NORTHSTOWE Phase 2 Planning Application

Design and Access Statement August 2014

4 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 Contents

1.0 Introduction 1.1 Structure of the document 8 1.2 Scope of the document 9 1.3 Summary of the application proposals 10

2.0 Policy Summary 2.1 Summary of relevant planning policy 14 2.2 Summary of relevant planning background 22

3.0 Site & context appraisal 3.1 The site and its surroundings 28 3.2 Social and economic context 29 3.3 Historical context 30 3.4 Character 32 3.5 Transport links 40 3.6 Local facilities 44 3.7 Constraints and opportunities 46

4.0 DENSITY Analysis 4.1 Character 54 4.2 Precedent analysis 55 4.3 Precedent examples selected for study 56

5.0 Design rationale & evolution 5.1 The initial vision and development objectives 64 5.2 Consideration of options 66 5.3 Public and stakeholder consultation and involvement 68 5.4 Design evolution in light of analysis 70

6.0 Design principles 6.1 Masterplan approach 76 6.2 Amount and uses 82 6.3 Proposed distribution of uses 84 6.4 Existing features to be retained 86 6.5 The form of the proposed new development 88 6.6 Movement and access strategy 94 6.7 Parking principles 106 6.8 Southern Access Road (West) 108 6.9 Landscape and open space 110 6.10 Public realm strategy 118 6.11 Healthy environment 119 6.12 Rampton Drift 120 6.13 Public art strategy 122 6.14 Community safety 124 6.15 Sustainability and energy strategy / overview 126

7.0 Illustrated vision and design principles 7.1 Vision 130 7.2 Space typology 132 7.4 Character areas 134

8.0 Implementation 8.1 Overview of phasing strategy - Phase 2 146

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 5

1.0 introduction

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 7 1.1 Structure of the document

The development of Northstowe provides an opportunity to deliver a sustainable development that contributes to national, regional and local growth aspirations. Phase 1 is already underway. The Homes and Communities Agency (HCA) is now bringing forward a planning application for the next phase of development and associated access.

This Design and Access Statement (DAS) has been prepared on behalf of the HCA and is submitted in support of the application for Northstowe Phase 2.

The main sections of this document have been structured as follows:

– Policy and Context (Sections 2 and 3) – sets out the general features of the proposal, the content and the organisation of this document, together with details of the design process and planning policy considerations; – Appraisal (Sections 3, 4 and 5) – provides an assessment of the site, with regard to its physical, social and economic context and a summary of the strategic issues which led to the final proposal for Phase 2; – Proposals and Principles – (Sections 6 and 7) summarises the proposed development uses and quantum, and access strategy and arrangements, followed by further detailed design proposals; – Implementation (Section 8) – sets out the broad anticipated phasing proposals for this part of Northstowe.

figure 1.1: the site

8 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 0m 100m 200m 300m 400m 500m

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 9 1.2 Scope of the document

The purpose of this DAS is to describe the design process which has resulted in the application proposals and to provide an illustrated explanation of the proposed development. The Department for Communities and Local Government (DCLG) Guidance on Information Requirements and Validation (2010) states that design and access statements should help to ensure, and to illustrate, that the development is based on a thoughtful design process and a sustainable approach to design, and allow local communities and other stakeholders to interpret the proposals. Guidance is also provided in the National Planning Practice Guidance. Advice provided by the Design Council recommends that, when setting out the principles and concepts that have been applied to the proposals, the following should be addressed:

– Use; – Amount; – Layout; – Scale; – Landscape; – Appearance; – Access.

For large scale developments, landscape and access are important considerations in setting out the overall structure of the proposal.

Layout principles and key parameters have been defined for the whole development to meet planning legislation requirements. Parameter plans have been produced and submitted for the determination of the application. Four character areas (town centre (busway), town square, Rampton Drift edge and former barracks area) have been described in more detail to illustrate the application of those design principles that will apply to the development of Phase 2.

10 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 1.3 Summary of the application proposals

The planning application is for development of Phase 2 of Northstowe with details of appearance, landscaping, layout, scale and access reserved (save for the matters submitted in respect of the Southern Access Road (West)). It comprises:

1) Development of the main Phase 2 development area for up to 3,500 dwellings, two primary schools, the secondary school, the town centre including employment uses, formal and informal recreational space and landscaped areas, the eastern sports hub, the remainder of the western sports hub (to complete the provision delivered at Phase 1), the busway, a primary road to link to the southern access, construction haul route, engineering and infrastructure works; and

2) Construction of a highway link (Southern Access Road (West)) between the proposed new town of Northstowe and the B1050, improvements to the B1050, and associated landscaping and drainage.

Further details on the planning application are set out in the Planning Statement submitted in support of the scheme.

figure 1.2: application areas plan

Phase 2 application boundary Phase 2 - Main Phase 2 development area Phase 2 - Southern Access Road (West) A0 A B C D E F G H I J K L M N

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13 Fitzroy Street London W1T 4BQ +44 (0)20 7636 1531 www.arup.com Client 9 Homes and Communities Agency

Job Title NORTHSTOWE PHASE 2 PLANNING APPLICATION

10 Drawing Title APPLICATION AREAS PLAN August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 11

Scale at A1 1:5,000 @ A0 Discipline URBAN DESIGN 11 Drawing Status FOR PLANNING Job No Drawing No Issue 0 100 m 200 m 500 m 230781-21 A

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2.0 policy summary

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 13 2.1 Summary of relevant planning policy

The Town and Country Planning Act (1990) and the Planning and Compulsory Purchase Act (2004) require that planning applications should be determined in accordance with the development plan, unless material considerations indicate otherwise. For Northstowe, the planning policy framework is set out in the diagram in Figure 2.1. Further information is also provided in the Planning Statement submitted with the application.

The development of the proposals for Phase 2 has been informed by the policy requirements. The core policy documents are illustrated in the diagram below; policies relevant to the Design and Access Statement are summarised in this section.

figure 2.1: planning policy framework

National

national planning policy national planning policy framework guidance (2012) (2014)

other Local documents

current policy: LOCAL emerging policy: DEVELOPMENT LOCAL PLAN FRAMEWORK development framework (2012)

CORE STRATEGY DPD Submission local Design Codes (2007) plan (2014) (2014)

DEVELOPMENT CONTROL DRAFT Community POLICIES DPD Infrastructure Levy (2007) Charging Schedule

NORTHSTOWE AREA ACTION supporting PLAN (naap) studies: (2007)

Strategic Housing land availability assessment district design guide spd (2013) (2010)

cambridge sub-regional strategic housing market assessment Cambridgeshire and (2013) peterborough minerals and waste LOCAL DEVELOPMENT FRAMEWORK cambridge green (2011, 2012) infrastructure strategy (2011)

14 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 N ational Planning Policy Framework (2012) D evelopment Control Policies DPD (2007)

The National Planning Policy Framework (NPPF) was published in March The Development Control Policies DPD guides decisions on planning 2012 and sets the Government’s planning policies for England. It puts a applications within South Cambridgeshire. strong emphasis on the purpose of the planning system to contribute to sustainable development economically, environmentally and socially. All new development should:

– Great weight is given to outstanding or innovative designs which help – Preserve or enhance the character of the local area; raise the standard of design more generally in the area; – Conserve or enhance important environmental assets of the site; – Local planning authorities should not refuse planning permission for – Include variety and interest within a coherent and legible design, which buildings or infrastructure which promote high levels of sustainability provides a sense of place whilst also responding to the local context because of concerns about incompatibility with an existing townscape, and respecting local distinctiveness; if those concerns have been mitigated by good design; – Achieve a legible development, which includes streets, squares and – Applicants are expected to work closely with those directly affected by other public spaces with a defined sense of enclosure and interesting proposals, in order to evolve designs that take account of the views of vistas, skylines, focal points and landmarks; the community; – Achieve a permeable development for all sectors of the community and all modes of transport, including links to existing rights of way, green N ational Planning Practice GUIDANCE (2014) spaces and roads; – Be compatible with its location and appropriate in terms of scale, mass, The National Planning Policy Guidance (NPPG) is a web-based resource form, siting, design, proportion, materials, texture and colour; which was launched in March 2014. The NPPG provides guidance on – Provide higher residential densities, and a mix of housing types a range of relevant topics, which have guided the development of the including smaller homes; proposals. – Provide high quality public spaces and landscaping.

The NPPG states that good design should: DAS’ should include a full site analysis including any known historic importance, consideration of the site to its surroundings, access for all – Ensure that development can deliver a wide range of planning modes of travel, and opportunities for maximising energy efficiency and objectives; addressing water and drainage issues. They should also demonstrate – Enhance the quality of buildings and spaces, by considering form and that the development will achieve an inclusive environment that can be function, efficiency and effectiveness, and well-being; used by everyone, regardless of age, gender or disability. – Address the need for different users sympathetically. Dis trict Design Guide SPD (2010) core strategy (2007) The District Design Guide SPD expands on district-wide policies included The Core Strategy sets out the overall approach to development in the in the Development Control Policies DPD and the NAAP in order to district over a plan period to 2016. The emphasis of the new development ensure that design is an integral part of the development process. is on housing, to help address the current imbalance between jobs and houses. In the Core Strategy, the site is designated for 10,000 new Development in the Fen Edge landscape character area (in which homes, a town centre to serve the new town and nearby villages, a Northstowe lies) should: strategic level of new employment, and associated recreation, access and landscape improvements. – Be integrated by thick hedgerows, copses and shelter belt planting reflecting the local mixes; Northstowe should: – Conserve and enhance existing orchard and hedgerowed paddocks; – Maintain linear or rectilinear form of the settlements and avoid closes – Make best use of previously developed land; and cul-de-sacs where possible; – Include a town centre serving the town and nearby villages, as well as – Ensure new developments reflect the form, scale and proportions of the a strategic level of new employment; existing vernacular buildings of the area and pick up on the traditional – Provide associated countryside recreation, access and landscape building styles, materials, colours and textures of the locality; improvements. – Retain hedges and introduce them as boundaries alongside roads outside village cores; – Integrate water features, such as ditches dykes and ponds, into new developments as part of open spaces.

DE SIGN & ACCESS STATEMENTS BRIEFING NOTE (2010)

A briefing note on the production of Design and Access Statements was developed by SCDC and Cambridge City Council’s Joint Urban Design Team. It is not formally adopted, and pre dates the NPPF, however this document has sought to reflect the relevant guidance provided in this note.

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 15 N orthstowe Area Action Plan (2007)

The Northstowe Area Action Plan (NAAP) identifies the site for Northstowe In relation to the Southern Access Road (West), the NAAP acknowledges and sets a target size of 10,000 dwellings and associated development that adequate highway capacity will be required to serve all stages of as well as the off-site infrastructure needed to deliver and serve the town. development, and that this will require an improved Hattons Road from It establishes an overall vision, and sets out the policies and proposals to the A14 or its parallel distributor road and a new road into the southern guide all phases of development. end of the town. This link will be important to ensure that traffic passing through local villages is not increased. The NAAP also states that roads – Northstowe will be a sustainable and vibrant new community that should be located and designed to minimise and, where possible, avoid is inclusive and diverse with its own distinctive local identity which any adverse impacts on the landscape. is founded on best practice urban design principles, drawing on the traditions of fen-edge market towns; Cambridgeshire County Council’s Third Local Transport Plan (LTP3) sets – Northstowe will be developed: the existing and future transport issues within Cambridgeshire and how - As an attractive and interesting feature in the landscape with which they will be addressed. Following on from this, Draft Transport Strategy it is well integrated through a variety of edge treatments; for Cambridge and South Cambridgeshire provides a policy framework - With a distinctive town character with well-designed and landscaped and programme of schemes to meet LTP3. Southern access into the urban and residential areas to create neighbourhoods with their own south of Northstowe from the A14 and Hattons Road is included within character and legibility; this draft strategy. - As a balanced, viable and socially inclusive community where people can live in a healthy and safe environment, and where most of their The importance of non-motorised modes of transport is emphasised in learning needs are met; the NAAP. - To integrate Rampton Drift sensitively into the new town to preserve residential amenity; - To a flexible design which will be energy efficient, and built to be an exemplar of sustainable living with low carbon and greenhouse gas emissions and able to accommodate the impacts of climate change; - Making drainage water features an integral part of the design of the town and its open spaces, so that they also provide for amenity, landscape, biodiversity and recreation. – An appropriate setting for the new town should be created, minimising any adverse visual or landscape impacts on the surrounding area including the setting and character of the surrounding settlements. This includes a green separation from Longstanton and Oakington; – Housing should be imaginative and of a high quality, both in terms of design and materials; – Adequate highway capacity is required to serve all stages of development, with roads located and designed to minimise and, where possible, avoid any adverse impacts on the landscape; – Design should be detailed through a number of detailed plans, ranging from masterplans to design guidance (incorporated in the masterplan and supplemented through the Design and Access statement) and design codes.

16 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 figure 2.2: LDF site allocation

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 17 develo pment framework DOCUMENT (2012)

The Development Framework Document (DFD) defines the rationale – A mosaic of habitats and green space, utilising and emphasising water and structure for Northstowe’s planning and delivery as a comprehensive features; development. It includes the Framework Masterplan, which illustrates – Higher buildings and densities concentrated on key routes; Northstowe’s urban structure with reference to layout, linkages, character – A dedicated busway through the centre of highway, branching off and natural features, and land use distribution. The DFD defines the Cambridgeshire Guided Busway. overall shape of the new town. – Walking, cycling and buses given priority on streets, and shared footpath and cycleway spaces designed to minimise conflict between The DFD is not a policy document but it is a material consideration for pedestrians and cyclists; determination. Acknowledging the passage of time since the NAAP – Pedestrian and cycle connections provided between Northstowe and was adopted, it reflects more recent and emerging changes in national the adjoining settlements; and local planning policy, and the phased delivery of Northstowe. The – Natural play, food production and traffic calmed streets defining DFD has been endorsed by the Northstowe Joint Development Control characteristics of each neighbourhood; Committee. – Rampton Drift to be bounded by a greenway to the north, and the existing trees and vegetation which surrounds supplemented by Characteristics included in the DFD include: additional planting.

– Alternating street alignment reflecting principal nodal points; The DFD sets out the expected land use share across the site as a – The town centre laid out as a traditional linear street, with an integrated whole. Figure 2.3 sets out the uses that are included in the Phase 1 mix of retail, civic, employment, residential and educational land uses; planning permission, and what is expected in later phases as well as on – A gridded street pattern in centres and along the dedicated busway the reserve land to the north of the development site. route, becoming deformed and more organic on the edges; – A development edge which is responsive to its setting; – A strong landscape with a hierarchy of interconnected public spaces and public parks and incorporating existing site assets;

figure 2.3: Framework Masterplan Area Calculations

DFD Area calculations (gross) Phase 1 Future phases Reserved land Total Ha % total Ha % total Ha % total Ha % total Site area 97 20% 331 69% 54 11% 483 100% Residential 43 20% 149 68% 28 13% 220 46% Local centre 1 35% 2 65% 0 0% 3 1% Town centre 0 0% 8 100% 0 0% 8 2% Employment 5 32% 11 68% 0 0% 16 3% Primary schools 3 19% 11 68% 2 13% 16 3% Secondary school 0 0% 12 100% 0 0% 12 2% Sports hubs 6 17% 26 72% 4 10% 36 7% Public open space 28 21% 91 66% 19 14% 138 29% Allotments 2 100% 0 0% 0 0% 2 0% Busway 1 18% 7 82% 0 0% 8 2% Primary streets 5 23% 14 72% 1 5% 19 4% Plot roads 1 19% 2 57% 1 24% 4 1% Other 2 100% 0 0% 0 0% 2 0% Source: Terence O'Rourke Development Framework Masterplan (rounded to nearest Ha)

18 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 figure 2.4: framework masterplan

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 19 Subm ission Local Plan (2014)

The South Cambridgeshire Local Plan contains policies and land allocations to 2031. On 28 March 2014, the Local Plan and its supporting documents were submitted to the Planning Inspectorate for independent examination. The Local Development Scheme anticipates adoption of the Local Plan by Spring 2015, after which all planning applications will be assessed against the policies it contains.

The Local Plan states that all new development must be of high quality design, with a clear vision as to the positive contribution the development will make to its local and wider context, and must:

– Preserve or enhance the character of the local urban and rural area and respond to its context in the wider landscape; – Conserve or enhance important natural and historic assets; – Creates a positive sense of place and identity whilst also responding to the local context and respecting local distinctiveness; – Deliver a strong visual relationship between buildings that comfortably define and enclose streets, squares and public places, creating interesting vistas, skylines, focal points and appropriately scaled landmarks along routes and around spaces; – Achieve permeable development with ease of movement and access for all users and abilities; – Ensure that car parking is integrated into the development in a convenient, accessible manner; – Include high quality landscaping and public spaces that integrate the development with its surroundings.

20 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 figure 2.5: submission local plan

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 21 2.2 Summary of relevant planning background

Northstowe is a planned new town of 10,000 homes, situated Previous planning applications were submitted for Northstowe in 2005 approximately 10km north-west of Cambridge on the former RAF and 2007, and extensive public consultation was carried out on these Oakington site and surrounding farmland. and in relation to the policy proposed for the site. However, during the recession Government support for the A14 road improvement was There has been a long term acknowledged need for key strategic and removed, and so the application was not determined. Since then, the additional developments in the Cambridgeshire Sub Region in order HCA and Gallagher have worked on a phased approach to delivering to support the continued growth of Cambridge. The need for a new Northstowe. Figure 2.7 shows the historic and anticipated evolution of town for the sub region was first allocated within the Cambridgeshire the planning and development process for the remainder of the town. and Peterborough Structure Plan, adopted in 2003 and has since been developed through policies referenced in the previous section (and shown in Figure 2.6 below). Key policy requirements for Northstowe include:

– 10,000 homes; – A town centre to serve the town and nearby villages; – A strategic level of employment to allow for the continued growth of the high technology research and development sector; – Countryside recreation, access and landscape improvements; – A distinctive town character; – Drainage water features as an integral part of the design of the town and its open spaces; – Sensitive integration of Rampton Drift; – Measures to ensure the town is an exemplar of sustainable living.

figure 2.6: northstowe development timeline

2003 2007 2014 NORTHSTOWE - CORE STRATEGY ADOPTED - Submission ALLOCATED IN - NORTHSTOWE AREA ACTION of planning STRUCTURE PLAN PLAN ADOPTED application for - SUBMISSION OF PLANNING phase 2 APPLICATIONS FOR - PLANNING NORTHSTOWE INCLUDING 3 PERMISSION GRANTED INFRASTRUCTURE APPLICATIONS FOR PHASE 1 - SUBMISSION OF LOCAL PLAN - SUBMISSION OF A14 DCO APPLICATION

2012

p ha s e 2 - PHASE 1 APPLICATION SUBMITTED - DEVELOPMENT FRAMEWORK DOCUMENT 2005 ENDORSED APPLICATION SUBMITTED FOR NORTHSTOWE

22 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 figure 2.7: nORTHSTOWE EVOLUTION

phase 3

phase 1

phase 2

phase 3

2017-2018 - HIGHWAY AGENCY A14 WIDENING IMPROVEMENTS IMPLEMENTED 2019-2030 - SOUTHERN ACCESS ROAD (WEST) FROM A14 COMPLETED - PHASE 2 DEVELOPED

A14 2018 - SECONDARY SCHOOL OPENS 2030+ - Future phases

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 23 P HASE 1

Phase 1 of Northstowe has been promoted by Gallagher Estates. Outline Figure 2.8 shows the proposed phasing plan for Phase 1 of Northstowe. planning permission was granted on 22 April 2014.

Phase 1 is located to the northeast of Longstanton and abuts the western DE SIGN CODE boundary of the Cambridgeshire Guided Busway. The application red line boundary comprised two separate areas: the development site (97ha) A design code has been produced by Gallagher Estates and the HCA accommodating the development proposal and an area of land (25ha) in order to satisfy the requirements of the NAAP, and to meet the for the provision of flood attenuation ponds southwest of the village of requirements of a planning condition (which was approved for discharge Longstanton on Hattons Road. on 12 May 2014). The code aims to achieve a balance between the need to ensure high standards of design and an appropriate degree of flexibility The Phase 1 proposal included: for the period of development, and has site-wide and Phase 1 specific elements. The first half of the document provides town-wide design – Up to 1,500 dwellings, including affordable housing in a mix of tenure guidance on strategic issues, from which detailed design codes can be types; developed; the second half provides detailed guidance for Phase 1 only. – A local centre, including space for a community building and provision for retail and other appropriate uses; The town wide design code has informed the development of the Phase 2 – A primary school; masterplan. However, it is acknowledged that it includes a level of detail – 5ha of employment land including a household waste recycling centre which goes beyond what is required for an outline planning application. and foul water pumping station; It is expected that a detailed design code for Phase 2 will be required by – Formal and informal public open space, including a sports hub of over planning condition. 6ha and approximately 23ha of additional public open space including parks / play space and a network of footpaths and cycle ways; – Water bodies of approximately 5.2ha including a water park providing a recreational, ecological and drainage resource; – 1.57ha of allotments and community orchard; – Improvements to the existing B1050; – Earthworks and cut and fill to enable land raising and re-profiling of the site for sustainable drainage purposes.

figure 2.8: ESTIMATED COMPLETION DATES FOR PHASE 1 sub phases

2016 2018 AUTUMN PHASE 1 SUB PHASE 1

2017 AUTUMN PHASE 1 SUB PHASE 2 p ha s e 1

24 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 figure 2.9: ILLUSTRATIVE masterplan - phase 1 (Terence o’rourke ltd)

2020 2022

2019 2021

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 25

3.0 site & context appraisal

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 27 3.1 The site & its surroundings

The new community of Northstowe will straddle the Longstanton and agricultural tenants), farmland including Brookfield Farm and Larksfield Oakington parish boundaries. Cambridge City is located some 10km to Farm. The area also includes a section of Rampton Road. the south east of Northstowe and is a regional destination serving a wide catchment within East Anglia. Figure 3.1 shows the location of the site in The area for the Southern Access Road (West) runs from the B1050 to relation to surrounding settlements (Section 3.4 gives more detail about the boundary of Northstowe. This area currently comprises arable fields the built environment of surrounding settlements). and extends to approximately 51 hectares. Wilson’s Road, a public right of way crosses the area, providing a link from Longstanton towards Bar The main Phase 2 development area is approximately 165 hectares. The Hill. area is bordered to the east by the route of the Cambridgeshire Guided Busway, and to the west by Longstanton. The area includes the former To the south of the main Phase 2 development area, and through which Oakington Barracks, which currently comprises: three buildings, with its proposed access routes run is land that is identified for future phases no current use; slabs remaining from demolished buildings; remaining of development of Northstowe. facilities associated with the barracks including the listed pill boxes, sports amenities and green space; and a water tower which is the tallest Intervening vegetation results in the site being largely screened structure on the site and visible feature in the wider landscape. The from surrounding villages and farmsteads. There are groups of trees area surrounds the existing settlement of Rampton Drift, comprised of throughout the former Oakington Barracks including avenues of mature 92 properties, originally built as part of the barracks complex, although trees around the barracks complex and leading to the station headquarter this area is not included in the application. The wider main Phase 2 building. There are also groups of mature trees in the western corner of development area includes areas of hardstanding and open space the site and around Rampton Drift. These all contribute to the setting of associated with the former airfield (much of this currently occupied by the site and adjacent Longstanton.

figure 3.1: SITE location plan

Huntingdon

Papworth Everard

28 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 3.2 Social and economic context

Cambridge and Cambridgeshire have a diverse economy, with particular strengths in sectors such as research and development, software consultancy, engineering, creative industries, pharmaceutical and tourism. The provision of adequate levels of housing is critical to the continued success of the Greater Cambridge economy. Work by Cambridgeshire Insight on the sub-regional economy indicated that the economy of South Cambridgeshire suffers from a shortage of houses, particularly affordable houses.

South Cambridgeshire District Council’s Submission Local Plan includes an objective to provide appropriate levels of employment so that the Cambridge area can continue to develop as part of the research and development cluster, and housing in the right locations to support the local economy and provide for housing needs. The proposed growth in the Local Plan seeks to meet the objectively assessed need for 22,000 additional jobs and 19,000 new homes in South Cambridgeshire between 2011 and 2031. The delivery of Northstowe is a key part of the delivery of these additional homes and jobs.

More detailed analysis of the sub-regional economy can be found in the Northstowe Economic Development Strategy.

Great River Ouse St Ives

Over Willingham A10

RAMPTON Cottenham

Swavesey

A14 Longstanton

River Cam

Oakington Histon Bar Hill

Cambridge

A428

M11 August 2014 | NORTHSTOWE Phasehase 2 | Design and AccessAccess Statement 29 3.3 Historical context

The wider Northstowe site lies within a landscape which has been settled since at least the Bronze Age. The scattered farmsteads which, along with their attendant fields and trackways, characterized the Bronze Age and Iron Age landscape evolved in the Roman period into larger and more densely occupied settlements. Two such settlements fall wholly or partly within the development area of Phase 2.

The settlements of Long Stanton All Saints and Long Stanton St Michael, which in the 20th century came together to form Longstanton village, were already in existence by the late 11th century. The medieval villages were more extensive than their modern counterpart and evidence of both buildings and property boundaries has been found to the north of the modern village and within the proposed development area.

The main Phase 2 development area is partly located within the site of the former RAF Oakington base, and surrounded by farmlands closely linked to the traditional fen drain system. The overall site for Northstowe has a strong historical legacy that will undoubtedly define the unique identity of the development. The airfield at Oakington, built between 1939 and 1940, was an RAF station for 35 years; first a bomber base and then, until 1975, a training facility. Latterly the barracks were used as an immigration reception centre.

The Grade II Listed Oakington pillboxes are identified as the most relevant heritage assets to be preserved and integrated as landmarks within the new landscape of the main Phase 2 development area.

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30 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 figure 3.2: HERTIAGE FEATURES

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officers mess, former oakington airfield house in oakington conservation area

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pillbox, former oakington airfield

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st andrew, oakington

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all saints church, longstanton westwick hall

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 31 3.4 Character

bu ilt form & Character of surrounding settlements

Longstanton is a medium sized village that has grown linearly and expanded from the High Street. The village has two Conservation Areas that are centred on the two listed Churches, St Michaels to the south and All Saints on the north. Historic courtyards and farmhouses, made from flint and brick, align the busy High Street cross roads to form the attractive historic core of the village. All Saints Church spire is a visible landmark as the village sits in a low gravel ridge and is slightly higher than the neighbouring areas. Outside of the Longstanton Conservation Areas are recent developments formed of two storey brick buildings, which are set back from the main roads and create a suburban atmosphere. Orchards and paddocks located at the periphery provide an attractive setting for the village.

Oakington Village is a traditional English village in which the characteristic thatched cottages, front gardens, mature trees and village green are well maintained and create an attractive environment. Oakington Conservation Area includes the Grade II listed St Andrews’s Church and Churchyard. Mature trees and high hedges line the main road into the village and enclose the built environment at the village periphery from the surrounding area. Outside the conservation area on the eastern side of the village are 20th Century two-storey brick buildings with front gardens. The built environment is surrounded by orchards and paddocks which create an attractive setting for the village.

Willingham is a medium to large village on the edge of the Fens south of the River Ouse. The village’s character is influenced by the strong horticultural traditions of the locality, with a widespread road framework enclosing smallholdings, nurseries and orchards, and resultant linear development. The landscape around Willingham is flat arable or grassland, with some hedgerows but few trees. Nearer to Willingham, the setting is more enclosed with smaller fields, paddocks and horticulture. Willingham Conservation Area includes several Grade II Listed Buildings.

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5

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32 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 figure 3.3: photographs of the area

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view east of central Rampton Drift Existing tree avenue, former oakington airfield

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Oakington VILLAGE conservation area FIELDS surrounding the northstowe site

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longstanton village conservation area arable fields surrounding the northstowe site

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 33 land scape character & designations

The landscape and visual impact assessment included with the The water towers, the Officers’ Mess building and its associated tree- application (in the Environmental Statement) provides a baseline lined avenue are key landmark elements within the main Phase 2 landscape examination of the development site. The character of development area. Northstowe Phase 2 site is partly determined by the nature of a wide open field framed by the villages of Longstanton and Oakington, and Long Lane is also a relevant connectivity and landscape element by a series of landscape features that relate to the tradition of arable within the boundaries of Phase 2 that is to be retained, integrated, and agriculture and the fen drainage system, such as hedgerows and tree enhanced by the new development. Its relevance not only derives from lines. the rows of mature shrub and tree vegetation flanking it, but also from its significance within a network of bridle ways connecting the overall The boundary of Longstanton at Rampton Road (to the south of Northstowe site with its surroundings. Magdalene Close) is designated as an Important Countryside Frontage, providing an important rural break from Oakington airfield as In terms of other landscape elements that need preservation, special well as providing a significant setting of a rural village. Northstowe falls attention will be given to the enhancement and integration of the within or adjacent to a number of local character areas as set out in hedgerows along Rampton Road within the boundaries of Phase 2, the Environmental Statement, including Oakington Barracks, Oakington which reaches the Cambridgeshire Guided Busway and extend all the Airfield, Longstanton Golf Course, Longstanton Village, Longstanton way to the settlement of Rampton. Trees are also an important feature Paddocks and Pastures, and Oakington Village. across the site area.

Longstanton Conservation Area and Oakington Conservaton Area form The extent of the new development towards the east will be limited by the historic cores of the villages, that cluster listed buildings of relatively a low-lying stretch of land which requires integration as an attenuation modest scale (with the exception of the spire of All Saints Church in area, and forms part of the wider surface water strategy. Longstanton, which is a landmark in views across a wide open site).

View east from Rampton Road

34 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 figure 3.4: wider landscape structure photographs

view east of Oakington Airfield from Mills Lane view west of Rampton Road Byway

View south of Long Lane

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 35 figure 3.5: biodiversity photographs

E cology, Habitat & biodiversity

The site’s natural assets comprise areas of open, rough and short grasslands, arable fields, hedges, scrub, woodland, tree lines and ditches that provide a diversity of habitats for amphibian, bird, mammal, reptile and invertebrate species. The mosaic of habitats at the site supports a variety of notable and protected species.

Buildings support roosting bats (common pipistrelle and brown long- eared bat) and nesting birds, including starling and swallow. Long Lane provides important foraging habitat for a variety of bat species, as well as areas of the barracks and along the edges of the plantation woodland.

There is a main badger sett at the site, with the improved grasslands providing important foraging habitat. Further badger clans were recorded in the southern part of the barracks, outside the Phase 2 site, with their territories extending into areas of the site.

Brown hare also occurs in arable fields and rough grasslands.

A wide variety of notable bird species have been recorded at the site, particularly associated with the open grassland and arable fields: quail; Common lizard (Zootoca vivipara) barn owl; grey partridge; lapwing; skylark; yellow wagtail; and corn bunting.

Common lizard and grass snake also occur in suitable habitats within the site.

White-spotted pinion moth and white-letter hairstreak butterfly are associated with hedgerows containing elm in the western part of the site. Suitable habitat for grizzled skipper has also been recorded.

Other notable species of invertebrate have been noted, associated with the elm hedgerows and weedy, disturbed ground near to the former barracks buildings. It is considered that the pasture with herbivore dung and arable margins may also be of value to notable invertebrates.

Great crested newt has not been recorded within the Phase 2 site, but this species is present in ponds in the southern part of the airfield.

A full programme of ecological surveys and monitoring has been undertaken in order to inform the development of the application (see Environmental Statement). This work has been used to identify important ecological features and any species requiring protection. Parasol mushroom (Macrolepiota procera) Trees are an important feature on the site. An arboricultural assessment has been completed for the application site (see Arboricultural Report). This has identified that the quality and value of the trees is varied across the site. The approach to retention of specific trees will be determined at a plot level at reserved matters stage, noting that the higher value trees will be retained as features in Northstowe.

COMMON TOAD (BUFO BUFO)

36 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 H ydrology, Geology & Soils

The main surface water bodies in the vicinity of the study area generally the Phase 2 site adjacent to Longstanton is classified as a Secondary A flow south to north, with drainage generally west to east, linking with the Aquifer, which is capable of supporting water supplies at a local rather primary surface water bodies. than strategic scale.

The wider area, including the existing settlement of Longstanton, is More information on the mitigation of existing and future flood impacts drained by two main catchments: Swavesey Drain/Longstanton Brook can be found in the Drainage Strategy. and the Beck Brook/Cottenham Lode. The Longstanton Brook drains directly to the Swavesey Drain and drains south to north, to the west Cambridgeshire has a greater proportion of high-grade agricultural land of Phase 2. The Beck Brook drains directly to the Cottenham Lode and than any other county in England and Wales: 79.3% of land falling within drains south to north, to the east of Phase 2. Grades 1, 2 and 3a, whilst the average for England is just 22.7%. With such a high percentage, it is likely that a higher proportion of agricultural The Environment Agency’s Flood Map shows that Phase 2 is land within the Southern Access Road (West) section of the site will fall predominantly located in Flood Zone 1 (low probability of flooding), and within these grades. The main Phase 2 development area falls largely that the site’s eastern fringe lies within Flood Zone 3 (high probability on the former RAF Oakington barracks, rather than on agricultural land of flooding). The Environment Agency’s Flood Map does not yet take (though part of the former airfields are currently used for agricultural into account how the Phase 1 site will be remodelled to improve flood purposes). A survey has been undertaken for the site and full analysis mitigation. can be found in the Environmental Statement.

The geology underlying the proposed study area consists of river terrace deposits, alluvium and clay. A large section of the site is classified as ‘unproductive strata’, with low permeability and negligible significance for water supply or river base flow. A section of superficial deposit within

figure 3.6: watercourses and water bodies figure 3.7: current predicted 1 in 100 year flood envelope

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 37 figure 3.8: topography

T opography

The main Phase 2 development area is relatively level, with levels gradually falling to the north. Within the wider site of the Oakington Barracks and airfield there are a number of manmade local topographic features, including raised mounds and a manmade pond.

The main Phase 2 development area is partly located in an area between relatively high ground northeast of the A14 and the very flat fenlands to the north. Within the wider area, areas of higher topography are formed of gravel ridges; villages are often located in these gravel islands.

38 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 39 3.5 Transport links

Publ ic transport

The site of Northstowe benefits from rapid transport connections and key Within the vicinity of the site there are a number of existing bus services strategic links to neighbouring areas. in operation that serve Oakington and Longstanton. The closest stops to the site in Longstanton are on High Street which is around 600 metres The Cambridgeshire Guided Bus (CGB) opened in August 2011 and from the boundary of the site. The closest stops in Oakington are situated runs along the eastern boundary of the overall development site of on High Street which is around 400 metres from the boundary of the Northstowe, providing a unique opportunity for future residents to rely site. Destinations served include Bar Hill, Swavesey, Willingham, Over, on higher levels of public transport accessibility and be connected with Cambridge, St Ives, Huntington and Peterborough. Cambridge and Huntingdon. Usage of the service has been good, and Stagecoach has stated that additional buses are planned to be provided A new rail station is being constructed at Chesterton, close to Cambridge by the end of 2014 to increase capacity on the route. The CGB stops are Science Park. This will link to Northstowe via the CGB. located approximately 1km to the south east and the north of the main Phase 2 site area boundary.

figure 3.9: cAMBRIDGESHIRE GUIDED BUSWAY

40 NORTHSTOWE Phase 2 | Design and Access Statement | August 2014 Hi ghways

The site of Northstowe Phase 2 is currently accessed by vehicular Longstanton Road links Dry Drayton Road to School Lane in Longstanton, transport from the A14 via the B1050 Hatton’s Road and Dry Drayton although through movements for vehicles are prohibited (apart from Road. access, taxis, mopeds and buses). However, general traffic does use the route despite these restrictions. Within Oakington the road is a narrow The Highways Agency is currently progressing proposals for the A14 single carriageway, providing access to a number of further residential Cambridge to Huntingdon Improvement Scheme with a view to a roads and provides street lighting and a footway on each side of the submission for a Development Consent Order in late 2014. carriageway. Between Oakington and Longstanton there are no footways or street lighting. Cambridge Road routes from Dry Drayton Lane to the The B1050 Hatton’s Road forms a grade separated junction with the south east, providing a route into Cambridge via the A1307 Huntingdon A14 at its southern end (Bar Hill junction) and broadly routes from north Road. to south linking to Longstanton (via Hatton’s Road) and Willingham to the north (via Station Road). Between Longstanton and the A14, the Rampton Road is a no-through road which broadly routes through the B1050 is a single carriageway road, with no street lighting or footways northern part of the main Phase 2 development site and links to a byway on either side. Dry Drayton Road currently forms a route from the A14 to which continues to Rampton in the east. Oakington. The A14 forms part of the trunk road network maintained and operated by the Highways Agency, and is the main route from Cambridge to Felixstowe to the east and Birmingham to the west (via the M6).

figure 3.10: The wider highways network

Phase 1 and Phase 3 Phase 2 Existing settlements WILLINGHAM OVER

RAMPTON

SWAVESEY COTTENHAM

Longstanton

B1050

A14 HISTON

OAKINGTON BAR HILL

August 2014 | NORTHSTOWE Phase 2 | Design and Access Statement 41