DEVELOPMENT MANAGEMENT PANEL 19 MARCH 2012
Case No: 1101937OUT (OUTLINE APPLICATION)
Proposal: RESIDENTIAL DEVELOPMENT WITH ACCESS ROAD, OPEN SPACE AND BALANCING POND INCLUDING DEMOLITION OF EXISTING BUILDINGS
Location: HOUGHTON GRANGE, HOUGHTON HILL, HOUGHTON HUNTINGDON
Applicant: BIOTECHNOLOGY AND BIOLOGICAL SCIENCES RESEARCH COUNCIL
Grid Ref: 529564 272003
Date of Registration: 10.11.2011
Parish: HOUGHTON AND WYTON
RECOMMENDATION – APPROVE SUBJECT TO SATISFACTORY COMPLETION OF S106 AGREEMENT
1. DESCRIPTION OF SITE AND APPLICATION
1.1 Houghton Grange is situated on the south side of Houghton Road (A1123) with the recent Slepe Meadows housing development to the north west. To the east is the residential property of The How and land formerly part of the golf course. The new Green Acres housing development is further to the east. To the south is a County Wildlife Site and to the south east the Thicket woodland that was in the past gifted to the Council by the Biotechnology and Biological Sciences Research Council (BBSRC – the applicants). To the west is open grazing land and the grounds of Houghton Bury.
1.2 The Grange is Grade ii listed along with the two entrance lodges to the site. Within the site there are a total of 6 existing dwellings; Dormy House, the two listed lodge houses, a pair of recent link detached houses and a bungalow on the isolation unit. The building known as the Director’s House was converted to offices and is therefore not considered as an existing dwelling.
1.3 There is a belt of trees that runs north-south from the frontage of the site through the centre, and deeper and more varied areas of planting each side of the Grange. Many of the trees on the site are protected by a Tree Preservation Order.
1.4 The site is proposed to be accessed by a corridor that connects to the new signal controlled cross roads junction with Houghton Road (A1123) recently completed.
1.5 The application site has a total area of 11.16 hectares which includes the original 9.6 hectare site allocated within the Local Plan Alterations 2002 plus the area of land for provision of the access and balancing pond. The site is within the Parish of Houghton and Wyton.
1.6 The application is for Residential development with access road, open space and balancing pond including demolition of existing buildings. Access is the only matter to be approved at this stage with layout, scale, appearance and landscaping to be reserved for subsequent approval. The final number of dwellings will be determined at the detailed design stage however it is anticipated that the site will achieve around 90 units.
1.7 The application is supported by a Planning, Design and Access Statement, Ecological Appraisal and Protected Species report, Transport Statement, Draft Travel Plan, Flood Risk Assessment and Drainage Strategy, Tree Survey, Environmental Land Quality Assessment and Archaeological Evaluation Report.
2. NATIONAL GUIDANCE
2.1 PPS1: “Delivering Sustainable Development” (2005) contains advice on the operation of the plan-led system.
2.2 Planning Policy Statement: Planning and Climate Change - Supplement to Planning Policy Statement 1 (2007) sets out how planning, in providing for the new homes, jobs and infrastructure needed by communities, should help shape places with lower carbon emissions and resilient to the climate change now accepted as inevitable.
2.3 PPS3: “Housing” (2011) sets out how the planning system supports the growth in housing completions needed in England.
2.4 PPS5: Planning for the Historic Environment (2010) sets out the Government's planning policies on the conservation of the historic environment.
2.5 PPS9: “Biological and Geological Conservation” (2005) sets out planning policies on protection of biodiversity and geological conservation through the planning system.
2.6 PPG13: “Transport” (2011) sets out the objectives to integrate planning and transport at the national, strategic and local level and to promote more sustainable transport choices both for carrying people and for moving freight.
2.7 PPG17: “Planning for Open Space, Sport and Recreation” (2002) sets out the policies needed to be taken into account by regional planning bodies in the preparation of Regional Planning Guidance (or any successor) and by local planning authorities in the preparation of development plans (or their successors); they may also be material to decisions on individual planning applications.
2.8 PPS23: “Planning and Pollution Control” (2004) is intended to complement the new pollution control framework under the Pollution Prevention and Control Act 1999 and the PPC Regulations 2000.
2.9 PPS25: “Development and Flood Risk” (revised 2010) sets out Government policy on development and flood risk. Its aims are to ensure that flood risk is taken into account at all stages in the planning process to avoid inappropriate development in areas at risk of flooding, and to direct development away from areas of highest risk. Where new development is, exceptionally, necessary in such areas, policy aims to make it safe, without increasing flood risk elsewhere, and, where possible, reducing flood risk overall.
2.10 Draft National Planning Policy Framework: Consultation (2011) - sets out the Government’s key economic, social and environmental objectives and the planning policies to deliver them. The intention is that these policies will provide local communities with the tools they need to energise their local economies, meet housing needs, plan for a low-carbon future and protect the environmental and cultural landscapes that they value. It seeks to free communities from unnecessarily prescriptive central government policies, empowering local councils to deliver innovative solutions that work for their local area.
For full details visit the government website http://www.communities.gov.uk and follow the links to planning, Building and Environment, Planning, Planning Policy.
3. PLANNING POLICIES
Further information on the role of planning policies in deciding planning applications can also be found at the following website: http://www.communities.gov.uk then follow links Planning, Building and Environment, Planning, Planning Information and Guidance, Planning Guidance and Advice and then Creating and Better Place to Live
3.1 East of England Plan - Revision to the Regional Spatial Strategy (May 2008) Policies viewable at http://www.go-east.gov.uk then follow links to Planning, Regional Planning then Related Documents
SS1: “Achieving Sustainable Development” – the strategy seeks to bring about sustainable development by applying: the guiding principles of the UK Sustainable Development Strategy 2005 and the elements contributing to the creation of sustainable communities described in Sustainable Communities: Homes for All.
SS4: “Towns other than Key Centres and Rural Areas” – Local Development Documents should define the approach to development in towns. Such towns include selected Market Towns and others with potential to increase their social and economic sustainability.
T2: “Changing Travel Behaviour” – to bring about significant change in travel behaviour, a reduction in distances travelled and a shift towards greater use of sustainable modes should be promoted.
T8: “Local Roads” – local road networks should be managed in accordance with the local transport plan objectives: tackling congestion and its environmental impacts; facilitating the provision of safe and efficient public transport, walking and cycling; providing efficient vehicular access to locations and activities requiring it and improving safety.
T9: “Walking, Cycling and other Non-Motorised Transport” – existing networks should be improved and developed as part of the Regional Transport Strategy.
T14: “Parking” – controls to manage transport demand and influencing travel change alongside measures to improve public transport accessibility, walking and cycling should be encouraged. Maximum parking standards should be applied to new residential development.
ENV3: “Biodiversity and Earth Heritage” it should be ensured that the region’s wider biodiversity, earth heritage and natural resources are protected and enriched through conservation, restoration and re- establishment of key resources.
ENV6: “The Historic Environment” - Within plans, policies, programmes and proposals local planning authorities and other agencies should identify, protect, conserve and, where appropriate, enhance the historic environment of the region including Conservation Areas and Listed Buildings.
ENV7: “Quality in the Built Environment” - requires new development to be of high quality which complements the distinctive character and best qualities of the local area and promotes urban renaissance and regeneration.
ENG1: “Carbon Dioxide Emissions and Energy Performance” – for new developments of 10+ dwellings or 1000sqm non residential development a minimum of 10% of their energy should be from decentralised and renewable or low carbon resources unless not feasible or viable.
WAT4: “Flood Risk Management” – River flooding is a significant risk in parts. The priorities are to defend existing properties from flooding and locate new development where there is little or no flooding.
3.2 Cambridgeshire and Peterborough Structure Plan (2003) Saved policies from the Cambridgeshire and Peterborough Structure Plan 2003 are relevant and viewable at http://www.cambridgeshire.gov.uk follow the links to environment, planning, planning policy and Structure Plan 2003.
P6/1 – Development Related Provision – development will only be permitted where the additional infrastructure and community requirements generated by the proposal can be secured.
P9/8 – Infrastructure Provision – a comprehensive approach towards securing infrastructure needs to support the development strategy for the Cambridge Sub-Region. The programme will encompass: transport; affordable and key worker housing; education; health care; other community facilities; environmental improvements and provision of open space; waste management; water, flood control and drainage and other utilities and telecommunications.
3.3 Huntingdonshire Local Plan (1995) Saved policies from the Huntingdonshire Local Plan 1995 are relevant and viewable at www.huntingdonshire.gov.uk/localplan95
H37: “Environmental Pollution” – housing development will not be permitted in locations where there is a known source of environmental pollution which would be detrimental to residential amenity.
T18: “Access requirements for new development” states development should be accessed by a highway of acceptable design and appropriate construction.
T19: “Pedestrian Routes and Footpath” – new developments are required to provide safe and convenient pedestrian routes having due regard to existing and planned footpath routes in the area.
R2:”Recreation and Leisure Provision” – applications for recreational facilities will be considered on their merits bearing in mind: advice from sporting recreation authorities on the need for further provision; the effect on residential amenity; the effect on landscape, visual amenity, nature conservation and archaeological interest; access, parking and traffic generation; the siting, design and materials of any building and structures.
R7 “Land and Facilities” – For new residential development of 30 dwellings or more (or 1.2ha), in addition to the provision of children’s casual and equipped play space, the District Council will normally seek the provision of (or equivalent contribution towards) formal adult and youth play space.
R8 “Land and Facilities” – consideration will be given to the acceptance of contributions from developers towards improving recreational facilities in the vicinity of the site to off set recreational requirements sets out in R7.
R12: “Land and Facilities” – the provision of children’s play areas in housing estate developments will normally be sought. This provision should be enclosed, useable, safe, adequately equipped and appropriately located.
R13:”Countryside Recreation” – provision of facilities for informal countryside recreation subject to the criteria of R2 will be supported.
R15: “Countryside Recreation” – will seek to improve access to the countryside, including the network of public rights of way with a view to modifying, extending and improving the network where appropriate.
En2:“Character and setting of Listed Buildings” - indicates that any development involving or affecting a building of architectural or historic merit will need to have proper regard to the scale, form, design and setting of that building
En3:”Alternative Uses for Listed Buildings” – will be considered if sympathetic and appropriate to the building, where it is the only way to retain its historic or architectural character, providing that alterations themselves do not detract from the character and subject to environmental and traffic considerations.
En7:”Outline Planning Applications” – in Conservations Areas or on sites adjoining listed buildings will not normally be considered, unless there is the submission of details of the proposed development.
En12: “Archaeological Implications” – permission on sites of archaeological interest may be conditional on the implementation of a scheme of archaeological recording prior to development commencing.
En18: “Protection of countryside features” – Offers protection for important site features including trees, woodlands, hedges and meadowland.
En22: “Conservation” – wherever relevant, the determination of applications will take appropriate consideration of nature and wildlife conservation.
En23: “Conservation” – development which has a significant adverse effect on the interests of wildlife in an area will not normally be permitted.
En25: "General Design Criteria" - indicates that the District Council will expect new development to respect the scale, form, materials and design of established buildings in the locality and make adequate provision for landscaping and amenity areas.
CS8: “Water” – satisfactory arrangements for the availability of water supply, sewerage and sewage disposal facilities, surface water run- off facilities and provision for land drainage will be required.
CS9: “Flood water management” – the District Council will normally refuse development proposals that prejudice schemes for flood water management.
3.4 Huntingdonshire Local Plan Alterations (2002) Saved policies from the Huntingdon Local Plan Alterations 2002 are relevant and viewable at www.huntingdonshire.gov.uk/localplan then click on "Local Plan Alteration (2002)
HL2 – Allocated Sites – Allocates 9.6ha of land at Houghton Grange for housing
HL5 – Quality and Density of Development - sets out the criteria to take into account in assessing whether a proposal represents a good design and layout.
HL10 – Housing Provision – in the district should reflect the full range of the local community’s needs by ensuring a choice in new housing.
OB2 – Maintenance of Open Space – contributions may be sought for the maintenance of small areas of open space, children’s play space and recreational facilities, woodland or landscaping to benefit the development.
3.5 Policies from the Adopted Huntingdonshire Local Development Framework Core Strategy 2009 are relevant and viewable at http://www.huntsdc.gov.uk click on Environment and Planning then click on Planning then click on Planning Policy and then click on Core Strategy where there is a link to the Adopted Core Strategy.
CS1: “Sustainable development in Huntingdonshire” – all developments will contribute to the pursuit of sustainable development, having regard to social, environmental and economic issues. All aspects will be considered including design, implementation and function of development. Including reducing water consumption and wastage, minimising impact on water resources and water quality and managing flood risk.
CS2: “Strategic Housing Development” – during the period 2001 – 2026, a total of at least 14,000 homes will be provided in areas including 4265 homes that will come from existing allocations in the Local Plan.
CS4: “Affordable Housing in Development” – development should seek to achieve a target of 40% on proposals of 15 or more homes or 0.5ha, or more in all parts of the District.
CS9: “Strategic Green Space Enhancement” - coordinated action to safeguard existing and potential sites of nature conservation value, create new wildlife habitats and contribute to diversification of the local economy and tourist development through enhancement of existing and provision of new facilities.
CS10: “Contributions to Infrastructure Requirements” – proposals will be expected to provide or contribute towards the cost of providing infrastructure and of meeting social and environmental requirements, where these are necessary to make the development acceptable in planning terms.
3.6 Policies from the Development Management DPD: Proposed Submission 2010 are relevant.
C1: “Sustainable Design” – development proposals should take account of the predicted impact of climate change over the expected lifetime of the development.
C2: “Carbon Dioxide Reductions” – major development proposals will include renewable or low carbon energy generating technologies. These should have energy generating capacity equivalent to 10% of the predicted total CO² emissions of the proposal.
C5: “Flood Risk and Water Management” – development proposals should include suitable flood protection / mitigation to not increase risk of flooding elsewhere. Sustainable drainage systems should be used where technically feasible. There should be no adverse impact on or risk to quantity or quality of water resources.
E1: “Development Context” – development proposals shall demonstrate consideration of the character and appearance of the surrounding environment and the potential impact of the proposal.
E2: “Built-up Areas” – development will be limited to within the built- up areas of the settlements identified in Core Strategy policy CS3, in order to protect the surrounding countryside and to promote wider sustainability objectives.
E3: “Heritage Assets” – proposals which affect the District’s heritage assets or their setting should demonstrate how these assets will be protected, conserved and where appropriate enhanced.
E4: “Biodiversity and Protected Habitats and Species” – development proposals should not harm or cause adverse impact on statutorily designated areas and non-statutory designated areas such as County Wildlife Sites. Proposals will not be permitted where there is an adverse impact on protected species, priority species, priority habitats or sites of local or regional importance for biodiversity or geology, unless the need for and the benefits of, the proposal outweigh the potential adverse impacts.
E5: “Trees, Woodland and Hedgerows” – proposals shall avoid the loss of, and minimise the risk of, harm to trees, woodland or hedgerows of visual, historic or nature conservation value, including ancient woodland and veteran trees. They should wherever possible be incorporated effectively within the landscape elements of the scheme.
E7: “Protection of Open Space” – development proposals should not result in harm to spaces which; contribute to the distinctive form, character and setting of a settlement; create a focal point within the built up area; provide a setting for important buildings or scheduled ancient monuments; or form part of an area of value for wildlife, sport or recreation, including areas forming part of a ‘green corridor’.
E9: “Travel Planning” - To maximise opportunities for the use of sustainable modes of travel, development proposals should make appropriate contributions towards improvements in transport infrastructure, particularly to facilitate walking, cycling and public transport use. Proposals should not give rise to traffic volumes that exceed the capacity of the local or strategic transport network, nor cause harm to the character of the surrounding area. A Travel Plan will be required where the development involves large scale residential development; employment/commercial development in excess of national guideline figures or non-residential institutions including schools and colleges. The Travel Plan will need to demonstrate that adequate mitigation of the transport impacts of the proposal can be achieved.
E10: “Parking Provision” – car and cycle parking should accord with the levels and layout requirements set out in Appendix 1 ‘Parking Provision’. Adequate vehicle and cycle parking facilities shall be provided to serve the needs of the development.
H1: “Efficient Use of Housing Land” – housing developments will optimise density taking account of the nature of the development site; character of its surroundings and need to accommodate other uses and residential amenities such as open space and parking areas.
H2: “Housing Mix” – a mix of housing is required that can reasonably meet the future needs of a wide range of household types in Huntingdonshire and reflect the advice and guidance provided within the Cambridgeshire and Peterborough SHMAs and relevant local housing studies. Regard must also be given to other materials factors specific to the site.
H3: “Adaptability and Accessibility” – the location and design of development should consider the requirements of users and residents that are likely to occur during the lifetime of the development.
H7: “Amenity” – development proposals should safeguard the living conditions for residents and people occupying adjoining or nearby properties.
D1: “Green Space, Play and Sports Facilities Contributions” – provision of green space, play and sports facilities will be secured by condition or through S106 Agreement which may include commuted payments towards off-site provision where they cannot reasonably be provided on site or where it secures the most appropriate provision for the local community. Contributions will also be required from proposals for residential development towards strategic green space as defined in CS9.
D2: “Transport Contributions” – contributions will be required towards improvements in transport infrastructure where necessary to mitigate the impact of new development on local transport networks, particularly to facilitate walking, cycling and public transport use.
D3: “Community Facilities Contributions” – contributions will be required towards the provision, extension or improvement of community facilities where necessary to promote the development of sustainable communities and mitigate the impacts of the development as identified through the Local Investment Framework.
3.7 Supplementary Planning Guidance / Other Documents / Legislation:
Huntingdonshire Landscape and Townscape Assessment (2007)
Huntingdonshire Design Guide (2007)
LDF Developer Contributions SPD (2011)
St Ives West Urban Design Framework (UDF) (2011) – see the legal advice to the consideration of this document, in the context of this proposal, below
Conservation of Habitats and Species Regulations 2010 (Habitats Regulations)
Wildlife and Countryside Act 1981
English Heritage Guidance – The Setting of Heritage Assets (2011)
The Rt Hon Greg Clark’s (Minister for Decentralisation and Cities) Written Ministerial Statement “Planning for Growth” (23 March 2011) promotes sustainable growth and jobs and states that significant weight should be attached to the need to secure economic growth and employment
Localism Act 2011 – Section 143 (amending S70 of the Town and Country Planning Act 1990) regarding local finance considerations
4. PLANNING HISTORY
4.1 Until the late 19th century the site was farmland with a residential property ‘Dormy House’ that was formerly part of Home Farm. In 1897 Houghton Grange was built for Harold Charles Coote, the Deputy Lord Lieutenant of Cambridge.
4.2 The site is developed with an extensive range of buildings relating to the former research and development use by the BBSRC following the Second World War and was occupied for this use until 1992.
4.3 In 1991 planning permission was granted under reference 9001762OUT for the redevelopment of the site as a business park. This use was not taken up and the permission was not implemented. Following representations from the BBSRC the site was allocated for housing in policy HL2 of the Huntingdonshire Local Plan Alteration 2002.
4.4 Planning permission of residential development including construction of new access was granted under reference 0212719OUT in 2006. This permission expired in 2009.
4.5 In 2008 planning permission was also granted under reference 0801195FUL for amendments to the design of the access to achieve the Highways Section 278 Agreement with the County Council. This has been constructed jointly by the BBSRC and Taylor Wimpey
5. CONSULTATIONS
5.1 Houghton and Wyton Parish Council – Comments received 20/01/2012 do not feel a recommendation can be made and raise a number of concerns (COPY ATTACHED)
5.2 St Ives Town Council (neighbouring Council) – Recommend approval with a number of items to be addressed (COPY ATTACHED)
5.3 Cambridgeshire Constabulary – No objection however concerns raised regarding crime prevention measures in the layout. Highlights lack of parking provision and play areas and associated anti social behaviour. Asks for consultation early in the detailed design stage for reserved matters approval
5.4 CCC Archaeology - An archaeological evaluation was undertaken at the site a number of years ago and found little of archaeological significance. No objection to this development scheme and no requirements for further archaeological investigation.
5.5 CCC Education – Seeking contributions towards primary education, libraries and lifelong learning and rights of way.
5.6 CCC Highways – No objection subject to a contribution towards The Thicket and conditions to secure a travel plan, a new pedestrian link to The Thicket, improvements to the footway / cycleway along Houghton Road and to secure surfacing, turning space and visibility splays
5.7 Environment Agency – No objection subject to conditions relating to provision of a surface water drainage scheme, demonstration of foul water system capacity and ground contamination
5.8 HDC Environmental Health – No objection subject to a land contamination remediation scheme being submitted, approved, implemented and completed (with a validation report) before development takes place.
5.9 HDC Housing – The Affordable Housing amount, mix and tenure is acceptable and to be secured by S106 Agreement
5.10 HDC Operations – No objection – the scheme will provide the required level of public open space and off-site contributions to be secured by S106 Agreement
5.11 HDC Healthy Communities – Considers the scheme will not require any increase in community facilities
5.12 Huntingdonshire Primary Care Trust – Request a contribution towards surgery improvements in St Ives to be secured by S106 Agreement
5.13 Natural England – No objection – further surveys, mitigation and monitoring for protected species should be required by condition
5.14 Wildlife Trust – Objects to the development as it fails to demonstrate how it will contribute to the enhancement of nature and local biodiversity and fails to demonstrate how the adverse ecological impacts arising from the development will be addressed.
6. REPRESENTATIONS
6.1 No representations received.
7. SUMMARY OF ISSUES
7.1 The main issues to consider in assessing this application are those of principle of development, design, impact on heritage assets, trees and landscape, biodiversity, contamination, access and highways, flooding and drainage, sustainability and planning obligations.
Principle of development:
7.2 The site is allocated for residential development in the Local Plan Alterations 2002. For the period 2001 to 2026, the Core Strategy identifies the need for at least 14,000 additional homes to be provided in Huntingdonshire. This provision will be made up of 2890 homes that were completed between 2001 and 2006, 4265 homes that will come from existing allocations in the Local Plan (including Houghton Grange), 1345 homes that will come from non-allocated sites that have planning permission or agreement in principle and 5500 that will be provided in the locations identified in Core Strategy policy CS2 (including the adjacent area within St Ives West).
7.3 The principle of residential development on the site is fully compliant with Local Plan Alteration policy HL2 and is therefore acceptable subject to all other considerations.
Status of the St Ives West UDF:
7.4 The St Ives West Urban Design Framework, whilst not part of the Development Plan nor a Supplementary Planning Document (pursuant to PPS12) was adopted as planning guidance in October 2011, to describe the main planning and design factors and requirements that developers must address in delivering a sustainable urban extension to the west of St Ives. The document states that this guidance will be a material consideration when determining any future planning applications on the site.
7.5 The St Ives West UDF is presently the subject of challenge, by way of judicial review, in the High Court. The challenge has been brought by Houghton and Wyton Parish Council (“the Parish Council”) which has contended that the decision to approve and adopt the UDF is ultra vires (beyond the powers of the Council) for diverse reasons including (1) that it is tantamount to a “site allocation policy” that ought to have been adopted as a development plan document, (2) failures in process pursuant to the Development Plan Regulations, (3) the absence of a sustainability appraisal and (4) a suggested requirement that UDF could only be promoted as a Supplementary Planning Document pursuant to PPS12.
7.6 The Council is resisting these proceedings and a preliminary hearing in the High Court is scheduled for 18th April.
7.7 The Parish Council consider that the UDF should not be a material consideration in the consideration of these proposals. In principle, the Council disagrees. However, for the purposes of considering this particular application the difference is likely to be of no more than academic interest, as the proposals largely fall to be assessed by reference to established policy and to the relevant site specific factors. That said, in order to avoid there being any potential for further litigation, it is considered appropriate to place no weight on the UDF and focus upon the advice contained in the officer’s report as if the UDF did not exist and is not material to this decision.
Design:
7.8 The submitted indicative masterplan shows how the site might be developed having regard to the site constraints and features.
7.9 Dormy House, the listed lodges and the Grange will be retained on the site with all other buildings to be demolished.
7.10 The access to the development is taken from the recently constructed traffic junction.
7.11 The indicative layout is successful in addressing the following key issues:-
1) Enhancing the setting of Houghton Grange by removing the modern linked buildings currently connected to either wing. 2) Further enhancing the setting of Houghton Grange by proving the opportunity for new buildings nearby that are of a more appropriate scale and form. 3) Further respecting the historical uses of the site by proposing to retain the former farmhouse known as Dormy House as well as the gatehouses to the site. 4) Providing for an appropriate arrangement of buildings that respect the setting of the various tree groups within the site, particularly the avenue of lime trees in the centre of the site. 5) Proposing a framework of roads and paths that ensures that the site is not dominated by the car. 6) Proposing an increase in density of the proposed development across the site from west (the countryside edge) to east (towards St Ives) 7) A design code will be essential to ensure detailed design quality that is appropriate for the site.
7.12 The submitted Masterplan and scale parameters as set out within the Design and Access statement satisfactorily demonstrate that the development of this site of the scale and amount proposed is acceptable.
7.13 Conditions are recommended to secure a design code for the development and the retention of Dormy House.
7.14 The application is acceptable in this regard.
Impact on Heritage Assets:
7.15 The site is not within the Conservation Area but the listed buildings of Houghton Grange and the East and West Lodges are Grade II listed, Houghton Grange is on the Council’s At Risk Register. Dormey Lodge is an unlisted building but is considered as a heritage asset in accordance with PPS5.
7.16 The entire application site is considered to be within the setting of the key listed building of The Grange.
7.17 The treed avenue connecting the gate lodges to Houghton Grange is crucial to the setting and also the understanding of the listed buildings on the site. It has remained relatively unaltered since the construction of the properties and its proposed retention is welcomed.
7.18 Whilst the proposed development is in outline only (with only access to be approved) the Masterplan has been amended following initial officer comment on the proposed development. This now pays more respect to the framing of Houghton Grange with the dwellings paying respect to and acknowledging the status of the grand approach to Houghton Grange.
7.19 The area to the front of Houghton Grange has been amended to locate vehicles away from the front of the building with more formal gardens to the front as the historic records and images show.
7.20 Houghton Grange itself will be restored as part of the development to a detached single period property. Alongside the reserved matters submission this will require separate Listed Building Consent.
7.21 The indicative Masterplan and associated documents propose to remove the 1960’s wings attached to Houghton Grange. These are considered to be unsympathetic to the setting of Houghton Grange as a heritage asset. The removal of the wings will positively enhance the setting of Houghton Grange. It is proposed that new dwellings will be erected either side of the original house and will be carefully designed to respect the setting and be subservient to the house. The wings illustrated are symmetrical to Houghton Grange and frame the building.
7.22 To the south of the Grange the formal lawn will be reinstated as a private garden enclosed by the mature trees either side.
7.23 Dormy House is to be retained as a dwelling. Around Dormy House the new development is proposed to have a simple rural character to reflect the complex of farm buildings originally in this area and shown on historic maps. Again any works to the listed lodge houses will also require listed building consent.
7.24 The proposed development is considered to be sympathetic to the setting and character of the heritage assets, positively enhancing and conserving the assets by removing existing unsympathetic buildings and safeguarding the future of these assets. Conditions are recommended to ensure the retention of Dormy House and for a scheme for all works to the heritage assets accepting that for the listed buildings associated listed building consent will be required.
7.25 The application is acceptable in this regard.
Trees and landscape:
7.26 A key feature of the site is the specimen and mature trees that form the original parkland setting. The application was accompanied by a Tree Survey, Arboricultural Implications Assessment and Method Statement.
7.27 The original Masterplan was amended following initial discussions with Officers to pay further regard to the trees within the site. The main access road alignment was varied and buildings repositioned to remove potential conflicts with the trees. The existing central drive is proposed to be replaced with a narrower more informal permeable surface to the benefit of the existing trees.
7.28 The proposed development provides an opportunity to gain some strategic tree planting as part of a designed landscape scheme for the site. The masterplan layout identifies that the amount of development proposed allows for the opportunity for extensive new landscape planting around the boundaries, access, roads, footpaths and public open spaces.
7.29 The detailed landscape proposals will follow as a reserved matter. To ensure a high quality development and coordinated landscape design it is considered that a Landscape Strategy for the whole of the site needs to be produced, that will inform any subsequent reserved matters applications for the whole, or separate parcels of the site. Conditions are therefore recommended for a site-wide landscape strategy, hard and soft landscaping, arboricultural information and landscaping management and maintenance plan.
7.30 Access to quality green space is a priority for the Council and Core Strategy Policy CS9 sets out the Council’s objective of creating appropriate access for a wide range of users to enjoy the countryside, including the Great Ouse Valley area. The proposed development includes the transfer of land to the south of the site to the District Council for public recreation amenity land and for wildlife habitat. This is welcomed and will contribute to the aims of the Adopted Core Strategy. A Green corridor along the Ouse Valley river is also advocated within the Adopted Landscape and Townscape Assessment 2007. These aims are also replicated within the St Ives West UDF. The provision of this strategic green space land is welcomed and will contribute to the green network of corridors and provide a considerable landscape and public realm and community benefit to both the new and existing surrounding communities.
7.31 The application is acceptable in this regard.
Contamination:
7.32 The ground contamination risk assessment undertaken by Enviros in September 2005 was submitted with this application. However, at the time of writing details of the design criteria and development layouts were not available and as a consequence, detailed remediation actions were not presented. The Council’s Environmental Health team recommends a land contamination remediation scheme be submitted, approved, implemented and completed (with a validation report) before development takes place. An appropriately worded condition is recommended.
7.33 The application is acceptable in this regard.
Biodiversity:
7.34 Ecological surveys including a Phase 1 habitat survey and surveys for protected species have been undertaken and an ecological report has been submitted with the application.
7.35 The Ecological report makes several recommendations regarding mitigation measures which should be fully implemented and an appropriately worded condition is recommended. These measures include additional surveys for Great Crested Newts, Barn Owls and Bats.
7.36 The area hatched on the attached plan is the County Wildlife Site and the ecological report recognises that there may be indirect impacts. The County Wildlife Site has significant ecological value for its flowers and grasses. The impacts will be from increased access from residents including dog walking as well as predation by cats may result in adverse impact on the wildlife using the County Wildlife Site. The Wildlife Trust has commented that without proper management the ecological value of the County Wildlife Site will deteriorate. A suitable conservation management regime for the County Wildlife Site is required. A condition is therefore recommended for a scheme to demonstrate how the development will contribute to the enhancement of nature and local biodiversity and to address the ecological impacts from the development.
7.37 Natural England advises that the proposed development does not appear to affect statutorily protected sites or landscapes. It is broadly satisfied that the mitigation proposals, if implemented, are sufficient to avoid adverse impacts on the protected species.
7.38 With regard to the duty of the Local Planning Authority in determining an application for development that affects European Protected Species set out within the Habitats Directive and the Wildlife and Countryside Act 1981, there are three tests to consider relating to whether a licence would be likely to be granted;
i) preserving public health or safety or of overriding public interest
This application is considered to remove redundant buildings from the site, provide new housing (including affordable housing) and improve wider community facilities through the new green infrastructure and access improvements.
ii) there is no satisfactory alternative
The development of this brownfield site and other sites is required to meet housing targets. There are monitoring and mitigation measures proposed including timing of actions. The Natural England guidance states that all conditions and requirements for works affecting protected species shall be secured and undertaken (where required) before licensing can commence.
iii) there will be no detrimental impact on the maintenance of the population of the species
Natural England are broadly satisfied that the Protected Species will not be adversely affected through the development.
7.39 The application is acceptable in this regard with the recommendation of conditions for a biodiversity and ecology enhancement scheme and for the additional protected species surveys.
Access and highways:
7.40 The submitted Transport Assessment considers the local highway network in 2017. It examines two scenarios of the network with and without this development. It concludes that the proposed development of 90 dwellings would cause only a small reduction in local junction capacity and a slight increase in the predicted maximum queue lengths at these junctions. This level of impact is acceptable to the Local Highways Authority.
7.41 The site is close to the Market Town of St Ives and a number of frequent bus services (including the Cambridge Guided Busway) run in both directions along Houghton Road in the vicinity of the application site providing connections between the site and destinations including St Ives, Huntingdon and Cambridge. Bus stops have been provided either side of Houghton Road as part of the Slepe Meadow access junction including pedestrian crossing facilities. The bus stops, pedestrian crossing facilities and frequent bus services are considered to be sufficient to make the Houghton Grange site accessible by public transport.
7.42 It is proposed that the site would be accessible by pedestrians and cyclists as follows: -
a) via the existing footway / cycleway that runs along the southern side of Houghton Road (which connects the site with St Ives town centre area), and b) via a new pedestrian link that is proposed to be provided which will link the development site with The Thicket
7.43 The footway along the site’s Houghton Road frontage requires improvements and The Thicket has also been identified for improvement within the St Ives Market Town Transport Strategy. Improvements are sought through suggested condition and planning obligations (see report below).
7.44 A Residential Travel Plan is also sought to be secured by condition. This is in accordance with both national and local planning policy to promote alternative modes of travel and reduce car use.
7.45 Full highway engineering details and surfacing of all highways are recommended to be secured through imposition of appropriately worded conditions.
7.46 The application is acceptable in this regard.
Flooding and drainage:
7.47 The Environment Agency’s Indicative Flood Risk Map shows the site within Zone 1 which means that the site is at less than 1 in 1000 annual probability of flooding.
7.48 The site currently has a drainage system that takes surface water from the buildings and roads through a pipe system to an open ditch on the lower levels. A Flood Risk Assessment and Drainage Strategy have been submitted with the application. The Environment Agency has reviewed this document and find it acceptable for the scale and nature of development proposed.
7.49 Redevelopment of the site will result in separate disposal routes for foul and clean surface water. This is to be welcomed, as previously both sources were discharged into the public foul sewer.
7.50 As described in the FRA, the new arrangement will therefore result in a reduction in volume being discharged into the foul sewer when compared to a time when the site was fully occupied. However, the site has not been occupied for several years, so this comparison is of limited value. Compared to the current situation, future foul flows will be significantly higher.
7.51 Conditions have been recommended by the Environment Agency relating to surface water drainage, demonstration of foul water system capacity and contamination.
7.52 The application is acceptable in this regard.
Sustainability:
7.53 The application site is considered to be in a location that is close to local facilities and existing public transport provision. The submission has been supported by a draft Residential Travel Plan and a planning condition is recommended to be imposed to secure the provision of this.
7.54 The Design and Access Statement sets out that the development will incorporate the ‘Code for Sustainable Homes’. At this outline stage, the detailed proposals have not yet been developed however measures are detailed for design, construction and post-construction stages to meet the requirements of policy ENG1 (a minimum of 10% of their energy should be from decentralised and renewable or low carbon resources). A condition is recommended for a scheme to be submitted for each phase of development.
7.55 The application is acceptable in this regard.
Planning Obligations:
7.56 Statutory tests set out in the Community Infrastructure Regulations 2010 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. S.106 obligations are intended to make acceptable development which would otherwise be unacceptable in planning terms.
7.57 The following requested planning obligations for the proposed development will be reported to the S106 Advisory Group on 12th March 2012. The applicants have confirmed that they are prepared to enter into an agreement on these. It is considered that these will be on a formula basis however total contributions based on the net addition of 84 dwellings have been included for Member’s convenience.
Affordable Housing
7.58 The site is over 0.5 hectares in size and within the Cambridge-Sub- Region and therefore the development should seek to achieve a target of 40% affordable housing. With a net increase of 84 dwellings on the site this would equate to a total of 34 units.
7.59 Following protracted negotiations with the developer regarding the overall package of planning obligations it is considered acceptable that the provision of 32 units, which would equate to 38% affordable housing provision, should be agreed in respect of the package of contributions in order to secure the essential transfer of the associated strategic green space land (see below).
7.60 The developer has also requested that the S106 agreement to secure the provision of the affordable housing has sufficient flexibility to enable the possibility that some or the entire affordable housing requirement might be provided on adjoining BBSRC owned land if this comes forward for development under the St Ives West proposals. This flexibility is considered acceptable and any such proposal would be considered on its merits if and when the adjacent land comes forward.
7.61 A scheme for the provision of the affordable housing should be secured through a S106 Agreement.
Off site sports pitches and courts
7.62 HDC Operations team have agreed an off-site contribution of £585 per additional unit in lieu of the applicant providing outdoor playing pitches and courts on site totaling £49,140. There has been some debate between the Parish Council, Ward Members and officers regarding how this contribution is divided between existing facilities. However, HDC Operations advise that this should be in the form of a 50/50 split between the St Ives Outdoor Centre and the Parish Council who intend to purchase further playing fields.
7.63 It is Council practice to secure and collect the contributions for off site open space and a requirement that the monies are spent within the vicinity of the development. Therefore the decision as to exactly where the provision is made is taken prior to receipt of the contribution in light of the opportunities at the time. The developer has agreed to the payment of this contribution to address this infrastructure impact as set out within the LDF Developer Contributions SPD.
7.64 A total contribution of £49,140 is requested
Equipped Play Area
7.65 As the scheme is above the policy threshold of 69 units in the Developer Contributions SPD there is a requirement for provision of a LEAP. It is agreed with the applicant that the capital cost for the LEAP at £46,555 and associated maintenance of £38,700 would be accepted for either on site or off-site contribution with the flexibility retained depending on the detailed design which has not yet been agreed.
7.66 A total contribution of £85,255 is requested
Refuse
7.67 Each dwelling will require the provision of one black, blue and green wheeled bin. The cost of such provision is currently £57.20 per dwelling. For flats within the development communal 1100 litre bins could be provided rather than individual bins for each dwelling. As such a formula based approach is suggested with the scheme and details to be secured through the S106 Agreement.
7.68 A total contribution of £4,804.80 is requested for individual bins or equivalent.
Libraries and Lifelong Learning
7.69 A contribution of £141.87 per additional dwelling has been requested from the County Council towards building adaptation, fit-out, IT and bookstock to mitigate against the impacts of this development.
7.70 A total contribution of £11,917.08 is requested
Education
7.71 Cambridgeshire County Council has advised the following:
Pre-school and Primary need – In line with Cambridgeshire County Council guidance £7,304 per dwelling is sought. Therefore a contribution of £613,536 is sought.
Secondary need – There is sufficient spare capacity at St Ivo School to meet the needs of this development and therefore no secondary education contribution is sought.
7.72 A total education contribution of £613,536 is requested.
The Thicket
7.73 The St Ives Market Town Transport Strategy (MTTS) identifies a scheme to improve the route between St Ives and Houghton which includes The Thicket. Further funding is required to improve this route and as the proposed development will rely on The Thicket for pedestrian accessibility to St Ives and Houghton and Wyton, it is reasonable and necessary that a contribution is made towards this. The total cost of the improvements works is £400K. A contribution of £125,000 from this development together with the £30,000 (already received from the Slepe Meadow development) would enable significant improvements to be made. A further contribution(s) from the development to the west of St Ives would enable the total works to be completed.
7.74 A total contribution of £125,000 towards improvements to The Thicket is requested.
Health
7.75 NHS Cambridgeshire requests a contribution of £485 per dwelling (index linked) in order to save up any such contributions until they have sufficient to undertake surgery improvements within St. Ives.
7.76 A total Health contribution of £40,740 is requested.
Rights of Way Contribution
7.77 A contribution has been requested from the County Council of £88 per dwelling towards new/improvements to the local rights of way network.
7.78 It is considered that as the proposed development will provide a contribution towards improvements to The Thicket, improvement of the footway / cycleway along Houghton Road (to be secured by condition) and the provision of new pedestrian link through the site to link between Houghton Road and The Thicket there will be sufficient rights of way enhancements gained. As such it is considered that this request would not meet the ‘tests’ and be contrary to policy and the Adopted Developer Contributions SPD. The County Council have accepted this approach.
Land Transfer
7.79 The Adopted Core Strategy 2009 identifies Areas of Strategic Green Infrastructure Enhancement (policy CS9) including within the Ouse Valley. A Green corridor along the river is also advocated in the Adopted Landscape and Townscape Assessment 2007 in order to contribute to the described network or corridors. The transfer of the associated strategic green space land (as detailed within paragraph 7.30) will provide a considerable landscape and public realm / community benefit to both the new and existing surrounding communities.
7.80 The applicants are prepared to transfer the strategic green space land south of the application site (shown hatched on the plan as an attachment to the report). The value of the land has been assessed and it is recommended that the balance of other obligations be adjusted in order to reflect this requirement.
7.81 It is proposed that this associated strategic green space land will be transferred to the Council prior to occupation of the first dwelling on the development and subject to a clause that the land shall only be used for appropriate purposes reflecting its designation as a County Wildlife Site. The timing of the transfer reflects the need to deal with the translocation of the Great Crested Newts and provision of new Newt habitat.
7.82 Houghton and Wyton Parish Council and the local Ward Members have submitted a list of very specific S106 requests to be sought from the development. The table below outlines the requests and the suggested response: -
Request Officer comment Outdoor community leisure The developer has agreed to the provision facilities to go towards the of a financial contribution towards outdoor village of Houghton and Wyton pitches and courts. The allocation of these contributions will go towards the local area and existing facilities to be agreed at a later date. Upgrade of The Thicket The developer has agreed to a contribution towards improvements to the Thicket as set out above. Bus stops along the A1123 There are existing bus stops that will be the most accessible for the future residents of the application site. Further bus stops are not considered to be required by the Local Highway Authority. Community Transport Initiative The application site is considered to be – a community bus to be well served by regular bus services. There provided on a Monday for 5 is considered to be no reasonable years requirement for additional services. Allotments to be provided on The scale of development and number of site dwellings does not meet the requirement set out in the Adopted LDF Developer Contributions SPD. Provision of cemetery land There are no adopted proposals for the provision of cemetery land. This is a provision that could be secured through future allocation of CIL contributions to the Parish Council. This request does not meet the statutory tests. Maintenance of open space The developer has acknowledged that through the S106 Agreement the future maintenance of the green areas will be secured. Access from Houghton and The Local Highways Authority has Wyton onto A1123 – traffic commented that there will be only a scheme to improve access marginal effect on the performance of the existing junctions. The Houghton Grange development would cause only a small reduction in junction capacity and a slight increase in the predicted maximum queue lengths at these junctions. This level of impact is acceptable to the County Council. As such this request does not meet the statutory tests.
Response to Parish and Town Council comments:
7.83 The issues raised by Houghton and Wyton Parish Council and St Ives Town Council have either been addressed in the above report or are detailed matters that will be dealt with via further negotiations and with respect of any subsequent reserved matters submissions.
8. CONCLUSION
8.1 The proposed development is considered to be consistent with both Government and local planning policy through:
- the principle of residential development in this location is acceptable
- the scale and number of dwellings proposed is acceptable
- having adequate access and car parking provision with no detrimental impact on highway safety
- providing a sustainable development
- proposing satisfactory measures to deal with ground contamination
- having no detrimental impact on the trees within the site
- enhancing the landscaping value of the site
- having no detrimental impact on the biodiversity of the site
- having no increase in flood risk
- providing an acceptable level of affordable housing
- providing the required social and physical infrastructure contributions to mitigate the impact of the development and provide for the needs of future occupiers
8.2 As such the proposal is considered to be compliant with PPS1, PPS5, PPS9, PPG13, PPG17, PPS23, PPS25, East of England Plan (2008) policies SS1, SS4, T2, T8, T9, T14, ENV3, ENV6, ENV7, ENG1 and WAT4, Cambridge and Peterborough Structure Plan (2003) policies P6/1 and P9/8, Huntingdonshire Local Plan (1995) policies H37, T18, T19, R2, R7, R8, R12, R13, R15, En2, En3, En7, En18, En22, En23, En25, CS8 and CS9, Huntingdonshire Local Plan Alterations (2002) policies HL2, HL5, Hl10 and OB2, Adopted Core Strategy (2009) policies CS1, CS2, CS4, CS9 and CS10 and Development Management DPD Proposed Submission 2010 policies C1, C2, C5, E1, E2, E3, E4, E5, E7, E9, E10, H1, D1, D2 and D3, Huntingdonshire Landscape and Townscape Assessment (2007) and the LDF Developer Contributions SPD (2011).
9. RECOMMENDATION – APPROVE subject to the satisfactory completion of a S106 Agreement for the planning obligations set out in this report and subject to conditions to include the following:
- Timing of permission and submission of Reserved Matters
- Definition of Reserved Matters
- Phasing of development
- Design Code
- Scheme for works to Listed Buildings and their setting
- Retention of Dormy House
- Footpath link through site
- Scheme for Sustainable design and renewable energy
- Public Art / Public Realm
- Ecology / biodiversity scheme
- Additional protected species surveys
- Surface Water Drainage
- Foul Drainage system capacity
- Contamination
- Site wide landscape strategy
- Hard and soft landscaping details (as REM)
- Arboricultural information required
- Landscape Management and Maintenance Plan
- Restriction on Council’s use of transferred land
- Residential Travel Plan
- Highway engineering details
- Improvement of footway / cycleway along Houghton Road
CONTACT OFFICER: Enquiries about this report to Louise Newcombe Development Management Team Leader (East) 01480 388370
To: DevelopmentControl[/O=HUNTS DISTRICT COUNCIL/OU=HDC/CN=RECIPIENTS/CN=DEVELOPMENTCONTROL]; Subject: Comments for Planning Application 1101937OUT Sent: Fri 1/20/2012 2:52:15 PM From: [email protected]
Planning Application comments have been made. A summary of the comments is provided below.
Comments were submitted at 2:52 PM on 20 Jan 2012 from Miss Lois Dale.
Application Summary Address: Houghton Grange Houghton Hill Houghton Huntingdon PE28 2BZ Proposal: Residential development with access road, open space and balancing pond including demolition of existing buildings Case Officer: Ms Louise Newcombe Click for further information
Customer Details Name: Miss Lois Dale Email:[email protected] Address: 46 St Margarets Road, Wyton, Cambridgeshire PE28 2AN
Comments Details Commenter Type: Town or Parish Council Stance: Customer made comments neither objecting to or supporting the Planning Application Reasons for comment: - Conflicts with policy - Impact on Listed Building - Impact on wildlife - Inadequate drainage arrangements - Traffic creation/problems
Comments: Houghton and Wyton Parish Council do not feel they can make a recommendation on this application as they are seeking an injunction to stop this application until the St Ives West Urban Design Framework is deemed to be valid or not. However we have the following concerns: • Increased traffic and movements • Sewerage and ground water run-off • The sustainability of development in this area • The amount and location of affordable housing • Commuted S106 We will be seeking talks with Barford & Co to discuss our concerns
ST IVES TOWN COUNCIL PLANNING COMMITTEE : 14 DECEMBER 2011 APPLICATIONS FOR PERMISSION FOR DEVELOPMENT
App No and Name and Address of Proposal and Type of Recommendation to District Council Date Reg Applicant/Agent Location Application 1101937 BBSRC Residential development with access road, open OUT Recommend Approval: 30.11.11 Mr M Barford space and balancing pond Barford & Co Houghton Grange The Committee would ask that the following Howard House Houghton Hill areas be addressed: 17 Church Street Houghton St Neot’s Huntingdon Street views and proposed planting should PE19 2BU PE28 2BZ be shown
Low density housing in the main.
Better access would be needed to the bus stop
That CCC agree traffic figures
That Anglian Water agree drainage and sewage plans
Co-ordinate rest of connections for the whole sites to minimize the disruption to the traffic etc
Consideration given to houses with south facing roofs for provision of solar panels
Back access to properties shown in the middle of the site to be reviewed especially with regard to street scene.
No footpath improvements shown for A1123.
People in Wyton on The Hill were keen to improved pavement access from the site
Footpath to the thicket – not shown - How does it get managed if other developments do not go ahead
Welcome provision of notice boards and welcome packs – but should also include space for information on St Ives not just Houghton
Land contamination and remediation scheme should be done.
Understand the sequencing – to make sure paths etc in place from day one.
Will Houghton grange remain as a single dwelling?
To: DevelopmentControl[/O=HUNTS DISTRICT COUNCIL/OU=HDC/CN=RECIPIENTS/CN=DEVELOPMENTCONTROL]; Subject: Application 1101937OUT Houghton Grange - amended plans Sent: Tue 2/28/2012 2:53:43 PM From: Ann Enticknap ------_=_NextPart_001_01CCF628.C3AFAEE6 Content-Type: image/gif; name="image002.gif" Content-Transfer-Encoding: base64 Content-ID:
------_=_NextPart_001_01CCF628.C3AFAEE6--
The amended drawings and information received from DH Barford & Co were received and noted at last week’s Planning Committee. The Committee’s comments on the above application stand as previously submitted.
If you need any more information, please let me know
Best regards
Ann
Ann Enticknap
Deputy Town Clerk
St Ives Town Council
Town Hall
Market Hill
St Ives
Huntingdonshire
PE27 5AL
Tel: 01480 388933
Development Management Panel Application Ref: 1101937OUT Location: Houghton and Wyton
Reproduced from the Ordnance Survey Mapping with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. HDC 100022322
20 122 Pl ay gr ou nd Allotm ent G ardens 1
1
.
2
2
m 7
31 R
H
y d B
d r a 2 W
S u 1 8 b
S t a
120 E l 2
C
o
C
o
n 1 4 s n t , o i E t T a E D ra t c S 0 k n 11 I & a R l
W P L L I a g 0 H 10 r n d o L
B
d
y S 2 4 W
A 8 9 N
C 3 F 4 13
D C 4 H 8 4 r 8 1
a 7
i
n 4 8 U nd 2 8 1 C 04 F
2 1 0 22 1 84 C P 29 98 82 88 7 1 6 8 118 CF 6 Play A rea 96 4 0 8 90 d 70 n 71 Posts U 6 74 0 50 72 n i a r 6 8 3 P D 7 E TT IS 52 RO 8 2 Top P lantation 1 AD Car Park 46
0 1 6 2 2 1
FB 23 8 D D e 6 B A f 7 L 1 29 AC O 2 K R 7 H IL 25 21 L 19 17 1 ! 2 53 15
B 1
1 2 0 8 9 0
El 37
70 Sub Sta 32.9m 3 3
1 4 4
2 1 1 30
6 11 2 5 2 2 3 5 2 S N LA O 18 R C Pond S 25 1 8 1 2 C o Sawtry Way C o Cottages n s 15 9 S t, Mas t A E 1 W D 12 T 3 6 & 1 R 3 2 G Y W R C 5 E R W a 34 E rd N A 1 Y B 4 H d O y AD W PETTIS RO
1 r 6
e 2 lt
T e
4 H h O LI Two H oots Farm S 2 T R TL 1
N E 6 H 3 8 6 D O 6 6 W O 2 k 2 c 2 1 Hall 5
a 6 W r T N C o 12 u C rt L 9
O
S
E 9
n 4 o 7 i t 11 T a 56 54 O n t i 2 n 1 3 a 2 r a 2 . l 4 8 D P m 5 Gam es 3 Court g
n 7
3 B o Playing Field 1 L 1 0 6 9 0 in n a i r a D r D Playground l E ta b S 21 u 27 S
L T wrs 40 38 R UC E CH A Houghton Hill 31 20 k Indus tries c
a
3
r s 4 1
r
T
w 3 6 Thor ndow n g n T i k L c d n St Ivo Com m unity a r n n Pond T a u Outdoor Com plex Infant Sc hool t R S
s 7 e Athletic s Stadium s r c w 1 a 0 r 13 r T 1 9 e L 1 4
3 T Playing Field 24
W New M anor Farm 3 3 A 5 a 33.5m Y 9 8
2 7 b
A 2
I a
N LB 6 1 I 2 2
G TCB
R
I
7 V Sub
S A A W H L 2
A T R Thor ndow n R B D A Y y A m 8 d W 2 M O
B 2 R St Ivo O utdoor Com plex A . A 1 Y 1 d 1 r W
a 1
A N W Y 10
L
2 E 1 & T D 3 Y D L T wrs w E L r R
s
, T D t
H 14 5 s w s 5 I Thor ndow n Com m unity 1 nis Court 3 L r n 3 1 n Te CALIF M s O R NIA L o Junior Sc hool I R C C I S o H E C I 3 G 29 2 1 7 A 18 10 17 N 23
R
O 1
6 17
A 0
2 D
3 Houghton Hill 9
) k 59 1 c Farm 70 4 a r 27 a T 39 5 (
1 E 7 N 7 15 A L The B ungalow 5 11 E G 43 A 14 T T C O 34.7m o L C L C E o 1 8 n D s R 1 O t, 5 33 C 2 E Playing Field 3 6 11 D 9 & 2 El S W ub Sta a r ANS K d LEY I B WAY L d N 2 y 9 C
2 8
3
0 5 1
4 L 3
7 O 2 50 2 S 9
5 1 4
1 1 E
9 3 3 8
1 1
E 0 1 52 S O 4 4 4 L 1 5 10 C
6 Y 19 Kerv ihan A
3 2 2 6 W Southdow n 1 8 18 Y S R Cherry H
U 1 A 8 9 B Trees 1 1 7 R 15 1 1 3 6 P
2 17 14 Ly nw ood 1 ANS LEY WA Y 13 Arieona AUD LEY 36 34 R El 26 2 E 17 Sub D C W R Sta E L B 20 L 1 0 28 C 9 0 Houghton Hill 15 32 L 11 O 5 S
4 21 E Hill-V iew 2 14
9
1
9 1 1 0 5 Greenlands 12
7 The H ay ards
30 3 Eagle M ill Res ervoir 5 s
1 y
d f
2 s e
r 2
o e
e 1 n K D RIVE a
s o 0 s
D CLAR
3 i n d
y e u
w y p LB 18.9m e
a s t r A 1123 o
s
u
u H S HO UG HT ON HILL RO AD G C
w e
A 2
ir o b e 34.6m 10 e 8 d 17.1m
a H W n r s h R 1 h Arden Hous e 3 o N n The H ay e 2
F
t a e T T 2 y 7 0 l 22 n Bd s h E i ard t R l y W A c y r TCB 1 h D a 1 HO UG O l g 2 HT ON R R i O AD C
I H 0 Four Winds V 1 E
5 1
2 0 0 35.9m 2 Mandera The Greenac re
H Oak s 1 22.3m 8 Oak Lodge R Talies yn
ld Tal Trees m
e 2
i e f 2 ESS 6 s e Field Hous e . 2 4 d Greenac res 1 1 u s e Woodlands 6
a u s
o
E 8 H o u 1 D H o I H S E d 31.0m H
K T r n A a 1123 10 O e e A u x g 1123 T i A How Lodge O S g a R V t E n B n 3 a Bdy 1 L a Drain ard L V W I V West Lodge 34.2m 2 12 H
Lodge 9 1 HO UG HT ON RO AD
8
2 Cas ablanc a in Water ra D Tower FB
Houghton 1 Sub Sta 2 Pond Hill Bungalow The G range
65 Barne Houghton Hill H ouse 31 ESS The O rc hards k c a r
T Tank s 1
A N S El Sub Sta d Pond
L a
E e 2 Y m i r
Seles a H ous e a y
R F d O B
A 7 Old O ak H ouse Linden Hous e y d D d r Tennis Courts B a
D W E
H
R P Tighnabruaic h
m
6 2
2 Pond . M 1 E A Carden Hous e D O Holbeck W L A N E ( T ra c St Ivo S chool k) Meadow sw eet As hbourne H ouse
The R us setts Dorm y Hous e Path
The S pinney Meadow bank
Thic k et Houghton Grange St Ivo H ouse
Pond Fairw ay Cottage St Ivo S chool Swim m ing P ool TH IC K ET R OA D The B ram bles
k c Pond a r Pum p T Hous e
h t
a P The H ow Highlands
y d Pond B rd ck a Tra W
H
R
m
Houghton Bury 2
2
.
1
T HIC KE T R O y A D d
B
D
E
Track
E
N
A
L St Ives Thic ket W rain O D
D A ED B dy E M 1.22m Tk H Path) ic k et The T hic k et ( The Th
U n d Pum ping Station ED CD & Ward Bdy
k o Drain o Tank r
B Portobelo
k
c a C B R FB
D T e r f Dis m D a antled r c Riv k Ra a er G ilway reat O us i e
n
CR
D
r a
i n
Ba ck B r ook Di s ma ntle d R ail way
Hem ingford M eadow Hem ingford M eadow
T
r a
c k e s u O t a re G er iv R
Houghton Meadow CS
ain T Dr rack
Houghton Meadow Pat h (um )
Lak e Legend Pond D rain
High Meadow s D rain Boat Hous e
FB Mill Pit
9
Is land Hall e r Sluic e e m
8 w
k o c l The Site ra i T W Hem ingford Loc k E N
9 A L
W The W ater M ill O
D A 7
E M Lak e in ra D
M E
A 4 D
O W Conservation Area CL O SE FB
1
Ov erfall
5 Pond Pit 6.9m
Ppg Sta Pond Pond Lak e ¯ D r a 2 i ck n a Tr
Scale: 1:10000 Indicative Masterplan Drawing PROPOSED RESIDENTIAL REDEVELOPMENT WITH ACCESS ROAD; OPEN SPACE & BALANCING POND.
HOUGHTON GRANGE, HOUGHTON ROAD, HOUGHTON, CAMBSJ PE:U 6RT
LAND TRANSFER PLAN
Plan No. A..(J76/P1214.02.12
- I
--- DO NOT SCALE I--_ I I • 14/K0 e 09/02/12 Rev G 11544/SK/01
HOUGHTON GRANGE
MASTERPLAN OUTLINE PROPOSALS Primary vehicular circulation (re f M34) – width 5. 5m
Minor vehicular circulation (ref M34) - width 4.1 m
Principle circulation (ref M35)
Principle cycle circulation S (ref M35) LL E PROPOSA GG EE OUTLIN RAN NN GG ON PLA TT GH TER SS UU
CIRCULATION HO MA HIERARCHY Public children’ ssplayarea play area located with 20 and 10m set- offs to properties overlooking and adjacent accordingly. S LL E PROPOSA GG EE OUTLIN RAN NN GG ON PLA TT GH TER SS UU HO MA LEAP eta akVillagegreen Central park ulig ntelnsaeHsoi etn nertn h om House the Dormy Integrating setting Historic in thelandscape Buildings RHTCUA THEMES ARCHITECTURAL
THEMES
– ebidnsadgops gro and ildings b Ke Key b u ildings and gro u ps
HOUGHTON GRANGE
MASTERPLAN OUTLINE PROPOSALS Buildings in a clearing S LL Large roofs and informal facades E PROPOSA GG EE OUTLIN RAN Simp le bu ildings in NN the trees GG ON PLA TT GH TER SS UU HO MA ARCHITECTURAL THEMES – BUILDINGS IN THE LANDSCAPE Houghton Grange from it’s formal garden
The gatehouse – small but Contextually important building S LL The farmhouse E PROPOSA GG EE Simple palette of materials Single storey accommodation OUTLIN RAN NN GG
The importance of roof and Window composition ON PLA TT GH TER SS UU HO MA ARCHITECTURAL THEMES – HISTORIC SETTING Avenue of mature trees
Formal frontage to large open space – car free S frontage LL E PROPOSA GG EE
‘Pavilion’ type buildings OUTLIN RAN NN GG
Some more informal ON PLA and individual houses TT GH TER SS UU HO MA ARCHITECTURAL THEMES – CENTRAL PARK Simple, linear roof and windows
Informal facades across S LL hedged Semi private spaces E PROPOSA GG EE
Contemporary interpretation of the
key elements of a suburban street OUTLIN
pattern RAN NN GG
Roof and gable ON PLA TT GH TER SS UU HO MA ARCHITECTURAL THEMES – THE TERRACE + SUBURBAN STREET The informality of different scaled buildingsg around a landscaped common space
Building frontages framed by S
mature trees, simple buildings- key LL details E PROPOSA GG EE
A contemporary mews that blurs
the boundaries between front OUTLIN
and back RAN NN GG ON Established structural landscape PLA
and a car free frontage. TT GH TER SS UU HO MA ARCHITECTURAL THEMES – THE MEWS + VILLAGE GREEN