subject to the requirements in relation to highway safety. Previously access has been considered to this land from Longlands Close however in this instance it is considered the access from Ramsey Road is more appropriate and will have less impact on the amenities of nearby residential occupiers.

7.10 The applicant has submitted a plan of the access when viewed from Ramsey Road which demonstrates what the potential visual impact of the proposal will be. They are intending to significantly enhance the landscaping within the site and the landscaping can be controlled by a suitable condition to ensure that the maximum benefit is provided for in terms of assisting to integrate the proposal into the existing locality. Notwithstanding the demolition of the dwelling known as 21 Ramsey Road. Whilst this is within the conservation area and within the vicinity of Listed Buildings its loss is not the overarching priority in this instance as the Local Planning Authority have already accepted that the site is allocated within the Local Plan proposals map for residential development. The access must come through this direction as the applicants are not in control of the whole of the site and are only proposing to develop the part of the site subject to this application and 20/00308/OUT. They cannot therefore gain access from Longlands Close as suggested in the consultation response from either third parties, or statutory consultees.

7.11 Overall, on balance the proposal is considered to respond positively to its context within the surrounding built form and contributes positively to the areas character and identity. The proposal is therefore considered to accord with Policies LP11, LP12 a LP34: Heritage Assets and their Settings of the Huntingdonshire Local Plan to 2036 and the NPPF (2019) in this regard. Impact on Heritage Assets 7.12 The National Planning Policy Framework 2019 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 193) 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 194). The NPPF 2019 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).

7.13 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.

7.14 The proposed development is considered to be appropriate the dwelling is not listed and whilst it is in the conservation area mitigation measures can be put in place in relation to the form of landscaping and details of design in relation to the layout and details of the form of proposed dwellings including an appropriate housing mix.

7.15 Further comments have been received from the Conservation Officer who considers that the information put forward is insufficient to assess the potential impact on the conservation area and nearby heritage assets. However, the LPA must decide based on other material considerations one of which is the impact on heritage assets amongst other matters. The applicant has provided a parameter plan as well as masterplan which sets out the areas in which the site will and will not be developed. There are no dwellings to be built within the conservation area and this area is only to be developed by means of the access road running through it and an area of open space for which the landscape section and open space section have commented and the plans amended to address their concerns. Similarly, the Urban Design team consider the proposal is satisfactory and the amendments to the illustrative masterplan and parameter plans, together with the revised description are supported in design terms and recommend that a condition is affixed to the outline approval requiring future RMA to be developed in accordance with the design principles set out on these plans: The applicants are willing to accept a condition in this regard.

7.16 The proposed development is therefore considered to be acceptable and the decision is finely balanced taking account of the comprehensive conservation concerns against the development the principle is in favour of the support of this proposal due to the allocation of the site for residential development which has been adopted by the current development plan and this allocation has been carried out in the absence of detailed plans for the development of the site; Officers do consider there is sufficient information submitted to determine this application and the proposal is considered to accord with Policy LP34 of the Local Plan to 2036 and the NPPF (2019) in this regard.

Impact on Residential Amenity 7.17 Policy LP14 of the Local Plan to 2036 states 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. A site visit was carried out by the case officer during the consultation period of the application.

7.18 Overall, it is considered that a high standard of amenity would be provided for all users of the development and maintained for neighbours. The development is in for the demolition of the front dwelling to facilitate the wider access to the site which is considered to have less impact on residential amenity to nearby occupiers than taking access from the adjacent Longlands Close. On balance the demolition of the existing dwelling on the site is therefore considered acceptable in terms of amenity. The principle is considered acceptable subject to detailed matters being submitted. The proposal is therefore considered to be in accordance with Policy LP14 Amenity of the Local Plan to 2036 and paragraph 127(f) of the NPPF (2019).

Highways Safety, Parking Provision and Access 7.19 Policy LP17 of the Local Plan to 2036 seeks to ensure that new development incorporates appropriate space for vehicle movements, facilitates access for emergency vehicles and service vehicles and incorporates adequate parking for vehicles and cycles.

7.20 Cambridgeshire County Council as the Local Highways Authority have reviewed the proposals and advised that In principle have no objections to the proposed access. The applicant should however note that if the site isn't coming forward for adoption the LHA would not look to move the highway boundary in this location or adopt any part of the access that isn't already highway. Again the LPA should consider if they are happy with the level of development being proposed off of a private access. Conditions are recommended in relation to full details and specifications of the access are required, to include drawing specifications full details, siting of the buildings, turning areas, parking, cycle storage, closure of the existing access from Ramsey Road.

7.21 Policy LP17 of the Local Plan to 2036 and the Huntingdonshire Design Guide (2017) seek the provision of secure and covered cycle parking based on 1 space per bedroom. The proposed development Subject to conditions the proposed development is considered to accord with Policy LP17 of the Local Plan to 2036.

Biodiversity 7.22 Policy LP30 of the Local Plan to 2036 requires proposals to demonstrate that all potential adverse impacts on biodiversity and geodiversity have been investigated. Policy LP30 of the Local Plan to 2036 also requires development proposals to ensure no net loss in biodiversity and provide a net gain in biodiversity where possible.

7.23 A Preliminary Ecological Appraisal (PEA) has been submitted and identifies no significant ecological constraints within the site.

7.24 Subject to conditions the proposed development is considered to accord with Policy LP30 of the Local Plan to 2036.

Trees 7.25 Comments have been received from the Council's Trees and Landscape Section with regard to detailed matters in respect of landscape proposals. The plans are indicative but the Landscape officer considers that the landscaping should be reflected in the submitted indicated masterplan. However it is considered as all matters are reserved the details of the landscape matters can be agreed at a later stage by condition to ensure that sufficient landscaping is provided.

7.26 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.

7.27 Subject to the imposition of compliance conditions to ensure the proposal is carried out in accordance with the submitted arboricultural details at the reserved matters stage the proposal is considered that it can be in accordance with Policy LP31 of the Huntingdonshire Local Plan to 2036 and the NPPF (2019) in this regard.

Flood Risk 7.28 National guidance and Policy LP5 of the Local Plan to 2036 seek to steer new developments to areas at lowest risk of flooding and advises this should be done through application of the Sequential Test, and if appropriate the Exceptions Test. A full FRA is not required as the site is situated in Flood Zone 1 at the lowest risk of flooding. There are two small pockets of surface water flood risk which are shown on the EA flood map for planning. These are medium and low risk areas of surface water flooding and subject to conditions to manage mitigation measures in respect of any surface water flood risk the impact of the development on flood risk is low level.

7.29 The application site is situated in Flood Zone 1 Based on the Environment Agency Floods Maps and the Strategic Flood Risk Assessment (2017 the proposal is considered that it can accord with Policy LP5 of the Local Plan to 2036 as the demolition and new access is not likely to be affected by flood risk.

Other Issues

Community Infrastructure Levy (CIL):

7.30 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.

7.31 There are no other material planning considerations which have a significant bearing on the determination of this application.

7.32 The proposed development is compliant with relevant national and local planning policy as: - The principle of the development of this site for residential purposes is acceptable. - The proposed development would have no significant adverse impact on the overall character of the area due to the loss of the dwelling due to the requirement for enhanced mitigation measures to provide a comprehensive landscape scheme. - The proposed development would have a limited impact on heritage assets. - The proposal would satisfactorily safeguard the amenities of neighbouring dwellings. - There are no overriding highway safety issues and the proposal is acceptable with regards to parking provision. - The proposal is acceptable with regards to biodiversity. - The proposal is acceptable with regards to the impact on trees. - The proposal is acceptable in terms of flood risk.

7.33 In terms of the economic dimension of sustainable development, the proposal would very modestly contribute towards economic growth, including job creation - during the construction phase and in the longer term housing to provide in accordance with the addition to the housing land supply in the district. There will also be Council Tax receipts arising from the development.

7.34 In terms of the social dimension of sustainable development the proposal puts forward both a change of use from agricultural land to housing but this is within the confines of the built up area of Warboys and the land is unlikely to be suitable for agricultural purposes in the future due to its location between existing dwellings. The market dwellings proposed will also therefore make a very contribution to the Council's 5-year housing supply. The proposal is considered acceptable in terms of the existing and future amenities of the area and is not considered to adversely affect any amenities of existing and future occupants.

7.35 In terms of the environmental dimension of sustainable development. The application is acceptable in principle and is on an allocated site. In relation to sustainable development all other matters apart from the access will be addressed at a later stage. Under an application for Full Permission erect up to 24 dwellings under application number 20/00308/OUT as set out in the planning history section of this report. The site is in an existing settlement a key service centre as defined in policy LP2 and is therefore considered to meet the environmental aspects of sustainable development by locating the housing in an existing key service centre with appropriate services and facilities which reduce the need to travel for these facilities.

7.36 There are no other material planning considerations which have a significant bearing on the determination of this application.

7.37 Having regard to applicable national and local planning policies, and having taken all relevant material considerations into account, it is therefore recommended that planning permission should be granted.

8. RECOMMENDATION - APPROVAL subject to conditions to include the following • Time limit • Approved plans/in principle of the Masterplan/Parameter Plan • Materials to be agreed • Drainage details to be agreed • Landscaping details to be agreed • Housing mix to be agreed • Open space provision layout to be agreed • Layout to be agreed • Archaeology • Any unexpected contamination to be mitigated • Parking provision/cycle parking to be agreed • Water efficiency • Building standards part M2.

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 Ann Scott Senior Development Officer, [email protected]

Application No. 20/00723/FUL

21 Ramsey Road, Warboys – Proposed demolition of 21 Ramsey Road, associated outbuilding and frontage wall to facilitate access to land the subject of planning application reference 20/00308/OUT

The Parish Council recommends that the above application be refused on the following grounds:-

(a) that the application is made for the sole purpose of providing access to land at the rear which forms part of a larger allocation (WB1) in the Huntingdonshire Local Plan to 2036. The allocation refers to vehicular access being taken from Longlands Close and/or directly from Ramsey Road. It is the opinion of the Parish Council that the vehicular access proposed by the demolition of 21 Ramsey Road and the creation of a direct access for 26 dwellings off Ramsey Road would be both unsafe and unsuitable for the following reasons:-

x The necessary visibility splays cannot be achieved at the junction to secure safe sight lines; x The junction proposed is situated in close proximity to the junctions with Longlands Close and Garrett Drive and the major junction at High Street/Ramsey Road/Church Road which will create a danger to highway safety; x The lack of off-street parking for properties opposite the proposed junction in Ramsey Road results in considerable on-street parking of vehicles, resulting in an effective narrowing of the carriageway in this location. The creation of the proposed junction would therefore be detrimental to highway safety; x Vehicles emerging from the proposed development at the junction proposed would face almost directly opposite No. 14 Ramsey Road with the result that vehicle lights and noise would form an unacceptable intrusion into the life of the occupiers of that property.

(b) the site forms an important location in the Warboys Conservation Area, being bordered to the south by the grade II listed building at 17 Ramsey Road and to the east by the grade II listed building at 14 Ramsey Road. Allocation WB1 in the Huntingdonshire Local Plan to 2036 states that the mature trees within the frontage of 21 Ramsey Road contribute to the character of this road and are situated within the Conservation Area. The loss of trees and demolition of no. 21 Ramsey Road would alter the character of the Conservation Area in Ramsey Road and should be resisted.

R. Reeves. Clerk to Warboys Parish Council 29th May 2020 Development Management Committee

Scale =1 :1,250 Application Ref:20/00723/FUL

Date Created: 02/11/2020 © Crown copyright and database rights 2020 o Parish: Warboys Ordnance Survey HDC 100022322

3 4 8 0

B 1 1 1

O 9 3 28.7m T T E L S R E N R R O A A G 3 D 6 8 6 2 4 !

3 6 E a S 3 2 LO 3 6 7 C 3 66 T a F 3 O 3 CR AY 3 H 1 a 3 1

2 7

4 2 9 a 1 S 2 ES 9 29.0m 2 8

2 2 2 2 7 SE LO 6 C DS AN 1 GL N 2 LO 5 5

9

1 4

2 1

2

1 rive tt D rra Ga

1 7 9

1 0

8

1 5

1 3 6 1 a 3 b Pond a 1 1 7 1 a 6 4 a 4

a 9 11 2a 11b 2 1 24a Shelter 23 1 1

3 2 2 Jubilee 2 Garage KToewyer 7 4 1 Conservati3on Area 11 8 Listed Building Reference 0 1 20/00723/FUL The Paddock 5

2 1 Mobile Home Park

8 Map Centre 530,270 280,188 0 0.01 0.02 0.03 # km !!N

Two Snow Hill, Birmingham, B4 6GA T: 0121 794 6250 carterjonas.co.uk

Client:

Project:

Title: Location Plan

Scale: 1:1250 @A4

Drawn by: CrownRP Copyright 2018. Carter Date:Jonas LLP08 AprES100004458 2020 Reproduced from the Ordnance Survey Map with permission of the Controller of Her Majesty's Stationery Office. Crown Copyright 2020. Carter Jonas LLP ES100021719

E 530300 E 530300

E 530280 E 530280

E 530260 E 530260

E 530240 E 530240

E 530220 E 530220

E 530200 E 530200

E 530180 E 530180

E 530160 E 530160

E 530140 E 530140

E 530120 E 530120

E 530100 E 530100