Land at Rampton Road, Cottenham Design and Access Statement for Planning Re-Submission September 2017 ϽϽ Contents

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Land at Rampton Road, Cottenham Design and Access Statement for Planning Re-submission September 2017 ϽϽ Contents

1.0 Introduction 1

1.1 Purpose of this Document 1

1.2 The Project 1

1.3 Document Structure 1

2.0 Strategic Context 4

2.1 Appreciating Wider Context 4

2.2 Planning Policy Context 7

2.3 Landscape Context 9

3.0 Application Site Context 12

3.1 The Application Site 12

3.2 Local Character 16

3.3 Arboricultural 17

3.4 Ecology 18

3.5 Access and Movement 18

3.6 Archaeology 20

3.7 Ground Investigation 20

3.8 Utilities 20

3.9 Flood Risk 20

4.0 Design Evolution and Consultation 22

4.1 Design Evolution 22

4.2 Pre-application Discussion 22

4.3 Community Consultation 24

5.0 Design 26

5.1 Development Description and Approach 26

5.2 Development Framework 26

5.3 Illustrative Masterplan 29

6.0 Conclusion 33

Land at Rampton Road - Design and Access Statement TEP September 2017 ii ϽϽ 1.0 Introduction

The Illustrative Masterplan details residential development on 1.1 Purpose of this Document 1.2 The Project 6.02 hectares of land at a density of 23 dwellings per hectare 1.3 Document Structure (dph) with a mix of dwelling types ranging from 2-5 bedroom This Design and Access Statement has been prepared on units. The architecture of the Proposed Development The document aims to provide a framework to explain behalf of Cambridgeshire County Council (“the Applicant”), how the Proposed Development has considered the The Application Site would seek to be in keeping with the existing character and in support of an outline planning application for residential vernacular of Cottenham, however matters of appearance site, it’s setting and how it can be accessed by a range of development comprising 137 dwellings and details of Cottenham is a village approximately 10km north of are reserved. prospective users. The document is structured around the access (“the Proposed Development”) on land at Rampton Cambridge city centre. The Application Site is approximately four steps identified by CABE guidance ‘Design and Access The proposed access to the public highway on Rampton Road, Cottenham (“the Application Site”). All other matters 15.5 hectares in size and is north east of Rampton Road Statements, How to write, read and use them’: Road is to the west of the Application Site through two priority are reserved and therefore illustrative design principles are on the western edge of Cottenham, bordering the existing controlled junctions either side of Rampthill Farm. provided. village development framework. The site presently comprises agricultural land and woodland. The design has been developed around a strong network Assessment The Design and Access Statement sets out the design of green infrastructure and public open space covering 9.7 and access principles for the Proposed Development The Application Site boundaries are defined by the Catch Involvement hectares of land. The green network provides connections within the context of relevant national and local planning Water Drain to the north, housing and farm buildings to Evaluation towards the woodland to the north, the recreation ground and policies. It identifies the thinking behind the outline planning the west, allotments and recreation land to the south. The allotments to the south on Mill Lane. application and how the Proposed Development has been eastern boundary of the site is formed by recreation land. Design informed through assessment, consultation, evaluation and Cottenham borders the site to the east providing access to a Pedestrian and cycle connections are incorporated into design. the access to the site through a 3m wide shared footpath wide range of local amenities and services. Section 2 provides an assessment of the wider site context. cycleway connecting Rampton Road to the recreation The application is a re-submission of application reference Access to the site is currently limited to farm access points ground. Other footpath connections are provided through Section 3 focuses on the assessment of the Application Site S/2876/16/OL (for 154 dwellings including matters of and permissive paths through Les King Wood. Existing 2m wide surfaced footpaths that follow the illustrative and its surroundings. access all other matters reserved) which was refused at accesses to the recreation ground are from Lambs Lane and road network and through further links to the open space planning committee on 9th August 2017 against the officer Section 4 identifies the design evolution and the influence of Les King Wood. provision. recommendation for approval. community involvement and consultation. The site is not subject to any statutory designations in respect There is scope for cycling and walking links through the Section 5 evaluates this in the development framework of ecology, heritage and landscape assets or in any other existing recreation ground subject to the agreement of and illustrative masterplan supporting this outline planning regard the Parish Council and potentially, if the Parish Council so application. wished the scheme offers the opportunity of accessing a new Village Hub from Rampton Road. Although a potentially significant benefit of the proposals this is however a matter for Cottenham Parish Council to consider if the application is determined favourably. Proposed Development The Proposed Development seeks outline permission for residential development comprising up to 137 dwellings including matters of access with all other matters reserved. The Proposed Development aims to create much needed housing that will sensitively integrate with the existing village. The proposals aim to reflect local character whilst taking advantage of the site’s location adjacent the existing recreation ground. The proposals show an increase in the recreation offering through an additional 2.8 hectares of land adjacent to the existing facilities. Providing housing around this recreation offer would provide natural surveillance and also provide future potential for a village hub to be created. Given the low density of the proposals the detailed design can provide the housing and recreation balance in many forms.

TEP September 2017 Land at Rampton Road - Design and Access Statement 1

2.0 Strategic Context

TEP September 2017 Land at Rampton Road - Design and Access Statement 3 ϽϽ 2.0 Strategic Context

2.1 Appreciating Wider Context

The Application Site is in the parish of Cottenham, a Fen Stton

Edge village approximately 10km north of Cambridge City itcord entort Centre. A10 Stntne Somersam The Application site is well connected to the wider road Pide network with the A14 7km to the south, providing a west – ara east access from the Midlands to East Anglia. A112 Litte one addenam Tetord 11 oodrst The site is well linked by public transport, the Citi 8 bus ort i service, runs every twenty minutes providing public transport Stretam between Cottenham and Cambridge City Centre providing Earit ibrton ntisam connections to a wider range of public transport services. Adret

The two bus stops on Rampton Road are 400m from the A112 centre of the Application Site. 100 10 ST ES A112 Typical of the Fen Edge landscape the surroundings suffer eedingort from a lack of public rights of way and permissive footpaths

links. The nearest public right of way is the footpath running er iingam alongside the New Cut Drain, north of the Application site. oe pare ittering More immediately permissive access is provided within Les icen King Wood although a new public bridleway is being created between Rampton Road and Broad Lane wholly on land enstanton en Draton within the control of the applicant. Saese Rampton Rier an ottenam A10 5 km 10 km

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Land at Rampton Road - Design and Access Statement TEP September 2017 4 Cottenham has a population of around 6,095 (Census, 2011) Application boundary with significant post-war (1950s-1970s) growth experienced Allotments To Wilburton through County Council building in the late 1960s through Cemetery expansion of housing estates in the centre and edge of the Public Right of Way village. More recent development has occurred through Employment smaller estate expansion to the north west and south eastern Public Open Space edge of the settlement. Recreation Ground Flood Zone 3 Cottenham is identified in South Cambridgeshire District Green Belt Council’s emerging local plan, as a rural centre, defined as, Conservation area ‘the largest, most sustainable villages of the district with access to a range of services and facilities and good public Broad Lane Industrial Estate transport links.’ Community Centre Cottenham Baptist Church This is further illuminated by the range of community services Cottenham Court Nursing Home and facilities all within walking and cycling distance of the Cottenham Library Application Site, including: Cottenham Primary School, Cottenham Methodist Church Cottenham Village College, the Library, the Village Hall, the Cottenham Primary School Recreation Ground, a Post Office, a Pharmacy, a Medical Cottenham Sports & Social Club To Rampton Practice, a Dental Practice, the Cambridge Building Society, Cottenham Village College Cottenham Baptist Church, the Co-Op food store, public Dentist houses, restaurants, a bakery, a butcher and a greengrocer. High Street Shops/Services Jolly Millers Public House Ladybird Pre-school Playground Sports Center Telegraph Street Surgery The Centre School The Chequers Public House The Co-operative Food Store The Cottenham Club The Cottenham Surgery The Hop Bind Public House The Waggon & Horses Public House 500m To Landbeach Village Green All Saints Church

700m

1000m

Fig 2.2 Site Context Diagram

TEP September 2017 Land at Rampton Road - Design and Access Statement 5 The Cottenham Village Design Statement Supplementary Planning Document (SDP) broadly describes the arrangement and vernacular of the settlement from a historical context and is paraphrased below. Cottenham is built on a fertile ridge of Lower Greensand, Jurassic clay and gravel belts rising above the 5m contour, is in essence a linear village with no single centre or focal point. All Saints Church, (located to the north eastern edge of Cottenham) and the Village Green (south western edge) are more than a mile apart. The size of the village and continuing dominance of its settlement patterns is attributed to its agricultural past. The settlement is based on two identifiable historical patterns. The ‘Lanes’ (Telegraph, Rooks, Corbett and Margett Streets), with an irregular pattern of short rectangular plots at the centre of the village, (which formed the original Saxon nucleus), is the most densely settled, enclosed and informal area of the village. Medieval linear expansion to the north and south formed the dog-leg High Street. Here the pattern is more open and regular, with long plots of up to 300m backing on to the open countryside. Farmhouses are concentrated within the village and line the street: there is little space at the front of plots, with access to hard standing and yards traditionally to the Reproduced from Ordnance Survey digital map data Reproduced from Ordnance Survey digital map data Reproduced from Ordnance Survey digital map data side and behind. Outbuildings run along the edge of plots, © Crown copyright and database rights 2016, © Crown copyright and database rights 2016, © Crown copyright and database rights 2016, many of which follow the early farmstead boundaries. All rights reserved. Licence number 10002044 All rights reserved. Licence number 10002044 All rights reserved. Licence number 10002044 These patterns have remained largely undisturbed, later Map of Cottenham 1902 Map of Cottenham 1938 Map of Cottenham 1975 settlement keeping to the line of the High Street in the form of extended ribbon development and continuing infill to the Fig 2.3 Historic Maps of Cottenham north and south. Gaps remain in the line of houses and these allow important glimpses out of the village, making a vital visual connection with the open countryside. Individual late 19th century and 20th century houses are strung out along Lambs Lane, Rampton Road and Histon Road, with post-war estate developments sited on orchards and agricultural land within the village. The most modern developments in the village are at Tenison Manor to the north and Brenda Gautrey Way to the south. Outline permission has recently been granted for 200 dwellings and apartments with care adjacent the Application Site west of Rampton Road, 126 dwellings on land north of Oakington Road and 50 dwellings on Oakington Road on the western fringe of the settlement, continuing the linear expansion of Cottenham.

Land at Rampton Road - Design and Access Statement TEP September 2017 6 National Planning Policy Framework

2.2 Planning Policy Context The Government published the National Planning Policy Paragraph 54 identifies that in rural areas local authorities Framework (NPPF) in March 2012. The NPPF sets out a should consider whether allowing some market housing A Planning Statement (Document Reference 5586.01.001) presumption in favour of sustainable development. would facilitate the provision of significant additional has been produced in support of this application, which affordable housing to meet local needs. includes an assessment of relevant national and local The NPPF establishes the importance of achieving high planning policies. This assessment considers that the quality design that has a positive effect on the environment. Paragraph 55 states: Proposed Development is in general accordance with the Paragraph 60 states that permission should be refused for “To promote sustainable development in rural areas, housing requirements set out in national and local planning policies. development of poor design that fails to take the opportunities should be located where it will enhance or maintain the available for improving the character and quality of an area This Design and Access Statement summarises policies vitality of rural communities.” and the way it functions. relevant to design and access aspects of the Proposed Section 7 of the NPPF emphasises the importance of the Development. Please refer to the Planning Statement for Local planning authorities should not refuse planning design of the built environment, good design being a key further policy analysis. permission for building or infrastructure that promotes aspect of sustainable development, contributing positively to high levels of sustainability because of concerns about Material considerations in respect of the extant South making better place for people. incompatibility with an existing townscape. Cambridgeshire District Local Development Framework Paragraph 60 states: housing supply policies indicate that the Proposed Whilst the application is submitted in outline with all matters Development should be determined in accordance with reserved apart from access, the illustrative masterplan “Planning policies and decisions should not attempt to National Planning Policy, specifically paragraph 14 of the has been developed to ensure the layout of the Proposed impose architectural styles or particular tastes and they National Planning Policy Framework (NPPF) that planning Development is of high quality that positively contributes to should not stifle innovation, originality or initiative through permission should be granted unless any adverse impacts of the local environment. unsubstantiated requirements to conform to certain doing so would significantly and demonstrably outweigh the development forms or styles. It is, however, proper to seek to Paragraph 50 identifies that to deliver a wide choice of high benefits. promote or reinforce local distinctiveness.” quality homes increasing opportunities for home ownership and the creation of sustainable, inclusive mixed communities The application is outline with all matters reserved for local planning authorities should: determination apart from access. However, the illustrative masterplan provided details that the Proposed Development ■■ “plan for a mix of housing based on current and future can be designed to the highest quality, optimising the natural demographic trends, market trends and the needs of different topography of the site to provide much needed housing whilst groups in the community (such as, but not limited to, families balancing green space and enhancing connections. with children, older people, people with disabilities, service families and people wishing to build their own homes);

■■ identify the size, type, tenure and range of housing that is required in particular locations, reflecting local demand; and

■■ where they have identified that affordable housing is needed, set policies for meeting this need on site, unless off-site provision or a financial contribution of broadly equivalent value can be robustly justified (for example to improve or make more effective use of the existing housing stock) and the agreed approach contributes to the objective of creating mixed and balanced communities. Such policies should be sufficiently flexible to take account of changing market conditions over time.

TEP September 2017 Land at Rampton Road - Design and Access Statement 7 Local Planning Policy POLICY ASSESSMENT South Cambridgeshire District Council Local Development Control Policies DPD (July 2007) Development Framework Policy DP/2 Design of New Development Design concepts have been established for The Design of the Proposed Development has also all elements of the development to ensure a All new development must be of high quality design been informed by the following Supplementary Planning comprehensive inclusive scheme that is appropriate to and, as appropriate to the scale and nature of the Documents that form the extant Local Development the scale and nature of surrounding land uses. development, should: Framework. ■■ Preserve or enhance the character of the local area; ■■ District Design Guide SPD (2010) It should however be noted, that this application is ■■ Conserve or enhance important environmental assets of ■■ Cottenham Village Design Statement (2007) seeking outline consent with all other maters reserved the site; ■■ Open Space in New Developments SPD (2009) except for access. As such, detailed design elements ■■ Include variety and interest within a coherent design, would form the next phase of the project and would be ■■ Trees and Development Sites SPD (2009) which is legible and provides a sense of place whilst included as part of reserved matters. also responding to the local context and respecting local ■■ Biodiversity SPD (2009) distinctiveness; The second part of Policy DP/2 sets out criteria to ■■ Achieve a legible development, which includes streets, be included in Design and Access Statements. The Building for Life 12 squares and other public spaces with a defined sense accompanying Design and Access Statement covers SCDC provide urban design advice and endorse Building of enclosure and interesting vistas, skylines, focal all the criteria listed under Policy DP/2 and complies for Life 12 (BfL12) to assess the design quality of residential points and landmarks, with good interrelationship with the access requirements to achieve an inclusive planning applications. Whilst the application is submitted between buildings, routes and spaces both within the environment that can be enjoyed by everyone. in Outline with all matters reserved apart from access, the development and with the surrounding area; illustrative masterplan provided has determined that high ■■ Achieve a permeable development for all sectors of the quality housing can be provided on the Application Site. community and all modes of transport, including links to existing footways, cycleways, bridleways, rights of way, green spaces and roads;

■■ Be compatible with its location and appropriate in terms of scale, mass, form, siting, design, proportion, materials, texture and colour in relation to the surrounding area;

■■ In the case of residential development, provide higher residential densities, and a mix of housing types including smaller homes;

■■ Provide high quality public spaces;

■■ Provide an inclusive environment that is created for people, that is and feels safe, and that has a strong community focus; and

■■ Include high quality landscaping compatible with the scale and character of the development and its surroundings

Table 2.1

Land at Rampton Road - Design and Access Statement TEP September 2017 8 540000 542000 544000 546000 548000 2.3 Landscape Context E 11023 Panning Appication ondar The Application Site comprises predominantly agricultural 561 Conversation Area land to the north-west of the village of Cottenham. Along the onseration Area Green Belt north-western boundary of the site, there is the substantial 2629 reen et ‘Les King Wood’, a semi-mature woodland planted in 2000. Cottenham illage Design Statement The wood separates the site from the Catch Water Drain pen Space and Little North Fen beyond. The south-western boundary iage rameor of the site is defined by Rampton Road, Rampthill Farm Heritage Designations 5610 rade Listed iding and residential dwellings at 120 to 132 Rampton Road. The 9 6 5 2627 rade Listed iding south-eastern boundary of the site comprises a range of land 270000 270000 rade Listed iding uses including Allotment gardens, playing fields, play area Sceded onment and housing. Long Distance Routes Views out of the site are determined by the woodland to the 2628 1897 ationa ce Rote Regiona ce Rote north west and the urban edge of the village to the south and Local Routes east which gives the southern edge of the land a rural urban ridea fringe character. 568 a The landscape immediately adjacent to the south west, ootpat Permissie ootpat south and south east of the site is typical of a rural urban 564 Permissie Access

fringe location with land uses that reflect the proximity to 2 9

8 the settlement edge. Land use parcels are predominantly of 1898 1 1893 268000 268000 Reprodced b permission o rdnance Sre on bea o er aests smaller scale than the fenland to the north and reflect village 1896 Stationer ice

ron oprigt and database rigt 201 A rigts resered and domestic uses including recreation, allotments and Crown copyright and database rights 2016 Ordnance Survey 100023205 565 567 small parcels of privately owned land including grassland/ 1894 Site Map paddocks. 1895 Overall, the landscape is considered to be of local/community 1517 value.

51 2523

266000 266000 1400,000

Re Description Dran Approed Date

Regional Route 24

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Tite otes igre 2 - Panning ontet Pan This map contains data from the following sources 1 2 7 2 - OS Open Data Draing mber - atural England - Historic England 01001 - Cottenham illage Design Statement Supplementary Planning Document ovember 2007 iometres Dran eced Approed Scae Date - Adopted Proposals Map South Cambridgeshire © Crown copyright and database rights 2016 264000 264000 District Council, February 2012 Ordnance Ordnance Survey 100023205 0 02 0 1 S D 10000 A 0102017 540000 542000 544000 546000 548000 Fig 2.4 Landscape Context Plan

TEP September 2017 Land at Rampton Road - Design and Access Statement 9 543000 544000 545000 546000 E Panning Appication ondar Scattered Trees Locations ndicatie Drain itin te icinit o te Site edgero egetation er oodand

269000 269000 it orm

Reprodced b permission o rdnance Sre on bea o er aests Stationer ice

ron oprigt and database rigt 201 A rigts resered 268000 268000 Reproduced from Ordnance Survey digital map data Crown copyright 2016. All rights reserved. Licence number 0100031673 Crown copyright and database rights 2016 Ordnance Survey 100023205 Site Map

1200,000

Re Description Dran Approed Date 267000 267000

enesis entre ircood Science Par arrington A 7 Te 012 00 e-mai teptepcom tepcom

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Tite igre - Landscape eatres Pan

Draing mber 01002 etres © Crown copyright and database rights 2016 Dran eced Approed Scae Date Ordnance Ordnance Survey 100023205 0 100 200 00 S D 112000 A 0102017 543000 544000 545000 546000 Fig 2.5 Landscape Features Plan

Land at Rampton Road - Design and Access Statement TEP September 2017 10 3.0 Application Site Context

TEP September 2017 Land at Rampton Road - Design and Access Statement 11 ϽϽ 3.0 Application Site Context

3.1 The Application Site

The site assessed covers 19.1 hectares which is broken into three distinct areas as identified on the existing site features diagram opposite (Figure 3.1):

■■ 9.1 hectares Agricultural Land

■■ 5.1 hectares Les King woodland/open space

■■ 1.5 hectares Land North East of Les King Wood; and,

■■ 3.4 hectares Recreation Land leased to Cottenham Parish Council (known as ‘the Third Field’) which falls outside of the site The Application boundary is 15.7ha as the 3.4ha of land leased to Cottenham Parish Council does not form part of this re-submitted application. The land is bounded by the Catch Water Drain to the north, privately owned farm (Rampthill Farm), Rampton Road and built form to the west, allotments and recreation land to the south and recreation and education land to the east. The site has irregularly shaped boundaries dependent upon existing adjacent land uses and the north western boundary is defined by the Catch Water Drain. The south western site boundary adjoins Rampton Road to the south west of Les King Wood and follows the line of the road except where the boundary passes to the rear of existing residential properties. The boundary treatment comprises sections of hedgerow between the land and the pavement at the road edge. The section of road immediately to the south of Les King Wood is open and marked only by a shallow ditch and a single isolated tree, until the hedgeline commences to the north west of Rampthill Farm. Where the boundary passes to the rear of residential dwellings it is

Existing land drain Main road

Woodland Short range views into the site

Agricultural land Informal footpaths

Public open space Built frontage N

Rough grassland Car parks © Crown copyright and database rights 2016 Ordnance Ordnance Survey 100023205 School site Planning application boundary Fig 3.1 Diagram of site features and constraints

Land at Rampton Road - Design and Access Statement TEP September 2017 12 currently marked by a range of private garden enclosures, Connections predominantly fencing and some garden vegetation. There is informal access to Les King Wood via a gate in The south eastern site boundary is determined by adjoining the north eastern corner of the recreation land. These land uses including the Allotment Gardens, King George’s permissive routes link to Rampton Road to the west and Field and an area of privately owned farm land. The boundary there is also a pedestrian desire line running over private with the Allotment gardens is unfenced but identified by a agricultural land to the east of the site which links to Victory strip of rough grass containing a shallow ditch line. The King Way. George’s Field boundary is clearly defined with chain link style fencing supported by concrete posts where it faces The agricultural land is fenced off with farm vehicle access the rear of properties on Rampton Road. There is a line of available via Rampton Road. individual trees which give way to a maintained hedgerow The Application Site is south of the PRoW 56/4 which further west along the boundary. Where the north eastern follows the line of the New Cut Drain linking Longstanton to boundary of St George’s Field adjoins the site, the line of the the west and Ely/Soham to the east. hedgerow is intermittently broken. The Applicant is creating a new bridleway connection The north eastern boundary of the site is determined by between Les King Wood and Broad Lane north east of the existing land ownership and is characterised by arable and Application Site. This will provide access to the PRoW pastoral land and a small orchard. Boundary treatments 56/4 and circular walk around Cottenham increasing vary and include a mix of open boundaries, hedgerow, rough access provision in an area severely lacking in footpath vegetation and ditches. connections. Access to the land within the site is currently limited to farm access points and permissive paths through Les King Wood. The Application Site relates well to the existing village framework and provides opportunities to integrate the Gladman Developments development into the existing settlement fabric.

Landform

The site generally falls from the south of site to the north, Endurance adjacent to the Catch Water Drain as illustrated in Figure Persimmon Estates 3.2. A detailed topographic survey has been undertaken Homes and is included within the Planning Statement Drawings. Upon review of the survey it can be stated that the levels onsite range between 13.06metres Above Ordinance Datum (mAOD) on the south-eastern boundary to 4.85mAOD on the northern boundary.

TEP September 2017 Land at Rampton Road - Design and Access Statement 13 Fig 3.6 View along southern edge of Community Woodland Fig 3.3 View looking east across site from Rampton Road Fig 3.4 Existing hedgerow through recreation ground Fig 3.5 Village Hall

Fig 3.7 View across southern corner of the site, with houses on Rampton Fig 3.8 View along site boundary with Rampton Road Fig 3.9 Existing Recreation Ground Rd in the distance

Land at Rampton Road - Design and Access Statement TEP September 2017 14 Fig 3.10 View from the car park at King George’s Field looking north-west

Fig 3.11 View from Rampton Road, south of Catch Water Drain, looking east

Fig 3.12 View from Cottenham Lode (‘New Cut’ section), close to Big Spinney looking south-east

TEP September 2017 Land at Rampton Road - Design and Access Statement 15 3.2 Local Character

The village of Cottenham is to the east of the Application Site is a linear village focused on its lengthy High Street which stretches for around 1 mile from All Saints Church in the North East to the Village Green in the South West. The Cottenham Village Design Guide (2008) Supplementary Planning Document provides an excellent overview of the building types and architectural styles present in the Village. The village is characterised by a mix of housing styles with no overriding distinct character. Medieval linear expansion to the north and south formed the dog-leg High Street. Here the pattern is more open and regular, with long plots of up to 300m backing on to the open countryside. Farmhouses are concentrated within the village and line the street. These patterns have remained largely undisturbed, later settlement keeping to the line of the High Street in the form of extended ribbon development and continuing infill to the north and south. Individual late 19th century and 20th century houses are strung out along Lambs Lane, Rampton Road and Histon Road, with post-war estate developments sited on orchards and agricultural land within the village. Modern development is frequent and is either larger estates on land between the main roads or small infill and is of varying ages. There are a number of Grade II listed buildings within the village, the majority in the Conservation area following the High Street.

Fig. 3.13 Photos of architectural styles and street patterns

Land at Rampton Road - Design and Access Statement TEP September 2017 16 KEY [This drawing must be reproduced in colour] KEY T1 Individual trees [This drawing must be reproduced in colour] G1 Groups of trees

H1 Hedgerow

3.3 Arboricultural T1 Individual trees Root Protection Area (RPA)

Survey Boundary The tree survey identified 13 Category B trees and 9 G8 G1 Groups of trees # Approximate location Category C trees and groups on the site. 6 hedges were also (Feature not shown on topo) G9 recorded. H1 Hedgerow Tree Categorisation (Tree quality assessment based on BS 5837:2012 Trees in relation Catch water drain to design, demolition and construction - Recommendations)

At the time of the survey no trees within or immediately Category A Root Protection Area (RPA) (High quality) adjacent to the Application Site were subject to Tree Category B (Moderate quality)

Preservation Orders or within a Conservation Area. Category C Survey Boundary (Low quality) G8 Category U The distribution of existing trees does not present a (Unsuitable for retention) Approximate location significant obstacle to development. The majority are H5 Hedgerow # (Feature not shown on topo) (Not categorised) NOTE: This drawing should be read in conjunction with confined to the perimeter and accordingly, it should be the respective Arboricultural Data Sheets (Appendix 1). G9 possible to design around and incorporate the better quality Tree Categorisation T13 (Tree quality assessment based on BS 5837:2012 Trees in relation trees on theCatch site. water drain G6 to design, demolition and construction - Recommendations) The plan opposite identifies trees and hedges along with the necessary root protection area (RPA) required Category A H5 (High quality) to successfully retain individual trees and avoid root/soil Category B Catch water drain damage which could lead to the decline of the tree/hedge. (Moderate quality)

These areas will need to be identified around trees selected G5 Category C for retention and should be excluded from all demolition and (Low quality) construction activity. G4 Category U G7 Two Mill Field H5 (Unsuitable for retention)

5.82

5.81 H5 Hedgerow H5 (Not categorised)

G3 NOTE: This drawing should be read in conjunction with the respective Arboricultural Data Sheets (Appendix 1).

H3 T13

H4 G6 Rampton Road

T9 H5 T8 G1 T7 T12# T6 T5 T11#

T10

H1 G2# Rev Description Drawn Approved Date Catch water drain T4 T3 T2 T1 Genesis Centre Birchwood Science Park Warrington H6 WA3 7BH Tel 01925 844004 G5 Fax 01925 844002 e-mail [email protected]

Project

14.85

14.89 Rampton Road, Cottenham G4 14.89 14.66 Tree Survey and Constraints Report 14.74

14.16 G7 Allotment Gardens 14.81 Two Mill Field H5 14.45 14.81

14.29

14.15 © Crown copyright and database rights 2016

5.82 Title 5.81 Fig. 3.14 Arboricultural survey Ordnance Ordnance Survey 100023205 Drawing 1 H5 Tree Constraints Plan [EXISTING]

G3 Drwg No D5586.001 TEP September 2017 Land at Rampton Road - Design and Access Statement Scale Date 17 1:1000 @ A1 16/05/16

Drawn Checked Approved ML MB JGS

Rampton Road

T9 T8

G1 T7 T12# T6 T5 T11#

T10

H1 G2# Rev Description Drawn Approved Date

T4 T3 T2 T1 Genesis Centre Birchwood Science Park Warrington H6 WA3 7BH Tel 01925 844004 Fax 01925 844002 e-mail [email protected]

Project

14.85

14.89 Rampton Road, Cottenham 14.89 14.66 Tree Survey and Constraints Report 14.74

14.16 Allotment Gardens 14.81

14.45

14.81

14.29

14.15 Title

Drawing 1 Tree Constraints Plan [EXISTING]

Drwg No D5586.001

Scale Date 1:1000 @ A1 16/05/16

Drawn Checked Approved ML MB JGS Walking Service Route Operator Weekdays Periods Weekend 3.4 Ecology AM Inter PM Sat Sun The site is located adjacent to existing residential areas and An extended phase 1 habitat survey and protected species close to the centre of Cottenham. This location provides Citi 8 Cambridge – Stagecoach 3/Hr 3/Hr 2-3/ 2-3/Hr 2/Hr survey has been undertaken of the Application Site and the access to an existing shared cycleway/footway that can be Impington – Histon – Hr wider land holding. found in the eastern (site side) verge of Rampton Road and a Cottenham 110 Ely – Cottenham - A & P Travel 1/ Day (Thursday 1/ Day N/A The vast majority of the Application Site is dominated by an footway in the verge on the western side just to the south of Impington only) arable field and an area of amenity grassland, with an area the site. X8 Cam – Cottenham – Stagecoach 1/ Day 1/ Day N/A of young broad-leaved plantation, hedgerows and scrub Both the shared cycleway and footway continue to the centre Haddenham – Sutton along stretches of the periphery. There were no records of of Cottenham although the shared cycleway becomes - Chatteris protected species on the site and non-encountered during footway only at the allotments to the southeast of the site. the survey. These footways go on to provide a continuous route to the Table 3.1 Summary of bus services The ecology assessment sets out the precautionary various facilities that exist in the centre of the village and methods of working and habitat creation measures, these beyond. will be implemented and the Proposed Development will be The Transport Assessment details that walking can be compliant with wildlife legislation and with the requirements considered to be a realistic and viable method of travel of national and local policy in respect of biodiversity. indicating that the site’s location is accessible via this sustainable mode.

3.5 Access and Movement Cycling

It is widely recognised that cycling can offer an attractive alternative to short car trips, particularly those under 5km, but Vehicle also as part of longer journeys by public transport. Local vehicular access is available from Rampton Road. Rampton Road forms the site’s south-west boundary, which While the National Cycle Network does not pass through provides access to the centre of Cottenham from its junction Cottenham, connection can be made to National Route with High Street and continues north-west to Willingham via 51, which passes through Cambridgeshire, Oxfordshire, Rampton. Buckinghamshire, Bedfordshire, Suffolk and Essex, at Rampton and Histon with connection to Regional Route Fig 3.15 Sustrans Map, Source: http://www.sustrans.org.uk/ncn/map 24 possible at Longstanton and Oakington. The local cycle network is shown in Image 5.1, this being an extract from the Public Transport online Sustrans map. On-road routes are highlighted purple Access and traffic-free routes are highlighted green. There are two bus stops on Rampton Road, both within 400m The proposed access strategy is shown in Figure 5.3. walking distance of the centre of the Application Site. This A cycling isochrone showing the site’s catchment has also This shows the two priority controlled accesses serving the provides access to the number 8 and 110 services, the two been produced and is detailed in the image below. The site, this form of junction being the most commonly used to main services to the village. figure illustrates 2000m and 5000m catchment ranges access residential developments. Providing two accesses which equate to 10-minute and 25-minute journey times Frequency of Bus services are summarised in the table 3.1. will not only ensure that the site can be safely accessed respectively which are based on the somewhat conservative whilst maximising permeability, but they will also provide a or leisurely cycle speed of 12kph. degree of ‘futureproofing’ in capacity terms should either or both accesses be used to access Cottenham Primary School should it be expanded.

Land at Rampton Road - Design and Access Statement TEP September 2017 18 3.6 Archaeology

Heritage Statements are provided in support of the Application. There is a standalone heritage statement in relation to the off-site transport mitigation works and the likely effects on the Grade II listed Almshouses. There are no known heritage assets within the development site, with the exception of a post-medieval find spot and linear earthworks of an uncertain date or character. Through pre-application discussions with the County Archaeology team, an evaluation brief was provided stating that: ‘Due to the high archaeological potential of the site the applicant is advised to provide information concerning the potential impact of the proposal on archaeological remains. In order to provide this information an archaeological evaluation of the site is necessary.’ Field evaluation revealed the presence of an enclosed Roman farm. High status evidence was not found in the © Crown copyright and database rights 2016 Ordnance © Crown copyright and database rights 2016 Ordnance © Crown copyright and database rights 2016 Ordnance examined area nor were sufficient numbers of ceramic Cycle Range m Fig. 3.16 Bus Isochrone WalkingFig 3.17 Range Walk m Isochrone Fig 3.18 Cycle Isochrone or other building materials recovered that would point to Site Rampton mpington Site Primar Scoo aptist rc Te ottenam b 0 to 2000 ambridge Researc Par aington a formal building but such remains may be present in the 0 to 1200 iage oege Librar Te eers P ourney Time mins Te entre Scoo o-op oodstore Sports entre 2000 to 000 aterbeac Longstanton Walking1200 Range to 2000 m Cycle Range m area of denser archaeology. A planning condition would be ourneySite Time mins Ladbird Pre-scoo ommnit entre Pagrond Landbeac iingam Sports Socia b rsing ome etodist rc iston Longstanton PR 0 to 1 Site road LanePrimar ndstria Scoo Estate Te op ind Paptist rcTeegrap St Srger Te ottenam Siteb Rampton mpington appropriate to secure a programme of investigation to ensure Site o iers P Te ottenam Srger 1 to 0 0 to 1200 iage oege Te aggon orsesLibrar P Te eers P0 to 2000 ambridge Researc Par aington ig Street SopsSerices the remains are protected Te entre Scoo Dentist o-op oodstores Stop Sports entre 00 to to 1 Walking Range m 1200 to 2000 2000 to 000 aterbeac Longstanton Ladbird Pre-scoo ommnit entre Pagrond to 0 Sports Socia b Cycle Range m rsing ome Landbeac iingam 1 to 0 Site Primar Scoo aptist rc etodistTe rc ottenam b 0 to 1200 iage oege road LaneLibrar ndstria Estate Te opTe ind eers PSite P Teegrap StRampton Srger iston mpington Longstanton PR Te entre Scoo o iers P Te aggonSports entre orses P Te ottenam Srger 0 to 1200 to 2000 o-op oodstore 0 to 2000 ambridge Researc Par aington Ladbird Pre-scoo ig Streetommnit SopsSerices entre DentistPagrond s Stop Sports Socia b 2000 to 000 aterbeac Longstanton to 0 etodist rc rsing ome road Lane ndstria Estate Te op ind P Teegrap St Srger Landbeac iingam o iers P Te ottenam Srger Walking Range m Cycle TeRange aggon m orses P iston Longstanton PR ig Street SopsSerices Dentist s Stop Site Primar Scoo aptist rc Te ottenamSite b Rampton mpington 0 to 1200 iage oege Librar Te eers0 to 2000 P ambridge Researc Par aington Te entre Scoo o-op oodstore Sports entre 1200 to 2000 2000 to 000 aterbeac Longstanton Ladbird Pre-scoo ommnit entre Pagrond Sports Socia b etodist rc rsing ome Landbeac iingam road Lane ndstria Estate Te op ind P Teegrap St Srger iston Longstanton PR o iers P Te aggon orses P Te ottenam Srger Walking Range m ig Street SopsSerices Dentist s Stop Site Primar Scoo aptist rc Te ottenam b 0 to 1200 iage oege Librar Te eers P Te entre Scoo 1200 to 2000 o-op oodstore Sports entre Ladbird Pre-scoo ommnit entre Pagrond Sports Socia b etodist rc rsing ome road Lane ndstria Estate Te op ind P Teegrap St Srger o iers P Te aggon orses P Te ottenam Srger ig Street SopsSerices Dentist s Stop

TEP September 2017 Land at Rampton Road - Design and Access Statement 19 3.7 Ground Investigation 3.8 Utilities 3.9 Flood Risk

A phase 1 ground investigation report was commissioned An Anglian Water Foul rising sewer main runs across the The Application Site is in Flood Zone 1 and is considered to The surface water generated by the development will identifying that the land has only been recorded as Application Site from east to west between the recreation be at low risk from fluvial, tidal and surface water flooding. therefore be restricted and generate a storage requirement agricultural land, with the absence of any other historical land ground and the southern boundary of Rampthill Farm. An outline drainage strategy is proposed to ensure the during extreme events. SuDS features are considered as usage. Gravity surface and foul sewers are located under Rampton Proposed Development does not increase flood risk part of the preliminary design and could aid attenuation The report recommends intrusive investigation prior to any Road to the west of the Application Site. downstream or in the surrounding area. In terms of surface requirements. There is ample room on site to accommodate development being undertaken on site to: water drainage, further works will confirm the suitability of attenuation basins that can be integrated into the surrounding An overhead 11kv line runs across the north western corner infiltration as part of the surface water drainage strategy. open space as green features. ■■ analyse the soils for potential contaminants; of the application site from Rampthill Farm to the northern boundary of Les King Wood, adjacent the catch water drain. The Old West Internal Drainage Board has identified that ■■ determine the surface ground conditions for foundations; there is “no residual capacity to accept direct discharge from An 11kv underground cable enters the extreme western edge ■■ provide a preliminary estimate of permeability for the design any new site” and therefore that any surface water discharge of the site on land that would remain as part of the recreation of soakaways prior to any development being undertaken would be required to be limited to 1.1l/s/ha. ground. on-site.

RAM PTON ROAD, COTTENHAM PRELIMINARY PROPOSED DRAINAGE STRATEGY PLAN OUR REF. HYD121 LEGEND

Site Extents 544000 544500 E Ordinary Watercourse 544000 544500

E Panning Appication ondar Panning Appication ondar EXISTING DRAINAGE INFRASTRUCTURE Tird Part Land Tird Part Land OvergroundOverground Utilities Utilities Foul Water (gravity) SecondarSecondar Sbstation Sbstation ood Poe or eread Line Foul Water (Rising Main) onnectionood Poe or eread Line 11 ereadonnection Line onnection 268000 268000 Underground Utilities11 eread Line onnection EXISTING DRAINAGE CONNECTIONS T penreac oint o 268000 268000 Undergroundo Seer anoe Utilities SUDS Foul Water 11 ndergrondT penreac abe Rote oint o T penreac ndergond Pant o Seer anoe Surface Water o Seer o Seer11 Rising ndergrondain abe Rote Lo otage ndergrond abe Rote SuDS Opportunities T penreac ndergond Pant ndergrond Eectricit abe Conveyance (Swales/Rills) irgin ediao - Dct Seer Trenc o Seer Rising ain Attenuation (Ponds/Basins) Lo otage ndergrond abe Rote ey Infiltration (Wetlands/Bio-filtration) Reprodced b permission o rdnance Sre on bea o er aests Stationer ice ndergrond Eectricit abe ron oprigt and database rigt 201 A rigts resered Crown copyright and database rights 2016 Ordnance Survey 100023205 Application Site Site Map irgin edia - Dct Trenc rdinar atercorse

Eisting Drainage nrastrctre o ater grait Reprodced b permission o rdnance Sre on bea o er aests Stationer ice o ater Rising ain ron oprigt and database rigt 201 A rigts resered Crown copyright and database rights 2016 Ordnance Survey 100023205 Notes: Site Map 140,000 Eisting Drainage onnections THIS DRAWING IS NOT A DRAINAGE 'DESIGN' IT IS A PRELIMINARY

Re Description Dran Approed Date DRAINAGE STRATEGY SHOWING INDICATIVE SEWER LOCATIONS. o ater NO HYDRAULIC SIMULATION OR ASSESSMENT OF THESE PROPOSALS Srace ater HAS BEEN UNDERTAKEN. enesis entre ircood Science Par arrington A 7 Te 012 00 e-mai teptepcom tepcom SUDS pportnities Proect PROPOSED POINTS OF CONNECTION TO THE EXISTING CULVERTS Rampton Road ottenam REQUIRE INVERT LEVELS TO BE ACCURATELY ESTABLISHED. Panning Re-sbmission oneance SaesRis Tite tiities Pan SURCHARGING OF THE PROPOSED OUTFALL WILL REQUIRE MODELLING

267500 267500 Attenation Pondsasins Draing mber TO SATISFY THE REQUIREMENTS OF UNITED UTILITIES ALONG WITH 0100 nitration etandsio-itration etres FULL HYDRAULIC ANALYSIS. © Crown copyright and database rights 2016 Dran eced Approed Scae Date © Crown copyright and database rights 2016 0 2 0 100 Ordnance Ordnance Survey 100023205 S D 1200 A 0102017 Ordnance Ordnance Survey 100023205 544000 544500 140,000 Fig 3.19 Existing Utilities Fig 3.20 SuDs Strategy

Re Description Dran Approed Date

Land at Rampton Road - Design and Access Statement TEP September 2017 20 enesis entre ircood Science Par arrington A 7 Te 012 00 e-mai teptepcom tepcom

Proect Rampton Road ottenam Panning Re-sbmission Revision: 2.0 Date: 28.07.16 Tite tiities Pan

267500 267500 Draing mber 0100 etres Dran eced Approed Scae Date 0 2 0 100 S D 1200 A 0102017 544000 544500 4.0 Design Evolution and Consultation

TEP September 2017 Land at Rampton Road - Design and Access Statement 21 ϽϽ 4.0 Design Evolution and Consultation

Figure 4.4, to take to pre-application discussion with SCDC. 4.1 Design Evolution The top option including Rampthill Farm potentially provides 254 dwellings; and the option below excluding Rampthill The development proposals have evolved through technical Farm provides 200 dwellings. These options were based on assessment and consultation. policy compliant schemes delivering 30 dwellings per hectare 1 1 The scheme has considered the existing land uses, (dph). expansion of the recreation ground and potential requirement Discussion also took place with the owners of Rampthill Farm 1 for future education expansion. in respect of involving the land comprising Rampthill Farm The design evolution sketches illustrated at Figure 4.1 as part of the development proposals. Two development provide an overview of how the scheme has evolved and the framework plans were produced (Figure 4.3) which detailed 2 key design aims taken forward in developing the illustrative two potential proposals. One including the land at Rampthill Farm and the second excluding it. These were further masterplan layout presented in figure 5.4. 2 detailed into potential masterplan options, illustrated at The starting point to the scheme development was a series Figure 4.4, to take to pre-application discussion with SCDC. of land use plans produced, as illustrated at Figure 4.2, which The top option including Rampthill Farm potentially provides considered potential areas for residential development, 254 dwellings; and the option below excluding Rampthill Green Links additional recreation land and education expansion. Farm provides 200 dwellings. These options were based on Land Use The main aim in developing the proposals was determining policy compliant schemes delivering 30 dwellings per hectare Green links connecting sports ground to Community 1 Potential educational land extension 1 the best solution for providing residential development (dph). Woodland. around an expanded recreation ground, thus providing 2 Sports pitches reconfiguration to create more regular New development framing sports ground, creating increased provision with natural surveillance and the shape in central location. 2 definition and natural surveillance potential for a future community hub to be developed 4.2 Pre-application Discussion encompassing Cottenham Sports and Social Club. Comments provided by the landscape and urban design Pre-application advice was sought from SCDC regarding officer suggested providing recreation provision adjacent Les the potential for both the 254 and 200 dwelling schemes on King Wood. However, we feel this would detach recreation the site based on a policy compliant scheme at a density of from the main hub of the Sports Club and avoid natural 30dph. 1 surveillance. The Proposed Development is at such a The development advice received from SCDC was positive low density that various schemes can be developed at the with a number of considerations provided which have helped detailed design stage which can meet expectations of the in the evolution of the design. These comprise: community and extant planning policies. ■■ reducing the applied density to 25 dph to ensure proposals The Proposed and Potential Future Connections sketch are in keeping with the existing countryside character; explores the potential for the recreation ground to be ■■ increasing the buffer from proposed dwellings to Les King 1 connected via the development access from Rampton Road 2 centred on a new village hub including Village Hall. This Wood; 3 could alleviate the issues faced by Cottenham Parish Council ■■ providing pedestrian and cycle links to the primary school in developing a new Village Hall since the existing access and recreation ground; and from Lambs Lane was a contributory factor in the refusal of their recent application. ■■ ensuring parking provision for 2 vehicle spaces per dwelling Access can be accommodated. Proposed and Potential Future Connections Discussion also took place with the owners of Rampthill Farm Connection to possible new education facilities from 1 1 Proposed connection to sports ground from Rampton Road. in respect of involving the land comprising Rampthill Farm Rampton Road as part of the development proposals. Two development 2 Access to Lambs Lane retained for emergency vehicles and framework plans were produced (Figure 4.3) which detailed as footpath and cycleway connection two potential proposals. One including the land at Rampthill 3 Potential for new village hub incorporating new access for car Farm and the second excluding it. These were further Fig 4.1 Design Evolution parking to village hall detailed into potential masterplan options, illustrated at

Land at Rampton Road - Design and Access Statement TEP September 2017 22 © Crown copyright and database rights 2016 Ordnance Ordnance Survey 100023205

KEY

Potential site boundary

Residential development Area

Potential school extension

Green open space

Playing fields

Community woodland

Play

Primary building Ordnancefrontage Ordnance Survey 100023205

Primary site access

Primary streets

Potential access to recreation ground

Informal footpaths

Landscape frontage to Rampton Road

Potential locations for drainage attenuation

Rampthill Farm land

Fig 4.2 Land Use Options Study

Potential Application Boundary Fig 4.3 Development Framework Options

Potential Education Land These matters were considered and following unsuccessful New Playing FIelds discussions with the owners of Rampthill Farm, the scheme was developed without that land. The illustrative proposals Existing Playing FIelds were amended to provide a smaller scale development of 154 dwellings at a density of 25dph. This proposal was then put Development Area forward for consultation with the local community. This resubmission provides for 137 dwellings at 23 dwellings Rampthill Farm SIte

per hectare thereby retaining the principles of the advice © Crown copyright and database rights 2016 and consultation comments received but adding increased Ordnance Ordnance Survey 100023205 recreation provision as a further positive social benefit to the Fig 4.4 Illustrative Plan Options community.

TEP September 2017 Land at Rampton Road - Design and Access Statement 23 4.3 Community Consultation

Community consultation was undertaken to enable the The exhibition boards were also available to view online to The majority of comments identifying concerns did not residents of Cottenham to comment upon the draft proposals, allow people who couldn’t make the event an opportunity to raise anything that would require changes to the illustrative which had evolved to the present the 154 dwelling scheme. view the proposal and provide feedback. masterplan design at the outline stage. Concerns related to detailed design matters which would be dealt with at the A consultation leaflet was delivered to 420 addresses 76 consultation responses were received that provided a reserved matters stage, subject to outline permission being within 500m of the Application Site and most affected by broad range of comments including support and objection granted. the development proposals seeking views on the proposed toward the Proposed Development. 24 responses were scheme, with a returnable freepost comments form provided. generally in support of the development, with the remaining Matters such as the detailed housing mix and tenure 52 identifying concerns or objections. would be for consideration via consultation with SCDC The leaflet and information were also provided online with at the reserved matters stage. Other concerns regarded an online feedback form allowing further opportunity for A Statement of Community Involvement document was accessibility to the recreation ground and potential alterations engagement. provided in support of the application (see report reference 5586.021). The document provides details of the feedback to the existing access at Lambs Lane are outside of the An exhibition was held at Cottenham Village Library on received from the local community and details the applicant’s Applicants control and would require further engagement Wednesday 14th September 2016 from 3:00pm until 8:30pm responses. The documents is still relevant in considering this with Cottenham Parish Council. allowing local people to come and discuss the proposals resubmitted application. with the design team representatives from Cambridgeshire

County Council and TEP. The event was publicised locally Fig 4.5 Public Consultation event at Cottenham Library through an advert in the Cambridge News, local flyers and online through the Cambridgeshire County Council and Cottenham Parish Council websites.

Fig 4.6 Public Consultation Boards

Land at Rampton Road - Design and Access Statement TEP September 2017 24 5.0 Design

Fig 4.5 Public Consultation event at Cottenham Library

TEP September 2017 Land at Rampton Road - Design and Access Statement 25 ϽϽ 5.0 Design

■■ respect easements to the existing sewer main, the 11kV ensure vehicular speeds on Rampton Road are controlled. 5.1 Development Description and 5.2 Development Framework overhead line and 11kv underground cables that cross the Detailed access arrangements are shown at Figure 5.3 on Approach site. the following page. The analysis of the Application Site and planning policy Further details of the access designs can be found in the The Development Framework and Illustrative Masterplan for the context has set the principles for the Development Transport Assessment (see document P16021 Transport site has been developed based on the baseline opportunities Framework in order to inform the Illustrative Masterplan. Assessment). Both access junctions and internal roads have and constraints, pre-application advice and public consultation The Development Framework identifies the principles of the Use and Amount been designed in accordance with national and local design responses. development, which is what planning permission is sought standards. for. The development will provide up to 137 new homes on 5.47 In order to develop a proposal which is sensitive and locally hectares of land at a density of 26 dwellings per hectare. A The following is a summary of key opportunities and responsive, the following demonstrates how the development mix of dwelling types is proposed ranging from 2-5 bedroom constraints for the development: has taken shape, incorporating the technical considerations units. The site is well located in respect of local amenities discussed in the previous chapters. and footpaths, within walking distance of all local services, This develops a simple set of design aims which outline Development Opportunities highlighting the sustainable nature of this particular location. the approach and conclude with a number of development The design has been developed around a strong network of The Proposed Development should take account of the principles formed by opportunities and constraints that shape green infrastructure and public open space. the Development Framework. This has been influenced by following opportunities: The Development Framework sets out the following land the SCDC District Design Guide, Cottenham Village Design ■■ provide new housing at approximately 26 dwellings per uses to be included on the site as follows: Statement and Building for Life 12 (BfL12) guidance, hectare;

The design approach aims to: ■■ provide vehicular access from Rampton Road;

■■ • provide a residential development that is sensitive to ■■ create a new 3m wide footpath cycleway through the site Land use Area (ha) Percentage (%) the local village in terms of scale, mass and density; creating connections to the recreation ground and Les King Residential development 6.02ha 38.3% area to include up to 154 ■■ increase recreation provision; Wood; dwellings and associated ■■ enhance the recreation ground; ■■ retain the urban fringe and woodland character of the site; access ■■ enhance local village identity and characteristics; ■■ provide public open space and new planting to the Open Space and green 6.88ha 43.8% development edge and along footpaths to provide a buffer infrastructure including ■■ respect the existing settlement edge and properties to the and enhance connections; retained trees and new south west; ■■ where possible provide sustainable drainage within proposed woodland, tree, shrub and ■■ enhance connections with Les King Wood and the recreation green space, with the use of swales and attenuation ponds; hedgerow planting, along ground, allowing a link to PRoW 56/4 to the north and also with sustainable drainage subject to Parish Council approval a potential link south ■■ enhance habitats and biodiversity; and access through the recreation ground to Lambs Lane; ■■ provide a range of housing types and tenures to benefit the Additional Recreation land 2.8ha 17.9% ■■ create a strong network of public open space and green local community; and provision infrastructure providing a buffer to the settlement edge and ■■ reflect the traditional architectural character of the local Total site area 15.7ha 100% enhancing connections; and vernacular in Cottenham. Table 5.1 Land Use Areas ■■ retain existing trees and hedgerows where possible.

Development Constraints Access The Proposed Development should take account of the following constraints: Vehicular access would be provided at the south west of the Application Site providing a link to Rampton Road. This ■■ retain existing trees and hedgerows and respect their root would take the form of a priority controlled T-junction to protection zones;

Land at Rampton Road - Design and Access Statement TEP September 2017 26 Planning Application Boundary

Residential development area

Potential education expansion

Green open space

Playing Fields

Community Woodland

Play

Green Links

Primary building frontage

Primary site access

Primary streets

Potential access to recreation ground

Informal footpaths

Landscape frontage to Rampton Road

Potential locations for drainage attenuation

Fig 5.2 Development Framework

TEP September 2017 Land at Rampton Road - Design and Access Statement 27 KEY SITE BOUNDARY (TAKEN FROM 2015-140/101) VISIBILITY SPLAY 2.4m x 160m

VISIBILITY SPLAY 2.4m x 90m

VISIBILITY SPLAY 2.4m x 120m NOTES 1. APPROPRIATE TACTILE PAVING TO BE USED AT DROPPED CROSSINGS, FOR 3m SHARED CYCLEWAY/ FOOTWAY

Proposed 3m shared cycleway/footway dependant on extent of highway boundary

R10m

Pedestrian/ cycle Proposed Gladman access access Future link for 30 potential primary school expansion 60 2m 5.5m 3m Reproduced by permission of Ordnance Survey on behalf of Her Majesty's N Stationery Office.

© Crown copyrightPotential and database rights 2016 Ordnance connection to Genesis Centre, Birchwood Science Park, Warrington WA3 7BH Fig 5.3 Proposed Vehicular Access existing path Tel 01925 844004 e-mail [email protected] www.tep.uk.com Verge to be provided behind 3m Project shared cycleway/ footway to Rampton Road, Cottenham Land at Rampton Road - Design and Access Statement maintain visibility splay TEP September 2017 28 Title Proposed Access Arrangement

Drawing Number N D5586.01.002 00 10 20 40

Drawn Checked Approved Scale Date NOT TO SCALE AJG DW DW 1:1250 @ A3 02/10/2017 12

8 5.3 Illustrative Masterplan Green Open Space (1.5ha / 3.7 acres) The Illustrative Masterplan shown at Figure 5.4 provides an indication of what the development could look like and sets out the key principles that it will seek to adopt. It shows densities across the site, illustrating building scale and the appearance of the development both in terms of its architecture and landscaping. The purpose of the Illustrative Masterplan is to provide a Potential School Land template for the detailed design stage of reserved matters (2ha / 4.9 acres) 10 applications. It sets out the key urban design principles that 8 the development will seek to adopt.

The following plans and images explain the components of Les King Wood Green the Illustrative Masterplan. (5.1ha / 12.60 acres) 9 Space 7 6

KEY:

Planning Application Boundary 13 Proposed residential development 1 Proposed landscaping Rampthill Farm Recreation land currently leased to Parish Council (1.6ha / 3.9 acres) Recreation Ground Access points from Rampton Road into development inclusive of 3m 1 5 Primary School footpath cycleway. 2 11 Rampton Road 2 Improved shared footpath cycleway on Rampton Road. Recreation Provision Dwellings fronting Rampton Road. 3 1 (2.8ha / 6.9 acres) 4 Potential road link to the recreation ground. 5 Recreation provision (2.8 hectares) allowing for additional football pitch. Illustrative plan details 5 full size FA standard football pitches, 1 Rugby Pitch, Cricket Oval and Square. 4 6 Green Space and Potential Sustainable Drainage System (SuDS). 3 7 Play Area, Locally Equipped Area for Play (LEAP) Allotments (1.7ha / 4.2 acres) 8 Possible locations for drainage attenuation pond. 9 Footpath cycleway link between development and Les King Wood. Improved accessibility for all around Les King Wood. Future proofed road, footway and cycle access to potential land for 10 Lambs Lane education expansion.

11 Potential for shared cycleway footpath link to Lambs Lane. N 12 Potential future link to PRoW running alongside Cottenham Lode.

Fig. 5.4 Illustrative masterplan

TEP September 2017 Land at Rampton Road - Design and Access Statement 29 Access Mix, Density and Storey Heights Appearance

The proposed road system includes vehicle access from The illustrative proposals show an indicative mix of dwelling Although matters of appearance are reserved the Rampton Road. This shows the two priority controlled types at 26 dph comprising, 2, 3, 4 and 5 bedroom semi- architecture of the Proposed Development would seek to accesses serving the site, this form of junction being the detached and detached dwellings. Dwellings will mainly be be in keeping with the existing character and vernacular of most commonly used to access residential developments. 2 storeys high with some 2.5 storey dwellings providing a Cottenham. The Cottenham Village Design Guide sets out Providing two accesses will not only ensure that the site can feature or highlight to key vistas and corner plots. building guidelines which identify the encouragement of high be safely accessed whilst maximising permeability, but will quality, contemporary architecture. Envisaging imaginative also provide a degree of ‘futureproofing’ in capacity terms and original design being able to extend and renew the should either or both accesses be used to access Cottenham Layout distinctive character and traditions of Cottenham’s built Primary School should it be expanded. The layout of the Proposed Development is in keeping with environment. In acknowledging this the building guidance details that new developments should acknowledge their The proposed access will have 5.5m wide carriageway SCDC Development Guidance and includes: Cottenham context and avoid pattern-book designs. with2m wide footway on the north side and 3m wide shared ■■ a clearly defined and effective road hierarchy; footpath cycleway on the south sides. A 10m corner radii is proposed at each access, these dimensions being compliant ■■ provides links to open space, landscaping and footpath Open Space Strategy and Green Infrastructure with the standards set out in CCC’s Design Guide. It is networks; however acknowledged that the corner radii proposed are ■■ larger dwellings sited on the Rampton Road frontages and The open space and green infrastructure within the built greater than the dimensions suggested in the guide due to entrance to the Proposed Development; development will sit as an integral part of the framework and the local distributor nature of Rampton Road. is key in creating a high quality landscape setting. Existing ■■ smaller housing sited within the body of the Proposed trees and hedgerows will be retained and enhanced to The above dimensions will ensure an allowance is made for Development; improve the current offering which is of average quality. the largest vehicles expected to regularly access the site, ■■ dwellings positioned and arranged to safeguard privacy, A landscape buffer will form the boundaries between the such as refuse collection vehicles, to do so in a safe manner freedom from overlooking or visual dominance and recreation ground and possible land reserved for primary without disruption to other road users and without over- adequate day lighting and sunlight; education expansion protecting views and providing a robust designing (i.e. a wider carriageway or greater corner radii). green edge. Buffer planting and sensitive offsetting to ■■ where the Proposed Development abuts existing rear existing dwellings will also ensure proposals are sensitively gardens the back to back distance between houses is not integrated with the surroundings. Footpath and Cycle Routes less than 25 metres; The network of green infrastructure and public open space A new footpath cycleway could connect the northwest corner ■■ where a principal window of a habitable room faces the creates linear links to Les King Wood and the recreation of the site to Lambs Lane. The footpath cycleway could pass blank wall of an adjacent dwelling, the distance between ground, strengthening footpath and cycle access. along the northern boundary, adjacent to and providing the dwellings is at least 12 metres; access to Les King Wood, and along the eastern site ■■ all dwellings are provided with a private garden area in boundary. This possible 3m wide shared footpath cycleway accordance with the area requirements; Drainage could connect to the eastern boundary of the site, providing access to the land that might be needed for potential future ■■ private gardens will be screened from public areas by The outline drainage scheme envisages a combination expansion of primary capacity in the village. It could then the erection of walls or close boarded fences at least 1.8 of Sustainable Drainage System (SuDS) measures and follow the eastern boundary of the recreation ground within metres high; attenuation to deal with surface water run-off from the the Parish Council’s control to reach the Lambs Lane development. Attenuation ponds can be effectively ■■ proposals take into account the need to accommodate integrated into the open space provision to provide access to the Recreation Ground. The co-operation of the changes in levels in relation to distances between biodiversity opportunities and link to informal footpath routes. Parish Council would be necessary to deliver this proposal. buildings/boundaries; and The Applicant is willing to provide funding to upgrade the Foul drainage would connect to the existing network under ■■ where appropriate, the Proposed Development reflects existing path to a shared footpath cycleway which will likely Rampton Road. require widening to 3m and improvements to the surfacing, existing informal groups of buildings and maintains signage and lighting. This could enhance walking and cycling existing building lines. connections to Lambs Lane and the amenities along the ■■ eastern section of High Street, as well as providing a safe connection to Cottenham Primary School from parts of the development.

Land at Rampton Road - Design and Access Statement TEP September 2017 30 N N N

© Crown copyright and database rights 2016 © Crown copyright and database rights 2016 © Crown copyright and database rights 2016 Ordnance Ordnance Survey 100023205 Ordnance Ordnance Survey 100023205 Ordnance Ordnance Survey 100023205

Fig 5.5 Access and Road Hierarchy Fig 5.6 Foot and cycle routes Fig 5.7 Open Space and Green Infrastructure

Primary route 3m wide foot and cycle ways Landscape buffer to community woodland Secondary and tertiary streets Footpath routes Landscape screening to Ramton Road

Green Links through the development

Public Open Space

Community Woodland

TEP September 2017 Land at Rampton Road - Design and Access Statement 31 Fig 5.8 Illustration of proposed development

Land at Rampton Road - Design and Access Statement TEP September 2017 32 ϽϽ 6.0 Conclusion

The design and access principles of the Proposed Access existing site boundaries is proposed and the specific details Development have been informed through consideration of the location and species mix would be confirmed as part of of the Application Site, its context and local character. Vehicular access would be provided at the west of the the reserved matters. The illustrative design principles have been informed by Application Site providing a link to Rampton Road through the supporting technical assessments which identify the two priority controlled T-junctions to ensure vehicular Proposed Development would not give rise to any significant speeds on Rampton Road are controlled. Summary adverse material planning impact. The Illustrative Masterplan details internal street layouts The Proposed Development would be in keeping with the The majority of the design elements detailed in this serving groups of dwellings; these would be confirmed as development principles of the surrounding area forming a statement are largely for illustrative purposes. The following part of the reserved matters design. natural extension to the existing settlement. parameters, as shown on the Development Framework Pedestrian and cycle access would be provided via 3m The Proposed Development is compliant with national and and against which the proposals would be secured, are as shared access into the development. local planning policies relating to design. follows: The Illustrative Masterplan details internal street layouts The Proposed Development would deliver much needed serving groups of dwellings; these would be confirmed as market and affordable housing to meet the objectively Planning Application Boundary part of the reserved matters design. assessed housing needs of South Cambridgeshire District, providing high quality homes to meet local needs in a manner The Application Site area put forward is 15.7ha. that can achieve sustainable growth. Layout, Scale and Appearance The Proposed Development represents sustainable Use and Amount The layout, scale and appearance of the Proposed development with the benefits (delivering needed housing, Development are reserved matters. including affordable housing) outweighing any adverse The developable residential area put forward is effects assessed and identified within the supporting approximately 6.02ha for residential development of up to technical reports. 137 dwellings and associated access. Landscaping

Landscaping is a reserved matter. Mitigation in the form of tree and hedgerow planting, and enhancement of the

TEP September 2017 Land at Rampton Road - Design and Access Statement 33 Land at Rampton Road - Design and Access Statement TEP September 2017 34