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Highways Depot, Whittlesford HIGHWAYS DEPOT, WHITTLESFORD Highways Depot, Station Road East, Whittlesford On behalf of Cambridgeshire County Council and the Highways Agency September 2012 TABLE OF CONTENTS 1. BRIEF 2. THE SITE & CONTEXT 3. SITE PHOTOGRAPHS 4. BENEFITS OF DEVELOPMENT 5. DESIGNATIONS & CONSTRAINTS 6. QUESTIONNAIRE RESPONSES SCDC Local Plan: Issues & Options Highways Depot, Station Road East, Whittlesford September 2012 1. Introduction 1.1 Brief The Carter Jonas Planning Division on behalf of Cambridgeshire County Council (Strategy & Estates Dept.) and the Highways Agency is promoting selected land within the District of South Cambridgeshire as sustainable locations for future housing growth. This documents supports the development of the existing depot and offices at Station Road East, Whittlesford (‘The Site’) and provides a consultation response to the recently published Issues & Options South Cambridgeshire District Council (SCDC) Local Plan. The new planning system places emphasis on “front loading.” This involves proposals being assessed at an early stage in the plan process, which should allow for a more informed decision when the Local Development Framework (LDF) is finally published. This report therefore aims to assist South Cambridgeshire District Council in their consideration of those settlements and sites best suited for housing allocation within the district in anticipation of their emerging Local Plan. SCDC Local Plan: Issues & Options Highways Depot, Station Road East, Whittlesford September 2012 PART A – SITE UNDERSTANDING SCDC Local Plan: Issues & Options Highways Depot, Station Road East, Whittlesford September 2012 2. The Site & Context 2.1 The Site The site area proposed for consideration extends to some 2.284ha/5.65acres. The land lies to the north of Station Road East, near to Whittlesford Parkway Station. See red line area shown on the site location plan. 2.2 Context The site is located in an area known as Whittlesford Bridge, in association with the railway station which is located 100m to the west. To the north and east the land is vacant greenfield, leading towards Sawston beyond. To the south of the Site is the railway station car park, which backs onto the A505 at higher ground. To the west of the site is a row of 8no. Residential properties, separated from the boundary of the site by a green access trip leading from Station Road to the land at the rear. Lion Works employment area is located beyond the houses, which consists of a number of industrial units. Whittlesford Parkway is well connected, within easy reach of the A505, M11 towards Stanstead, A1301 and the A11. It lies 9 miles by road from Cambridge. 2.3 Current & Proposed Use The site is currently in use as a highways vehicle depot and also accommodates offices; part owned by the County Council, part Highways Agency. There is a plan, subject to formal ratification by the partners, to relocate to a new shared depot site that can serve both, and other public sector partners. This is part of the ‘Making Assets Count’ programme that seeks to make best use of public sector assets. The site therefore offers the opportunity for a residential led mixed use development (medium density 30dph). SCDC Local Plan: Issues & Options Highways Depot, Station Road East, Whittlesford September 2012 3. Site Photographs 5 3 2 1 2 1 4 3 4 5 SCDC Local Plan: Issues & Options Highways Depot, Station Road East, Whittlesford September 2012 4. Benefits of Development 4.1 Growth Strategy & Settlement Hierarchy The Site currently lies outside of the defined settlement framework for Whittlesford Bridge. However South Cambridgeshire District must allocate land to provide space for housing growth to cover the Local Plan period up to 2031 (18,500 – 23,500 dwellings). The presumption, in accordance with the National Planning Policy Framework, shall be for sustainable development. This therefore requires the Council to seek suitable and deliverable sites. The delivery of homes and employment within settlements such as Whittlesford, in order to meet the needs of the district and the local community, whilst maintaining a balanced and mixed community is key to the future long term viability and success of rural settlements and their economy. The existing Core Strategy document identifies Whittlesford as a Group Village within the adopted settlement hierarchy, where development up to 15 homes may be acceptable. However, a Minor Rural Centre is defined by South Cambridgeshire District Council as settlements which do not in themselves have a sufficient level of services and facilities to justify being designated as Rural Centres, but play an important role in the district by servicing a small rural hinterland. As a matter of principle this does not include villages that are in the immediate proximity of Cambridge (Girton and Milton), as they do not perform this function. Taking this into account it is argued that Whittlesford, in combination with Whittlesford Bridge, justify designation as a Minor Rural Centre, serving the surrounding villages , including Thriplow and Duxford. 4.2 Sustainable Development – existing services & facilities Whittlesford Bridge includes the Red Lion public house and a Travelodge hotel. A petrol station and services, including Marks & Spencer's convenience store and McDonalds restaurant is located within close proximity along the A505. Whittlesford, just a 10 minute walk or 5 minute cycle ride across the railway bridge from the Site, hosts the following facilities; Primary school; playgroup; village shop; Post Office; community hall; recreation ground; two public houses; vetinary practice; allotments and two places of worship. 4.3 Sustainable Development – public transport availability Public transport links from Whittlesford Bridge are very good. The Parkway railway station provides direct links to Cambridge, Bishops Stortford and London Liverpool St, with a 30 minute to hourly service. Buses to Cambridge and Saffron Walden leave from Station Road West (citi 7) Monday to Saturday. Also Whittlesford to Saffron Walden (Tesco) (no. 101) and towards Sawston and Hinxton (no.7A). SCDC Local Plan: Issues & Options Highways Depot, Station Road East, Whittlesford September 2012 4. Benefits of Development 4.4 Opportunities offered by Development The preceding information demonstrates that development within this location could provide a sustainable solution to the future growth requirements within South Cambridgeshire District. This Site has the ability to satisfy demand for housing within Whittlesford, including local needs affordable properties. By virtue of the proximity between the Site and the existing facilities in Whittlesford, in particular the railway station, new residents who occupy any properties subsequently constructed here would be within easy walking distance of all village services and sustainable modes of transport. Sustainable growth here would assist in maintaining the vitality and viability of the rural community, supporting existing facilities and potentially making viable new ones. SCDC Local Plan: Issues & Options Highways Depot, Station Road East, Whittlesford September 2012 5. Designations & Constraints 5.1 Flood Risk The Site is considered to be at low risk of flooding. Environment Agency online flood mapping classifies the area as flood zone 1. 5.2 Land Use Designations The northern section of the Site is designated as Green Belt; this area may be retained as outdoor recreational space if release is not considered appropriate. However it is not considered that its’ release would undermine the primary objectives of the green belt. The site is not the subject of any other land use designations. 5.4 Heritage Assets The Site does not lie within or adjacent to a designated Conservation Area. To the south west of the Site, along Station Road East, lies the Grade II listed Red Lion Pub and Hotel and the Grade II* Church of Hospital of St John the Baptist, which is now owned and managed by English Heritage. It is not considered that development of this Site would harm the setting of either of these two heritage assets. 5.5 Ecology According to Natural England mapping the Site is not designated as a SSSI; National or Local Nature Reserve; Country Park; Doorstep or Millennium Green. Magic Defra mapping also does not identify any constraints. SCDC Local Plan: Issues & Options Highways Depot, Station Road East, Whittlesford September 2012 5. Designations & Constraints 5.6 Highways It is anticipated that vehicular access could be provided from either (or both) of the existing access points which lead onto Station Road East. This road is currently restricted to 30mph and is therefore suitable, in principal, for residential traffic. Station Road East is a no through road, coming to a dead end at the railway line (pedestrian access over the line is provided via a footbridge). This arrangement therefore means that were the Site developed the majority of traffic would come from the east, off the A505. Similarly when leaving the Site. traffic will head out back onto the A505; this junction is a left turn only situation, however the nearest roundabout for traffic wishing to head west towards the M11 is just a 500m drive away. 5.7 Further work This proposal will continue to evolve through the identification of any site constraints (both policy and physical) and it is proposed that these shall be mitigated against or compensation measures put in place to address any issues which may arise. This includes highways, drainage, landscape, heritage assets, biodiversity,
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