DEVELOPMENT MANAGEMENT COMMITTEE 18 NOVEMBER 2019

Case No: 18/00958/FUL (FULL PLANNING APPLICATION)

Proposal: HYBRID PLANNING APPLICATION COMPRISING: 1) APPLYING FOR OUTLINE PLANNING PERMISSION FOR THE ERECTION OF 38 CUSTOM/SELF BUILD HOUSES WITH ROADS, SERVICES, ATTENUATION POND AND INFRASTRUCTURE; AND 2) FULL PLANNING PERMISSION FOR THE ERECTION OF 5 CUSTOM/SELF-BUILD SHOW HOUSES WITH SALES CENTRE & CAR PARKING FOLLOWING DEMOLITION OF FACTORY AND OFFICES.

Location: POTTON LTD ELTISLEY ROAD GREAT GRANSDEN SANDY SG19 3AR

Applicant: POTTON KINGSPAN GROUP PLC

Grid Ref: 527013 256247

Date of Registration: 02.05.2018

Parish: GREAT GRANSDEN

RECOMMENDATION

RECOMMENDATION - APPROVE subject to the prior completion of a Section 106 obligation relating to an off-site contribution for affordable housing, provision of open space and maintenance contribution, wheeled bins, Waresley & Gransden Woods SSSI mitigation and subject to conditions

OR

RECOMMENDATION – REFUSE in the event that the S106 Agreement referred to above has not been completed and the applicant is unwilling to agree to an extended period for determination, or on the grounds that the applicant is unwilling to complete the agreement necessary to make the development acceptable in planning terms.

This application is referred to the Development Management Committee (DMC) as, in accordance with the scheme of delegation, it involves the payment of financial contributions of more than £100,000 towards off site affordable housing. Both the officer and Great Gransden Parish Council’s recommendation for the proposals is one of approval.

1. DESCRIPTION OF SITE AND APPLICATION

1.1 This application site is located to the north of the village centre of Great Gransden and sits to the west of Eltisley Road. The roughly L-shaped 3.2 ha site currently comprises the Kingspan Potton factory site and offices, which are to be relocated. There is currently 7,380sqm of office and production floorpsace at the site comprising a range of industrial and commercial buildings of varying types and ages with open hard surfaced areas. The site has a frontage with Eltisley Road of approximately 146 metres and a depth of 240 metres. The site slopes from the north east corner to the south west corner, with a fall of around 4.5 metres.

1.2 To the south of the site is the village of Great Gransden whilst to the north is an existing employment area (Highbury Fields) and agricultural fields. Along the frontage of the site with Eltisley Road there is an established group of trees at the northern end. To the rear of the existing car park there is a leylandii hedge with sporadic trees along the northern edge behind this. Along the western and southern boundaries there is some existing and developing planting, although within the site itself there is limited established vegetation.

1.3 The site is currently served by two points of access onto Eltisley Road, which provide an ‘in’ and an ‘out’ for HGV’s.

1.4 Kingspan Potton self-build homes is a leading manufacturer of pre- fabricated kit houses and timber frame systems. The business was established in the 1960’s and in the 1970’s the production facilities were developed at Great Gransden. The management of the business including the marketing and sales moved to the site in Great Gransden in 2005, when new offices were opened. The application site currently provides employment to 110 people.

1.5 With the growing economy and order books, the business has reviewed the scope to increase production at Great Gransden and efficiency savings, but the opportunities are limited due to site constraints (size and shape). The company has therefore decided to relocate the current Great Gransden operations and is considering relocation sites that will enable the current workforce to be retained.

1.6 The application has been submitted as a hybrid proposal for outline planning permission of 38 custom-build /self-build houses with roads, services, attenuation pond and infrastructure and full planning permission for the erection of five custom-build /self-build show houses with sales centre and car parking, following demolition of the existing factory and offices on the site (Potton Kingspan premises). For confirmation, full approval is sought for means of access into the site and overall plot layout for the outline element of the application proposals.

1.7 For the duration of the site development, the current office on the site frontage will be retained to facilitate overseeing the site works. In the final phase of the development the office building will be demolished to make way for plots 41 and 42. The show house complex will be retained after the completion of the wider site and will be used to demonstrate both Potton’s product range and provide workshops and seminars to help custom and self-builders through the process on other future development sites.

1.8 Details relating to the appearance, landscaping, scale and layout within the plots of the custom -build / self-build dwellings would be considered in subsequent reserved matters submissions for each plot.

1.9 The proposed show house element of the proposals facility will over time replace the current showhouse centre and self-build academy at Mill Lane in St Neots and will support bringing forward the custom/ self- build proposals on the rest of the site.

1.10 The application is supported by the following documents: • Topographical plan • Photographic record of buildings to be demolished • Site location plan • Proposed overall site layout plan • Proposed site layout plan for proposed showhouses and sales centre • Proposed floor plans and elevation details for showhouses and sales centre • Planning, Design and Access Statement • Highway Statement (MTC Engineering) • Flood Risk Assessment (M-E-C) • Geo-environmental Desk Study (M-E-C) • Noise Impact assessment (Mas Environmental) • Preliminary Ecological Assessment (Conservation Constructions) • Follow up further Ecological information (Green Environmental Consultants) • Biodiversity net gain report and calculator (Green Environmental Consultants) • Tree Survey (Arbtech) • Financial Viability Appraisal and Affordable Housing Statement • Planning, Design and Access Statement • Design Guide • Detailed off-site highway works plans

1.11 In accordance with the Self-Build and Custom Build Act 2015, public authorities must maintain a register of individuals who wish to acquire serviced plots of land to bring forward self-build and custom-build housebuilding projects and places a duty on public authorities to have regard to those registers in carrying out planning and other functions. The Act also places a legal duty on authorities to grant sufficient development permission to meet the demand for self-build and custom- build in its area. As of October 2019, there are 201 people on the HDC self-build and custom-build register.

1.12 The current application proposes an initial phase of show houses, quickly followed by the installation of roads, strategic planting around the site boundaries and creation of open space. The serviced plots will then be sold with the purchasers then submitting reserved matters detailing the plot specific access, layout, appearance, scale and landscaping.

1.13 During the lifetime of the application there have been negotiations on design matters (discussed later in this report). Revised details and information have been submitted and re-consultation has been undertaken accordingly with all relevant consultees.

1.14 With regard to the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 the development does not meet the relevant thresholds or criteria to require a detailed screening opinion. The development is therefore not considered to be EIA development.

2. NATIONAL GUIDANCE

2.1 The National Planning Policy Framework (19th February 2019) (NPPF 2019) sets out the three objectives - economic, social and environmental - of the planning system to contribute to the achievement of sustainable development. The NPPF 2019 at paragraph 10 provides as follows: 'So that sustainable development is pursued in a positive way, at the heart of the Framework is a presumption in favour of sustainable development (paragraph 11).'

2.2 The NPPF 2019 sets out the Government's planning policies for (amongst other things): • delivering a sufficient supply of homes; • achieving well-designed places; • conserving and enhancing the natural environment; • conserving and enhancing the historic environment.

2.3 Planning Practice Guidance is also relevant and a material consideration.

For full details visit the government website National Guidance

3. PLANNING POLICIES

3.1 Huntingdonshire's Local Plan to 2036 (Adopted 15th May 2019) • LP 1 Amount of development • LP 2 Strategy for Development • LP 3 Green Infrastructure • LP 4 Contributing to Infrastructure Delivery • LP 5 Flood Risk • LP 6 Waste Water Management • LP 9 Small Settlements • LP 11 Design Context • LP 12 Design Implementation • LP 14 Amenity • LP 15 Surface Water • LP 16 Sustainable Travel • LP 17 Parking Provision and Vehicle Movement • LP 24 Affordable Housing Provision • LP 25 Housing Mix • LP 30 Biodiversity and Geodiversity • LP 31 Trees, Woodland, Hedges and Hedgerows • LP 34 Heritage Assets and their Settings • LP 37 Ground Contamination and Groundwater Pollution

3.2 Supplementary Planning Documents (SPD) and Guidance: • Huntingdonshire Design Guide SPD 2017 • Huntingdonshire Townscape and Landscape Assessment SPD 2007 • Developer Contributions SPD 2011 • Cambridgeshire Flood and Water SPD 2017 • Huntingdonshire Tree Guidance Note 3 • Noise Policy Statement for England (NPSE) 2010 • British Standard 8233: 2014 ‘Guidance on Sound Insulation and noise reduction for buildings’ • Huntingdonshire District Council Annual Monitoring Report Part 1 (Housing) (October 2019) • December 2018 Annual Monitoring Review regarding housing land supply. • RECAP CCC Waste Management Design Guide (CCC SPD) 2012

Local For full details visit the government website Local policies

4. PLANNING HISTORY

4.1 Various applications associated with the use of the site by Potton Homes, the most pertinent to the current proposals are set out below:

4.2 02012903OUT – Erection of office building and formation of product display area – Permitted 21.01.2003.

4.3 0500338REM – Approval of siting, design and external appearance for the erection of office building – Permitted 24.03.2005.

4.4 0801113OUT – Formation of product display area – Permitted 24.07.2008.

4.5 0901026FUL – Retention of temporary marquee structure – Permitted 24.03.2010. 4.6 1001359FUL – Erection of extension to workshop/store building within existing commercial premises – Permitted 08.10.2010.

4.7 1001360FUL – Erection of a first floor office extension for existing single storey building within existing commercial premises – Permitted 08.10.2010.

4.8 17/70138/PENQ - Demolition of industrial and office buildings and the development of 40 custom self-build housing units with road.

4.9 17/70174/SCRE – Screening opinion for Demolition of industrial and office buildings and the development of 40 custom self-build housing units with road – Response that the proposals are not EIA development 08.09.2017.

5. CONSULTATIONS

5.1 Great Gransden Parish Council (PC) (10.06.2018 – copy attached): PC unanimously resolved to recommend approval of this application as it is sustainable development under the NPPF; develops a brownfield site; retains a commercial use; comprises a small site providing a range of opportunities for small builders and those commissioning their own homes; there are a proportion of smaller plots as shown on the site layout plan; site is within the village envelope; proposals reflect the character of the village with a mix of housing and reduction in noise and traffic and the density of development is more rural than urban. It was however noted that there are drainage issues which need looking at carefully as well as the appearance of the footpath.

5.2 Great Gransden Parish Council (07.10.2019 – copy attached): Further additional comments – the attenuation pond may have been improved with the size increased, but the destination of where the water ends up needs to be looked at. The attenuation pond is to feed into the drainage ditch alongside Park Riddy. The plans detail the description of the culvert at the southern end but do not mention the different pipe size when the culvert was made wider. This already gives the problem of flooding over the path as the water is held up due to restricted flow. If the release to the ditch from the attenuation pond is matching the existing, there will still be flooding along the Riddy during wet times. In addition, the drainage detail given for the proposed pipe along the proposed footway to the East of Eltisley Road means that more water will arrive at the culvert under Fox Street to the village drainage system. This has a partial blockage where the old pump used to be at the corner of Fox Street and West Street which puddles excessively in wet weather. The attenuation pond may well take care of the drainage on the site, but the problems elsewhere as detailed above will also need to be addressed.

Officer note: In response to the above PC comments, the agent has confirmed that in relation to flooding over The Riddey Path, the engineer has highlighted the attenuation pond reduces the discharge from the site by 30% when compared to the existing brownfield runoff rate and coupled with additional greenspace (gardens, landscaping and open space) and the requirement to attenuate up to a 1 in 10 year storm event plus climate change, the proposed development will provide a noticeable betterment over the existing situation which will reduce the intensity of flows into the watercourse and should help alleviate the downstream issues. In addition, the LLFA have requested a condition requiring the submission of a surface water strategy and infiltration testing, thus the full technical details will be secured by condition. With regard to the proposed footway to the east of Eltisley Road, these works will require specific approval from the County Council under a Section 278 Agreement and will be addressed at a later stage.

5.3 Cambridgeshire County Council as LLFA: The proposals demonstrate that surface water from the proposed development can be managed through the use of a basin to store and attenuate runoff. This will either discharge to ground (if infiltration testing finds favourable rates) or alternatively it will discharge to a watercourse to the south. No objections subject to conditions relating to infiltration testing, a detailed surface water drainage scheme and maintenance arrangements for the surface water drainage system.

5.4 Natural England: See advice regarding appropriate consideration of recreational pressure impacts through residential development to sensitive Sites of Special Scientific Interest (SSSI). 5.5 HDC Operations (bins): No objections -tracking for the waste collection vehicles is satisfactory.

5.6 HDC Operations (Open Space): No objections subject to securing open space and maintenance.

5.7 Cambridgeshire County Council Highways: The traffic generation with the proposal shows that there will be a reduction compared to the sites existing use. There will also be the removal of the industrial element (i.e. vehicles larger than a saloon car being removed), which would be a benefit. The proposed access meets the required standards in relation to geometry and vehicle to vehicle visibility and the connecting footway looks to be appropriate in standard and should be provided prior to any occupation of the development. The existing southernmost access to the site will no longer be required and should be removed and returned to highway verge, as it will no longer serve any purpose. No objections subject to conditions.

5.8 Cambridgeshire County Council Archaeology: No objections, subject to a condition securing a programme of archaeological investigation.

5.9 Wildlife Trust: Are satisfied that the submitted ecological assessment has confirmed that further surveys are not required and that the submitted biodiversity matrix results in the development creating a biodiversity net gain. However, there are concerns about indirect impacts off site on Waresely Wood SSSI and therefore a mitigation package has been prepared that will maintain the site as a strategic natural greenspace. A contribution of £14,559.80 has therefore been sought through a section 106 planning agreement to contribute towards site management costs of Waresley and Gransden Woods SSSI, which will be made prior to first occupation of the site to enable the implementation of phase 1 of the mitigation package before the new residents start to use the site.

5.10 Cambridgeshire Fire and Rescue: No objection subject to condition securing fire hydrants.

5.11 Anglian Water: No objection, subject to an informative relating to Anglian Water assets close to or crossing the site. 5.12 Environment Agency: The site is within Flood Zone 1. No comments on the submitted FRA and no objections subject to conditions relating to contamination, surface water disposal, protection of groundwater and informatives.

5.13 HDC Environmental Health: No objections subject to conditions relating to the submission of a noise assessment (given the adjacent Highbury Fields industrial estate) and site investigation regarding contamination.

5.14 HDC Trees and Landscape: Following receipt of amended plans, the proposals minimise adverse visual and landscape character impacts associated with the development. The proposals link to existing rights of way (Park Riddey PROW) and there will be new planting to the north west of the site to assist screening. No objections subject to conditions. With regard to the submitted Tree Survey, no objections subject to conditions.

5.15 HDC Urban Design: Following receipt of amended plans and an updated Design Guide, no objections subject to conditions.

5.16 HDC Conservation: This site is adjacent the conservation area. The redevelopment of this brown field site is unlikely to cause harm to the conservation area.

5.17 Natural England – See advice regarding Impact Risk Zones for SSSI’s across Cambridgeshire.

6. REPRESENTATIONS

6.1 Three representations have been received which object to the proposed development. Concerns include the following: • Proposals make no provision for affordable housing (should be 40%) • Concerns regarding the site becoming a building site for many years • Will lead to a strain on infrastructure including school, doctors, sewage and roads.

6.2 Officer response: In response, the proposals provide for an off-site contribution towards affordable housing and a condition is proposed relating to the submission of a CEMP (construction environmental management plan) which will need to include details of working hours, delivery times, access routes etc to protect residential amenity. With regard to concerns relating to a strain on infrastructure, the LLFA and County Highways have raised no objections to the proposals. The scale of the proposed development falls below the threshold identified in the Developer Contributions SPD (2007) which would trigger specific contributions toward education and school provision and health services.

7. ASSESSMENT

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

7.2 As set out within the Planning and Compulsory Purchase Act 2004 (Section 38(6)) and the Town and Country Planning Act 1990 (Section 70(2)) in dealing with planning applications the Local Planning Authority shall have regard to have provisions of the development plan, so far as material to the application, and to any other material considerations. This is reiterated within paragraph 47 of the NPPF (2019). The development plan is defined in Section 38(3)(b) of the 2004 Act as “the development plan documents (taken as a whole) that have been adopted or approved in that area”.

7.3 In Huntingdonshire the Development Plan consists of: • Huntingdonshire Local Plan to 2036 • Cambridgeshire & Peterborough Minerals and Waste Development Plan Core Strategy • St Neots Neighbourhood Plan • Godmanchester Neighbourhood Plan • Huntingdon Neighbourhood Plan • Houghton and Wyton Neighbourhood Plan

7.4 The statutory term 'material considerations' has been broadly constructed to include any consideration relevant in the circumstances which bears on the use or development of land: Cala Homes (South) Ltd v Secretary of State for Communities and Local Government & Anor [2011] EWHC 97 (Admin); [2011] 1 P. & C.R. 22, per Lindblom J. Whilst accepting that the NPPF does not change the statutory status of the Development Plan, para 2 confirms that it is a material consideration and significant weight is given to this in determining applications.

7.5 The main issues to consider in assessing this application are whether there is any conflict with Development Plan policies. If there is any conflict, whether the application can be considered to be in accordance with the Development Plan when taken as a whole. If the application is not in accordance with the Development Plan, whether there are any material considerations, including the NPPF (2019), which indicate that planning permission should be granted. With this in mind the following issues are assessed below: • Principle of Development; • Design and layout; • Landscape and Visual Impact, including trees; • Housing mix; • Residential Amenity; • Open space; • Ecology; • Heritage assets; • Accessibility, parking and the impact on highway safety: • Flood Risk and Drainage; • Fire hydrants; • Infrastructure Requirements and Planning Obligations.

The Principle of Development: 7.6 In terms of national planning policy, paragraphs 59 and 61 of the NPPF seek to significantly boost and deliver a wide choice of homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities. It is noted that the size, type and tenure of housing needed for different groups in the community should be assessed and reflected in planning policies, including for people wishing to commission or build their own homes.

7.7 In accordance with the 2015 Act, Huntingdonshire District Council maintains a custom and self-build register which currently has 201 people interested in serviced plots within the district. The provision of serviced plots meet the aims of paragraph 59 of the NPPF which seek to deliver a wide choice of homes, which in turn could significantly boost the supply of housing.

7.8 The site is located within Great Gransden, which is a Small Settlement as identified within Policy LP9 of the Huntingdonshire Local Plan to 2036. The supporting text to LP9 notes that “a proposal that is well located within a built-up area will be supported where the amount and location of development proposed is sustainable in relation to the level of service and infrastructure provided, opportunities for users to access everyday services and facilities by sustainable modes of travel including walking, cycling and public transport and the effect on the character of the immediate locality and settlement as a whole.” The application site is considered to be located within the built-up area of Great Gransden.

7.9 Policy LP25 of the Huntingdonshire Local Plan to 2036 explains that the Council will work with developers to address identified local requirements for self and custom-build homes as identified in the Huntingdonshire self and custom-build register.

7.10 The application site is not allocated for development within Huntingdonshire’s Local Plan to 2036. However, as part of the supporting work for the Local Plan, the Housing and Economic Land Availability Assessment 2017 (HELAA) analysed the application site and assessed its constraints as below: • A proportionate transport assessment will be required to demonstrate that safe, appropriate access can be provided from Eltisley Road and that any adverse offsite transport impacts can be adequately mitigated. • To the north of the site is an existing employment site with noise generating activities. To address potential noise issues a noise assessment and acoustic treatments will be required, ensuring an appropriate level of residential amenity. • The site's current use means there could be land contamination. A contamination risk assessment will be required, and any necessary remediation carried out. • The site's location on the edge of Great Gransden means that impact on the surrounding landscape is a development constraint. The site is relatively enclosed on all sides by mature hedges and includes a line of hedging running from north to south within the site along the western side of the car park. The design of any development proposal and its landscaping scheme should demonstrate how it will mitigate and minimise landscape impact, including retaining the existing screening referred to above. • Due to the presence of trees and hedgerows along the boundaries, there may be protected species existing on the site. An ecological survey should be undertaken, and development should ensure that any impacts on protected species are avoided, mitigated, or compensated for, and that opportunities are taken to enhance biodiversity. • This land was not assessed in the Detailed WCS. Taking a cautious approach it is assumed that some work may be necessary to ensure there would be no adverse impacts on the water supply and foul sewerage networks. A preplanning enquiry with Anglian Water Services will be required to confirm that these networks have capacity to accommodate development proposals at this site. • There is the potential for surface water flooding in the centre of the site. To address this issue, a flood risk assessment and drainage strategy will be required, to be produced in agreement with relevant bodies.

7.11 The HELAA confirmed that the site was considered suitable for low density residential development across a net developable area of 70% of the site, which resulted in an estimated capacity of 59 dwellings.

7.12 This application addresses the constraints at the site and these are detailed further on in this report.

7.13 As noted above, the Council have previously granted planning permission for a showhouse development on part of the site (as approved under application references 02012903OUT and 0801113OUT). It should be noted however that these previous permissions were not implemented and have now expired.

7.14 The applicants have confirmed that the proposals comprise self/ custom-build development and satisfy Sections 1 (A1) and (A2) of the Self-build and Custom Housebuilding Act 2015 (as amended). For clarification, Section 1(A1) of the Act states “self-build and custom housebuilding” means the building or completion by: a) individuals, b) associations of individuals or c) persons working with or for individuals or associations of individuals of houses to be occupied by those individuals. Section (A2) clarifies it does not include the building of a house on a plot acquired from a person who builds the house wholly or mainly to plans or specifications decided or offered by that person. In the case of these current proposals the plots will be sold to individuals and Potton will assist the plot purchasers by guiding them through the process of supplying kit homes to varying levels and specifications depending on the purchasers requirements. However, the plans and specifications will be decided entirely by the plot purchaser and the arrangement therefore complies with the definition of custom and self- build.

7.15 The existing site, whilst currently providing employment opportunities, is not within an Established Employment Area, as designated by the Huntingdonshire Local Plan to 2036. There are two other Established Employment Areas within Great Gransden (at Hardwicke Road and Sand Road industrial estates) which continue to provide for a range of employment uses in the locality. It should be noted that some employment opportunities will still be retained at the site associated with the show home element of the proposals.

7.16 Kingspan Potton have been exploring relocation options for the factory and the company is progressing site acquisition negotiations. No further details of the relocation site are available due to commercial sensitivities, but it is understood the relocation site is within the local area.

7.17 In conclusion, the proposed residential development for 38 custom/ self-build plots and 5 showhomes is therefore supported in principle in this location and for the form of development proposed, in accordance with the NPPF (2019) and Policies LP9 and LP25 of Huntingdonshire’s Local Plan to 2036, subject to the development being in accordance with other relevant policies.

The design and layout of the proposals: 7.18 Whilst the self and custom build element of the proposals have been submitted in outline form, the site-wide plot layout of the site is for determination at this stage.

7.19 The submitted Site Layout Plan (drawing reference 40901/001S) illustrates the proposed layout of the site with open space and other requirements, set around an internal loop road. The design guide includes example plot passport details. These plot passport details set out the building character for each plot and style, scale and palette of materials to be used as follows: • Extent of plot ownership; • Rear garden space (no build zone); • Front garden green space; • Driveway access for parking; • Car parking (hard surface); • Build zone of the dwelling; • Single storey build zones for some areas, where height is restricted to 1 storey; • Building line and closest proximity to highway edge; • Primary frontage for required surveillance; • Secondary frontage for required surveillance; • Rear façade zone as an interface for the garden with patio etc; • Suggested planted zone for planting, small shrubs and small trees; • Boundary type (with fence/ wall to match plot materials); and • Retaining features (if any retaining structure is required).

7.20 A materials palette is also included within the Design Guide, together with a section covering LPA ‘rules’ which details requirements for cycle storage, parking spaces, dimensions for garages, bin storage, boundaries, back to back distances and BRE guidance, all of which are set out within the HDC Design Guide (2017).

7.21 Plot passports for all the plots will be submitted for approval and secured by condition through the submission of an updated Design Guide.

7.22 It is proposed the plot purchasers will enter into a Design and Planning Agreement with Potton, who will be responsible for submitting the detailed proposals for the design, siting, appearance and landscaping of the individual plots, in accordance with the agreed design guide. The qualifying self-builder will also be required to enter contractual terms requiring construction on the plots to be commenced and completed within prescribed time limits.

7.23 Roads, services and structural landscaping on the site will be secured in accordance with the layout plan and will be coordinated and delivered by Potton.

7.24 The custom and self-build part of the site has an area of 2.8 hectares and the proposed dwellings would have a density of 16 dwellings per hectare. Given the location of the site on the edge of the village setting and the surrounding pattern of development, this density is considered to be acceptable and relates well to the character of the area. As set out by the applicant’s agent, custom and self-build sites do generally have a lower density of development due to different delivery arrangements as normally a housebuilder would undertake the groundworks with footings and floor slabs across an entire phase in one go, followed by the construction stage across all stages. This is all managed from a central sites manager office, welfare facilities and storage compound. As each self-build house will have its own manager, welfare facilities and store area, this will be a phase in its own right and will likely be on a different time line to adjoining plots. To practically achieve self-build development more space and a lower density of development is required.

7.25 It should be noted that whilst the size of the properties will be addressed by purchasers of the plots at reserved matters stage, if an average built footprint of 120 sqm is assumed per plot, this would equate to around a 35% reduction in the current building footprint on the site.

7.26 'Appearance', 'landscaping', 'scale' and ‘individual plot layout’ would be considered in detail as part of reserved matters applications for each plot, should outline permission be granted.

7.27 Detailed Urban Design comments have been discussed with the applicants during determination with regard to the layout proposed and ‘plot passport’ details which have been developed. Following receipt of amended plans and a revised design guide, HDC Urban Design have no objections to the proposals subject to conditions.

7.28 Refuse tracking has been submitted which demonstrates appropriate access can be gained to each of the properties.

7.29 With regard to the showhome elements of the proposals, it is considered that these will be well related to the proposed custom and self-build dwellings and will be screened by the existing hedgerow along Eltisley Road and proposed buffer planting at the northern boundary of the site. The impact of this development upon the surrounding countryside is therefore considered to be limited.

7.30 Overall it is considered that the submitted layout plan demonstrates that the quantum of development proposed could be satisfactorily accommodated within the application site and in a form which is acceptable. The proposal is therefore considered acceptable in this regard and the ‘appearance’, ‘landscaping’, ‘scale’ and ‘individually plot layout’ would be considered in detail as part of reserved matters should outline planning permission be granted.

7.31 The proposed development is therefore considered to comply with policies LP11 and LP12 of Huntingdonshire’s Local Plan to 2036.

Landscape and Visual Impact, including trees: 7.32 Great Gransden is located in the Claylands Landscape Character Area, as defined by the Cambridgeshire Guidelines. The Huntingdonshire Landscape and Townscape Assessment notes the South East Claylands contain extensive areas of high quality landscape, achieved through the combination of landform, established woodland and hedgerows, well managed farmland and attractive villages. The relative lack of settlement in the area, combined with the mature vegetation creates an intimate and tranquil landscape, which feels remove and has a strong sense of history. The smaller villages also contribute to the area’s serenity with their village greens.

7.33 The application proposals are supported by a Design Guide, layout plan, tree survey plans, arboricultural impact assessment plan, arboricultural method statement and tree protection plan. It is noted that none of the trees within the application site are protected by Tree Preservation Orders.

7.34 The supporting Arboricultural Impact Assessment plan (Arbtech) notes that twenty trees and a small group of trees will need to be removed to facilitate the proposals. These trees to be removed fall within category B (moderate quality and value - 16) and C (low quality and value - 4), whilst the group of trees to be removed fall within category C. There are no category A trees (those of high value) on the site or proposed for removal.

7.35 Some of the existing trees and hedging along the site frontage with Eltisley Road are to be removed as part of the proposals, but most will be retained to ensure appropriate screening. 7.36 The proposals include a new landscape buffer along the northern and western boundaries of the wider site and also within the parking area of the showhome site. Additional tree planting is proposed along the western boundary of the site, both on land within and adjacent to the site (on land within the applicants ownership).

7.37 The Council’s Landscape Officer has been consulted on the proposals and has confirmed that the proposed landscaping minimises any adverse visual and landscape character impacts. There are no objections subject to conditions to secure hard and soft landscaping.

7.38 Although there will be a loss of a number of trees to facilitate the development, it is considered that these losses will be mitigated by replacement planting of both trees and shrubs. These details will be submitted through the landscaping reserved matters.

7.39 The Council’s Tree and Landscape Officer has reviewed the Arboricultural information submitted and notes that following receipt of an updated Tree Survey and accompanying details, there are no objections and conditions can be imposed to secure tree protection.

7.40 The proposed development is therefore considered to comply with policy LP31 of Huntingdonshire’s Local Plan to 2036.

Housing mix: 7.41 In general, residential proposals should provide for a mix of sizes, types and tenures and accord with the Cambridge sub-region Strategic Housing Market Assessment (SHMA) 2013, which provides guidance on the mix of housing required for Huntingdonshire up to 2031. This gives broad ranges reflecting the variety of properties within each bedroom category and indicates a requirement for the following mix: up to 4% 1 bedroom homes, 16-42% 2 bedroom homes, 26-60% 3 bedroom homes and up to 30% 4 or more bedroom homes. However, it is noted in Policy LP25 of the Huntingdonshire Local Plan that housing mix can also be based on local assessments of housing need and demand. 7.42 The Huntingdonshire District Council Annual Monitoring Report (December 2018)sets out that the majority of people seeking plots for custom and self-build proposals are looking for four-bedroom dwellings (57% of respondents). 29% of those responding are seeking three- bedroom dwellings whilst 12% are seeking five-bedroom properties.

7.43 The current application proposals include a mix of three, four and five bedroom properties, as follows: • Two/ three bedroom – 5 (13%) • Three bedroom – 14 (37%) • Four bedroom – 12 (32%) • Four/ five bedroom – 3 (7%) • Five bedroom – 4 (11%)

7.44 Whilst the proposals slightly overprovide on the three bedroom properties, they generally comply with Policy LP25 regarding housing mix and the scheme responds to the local assessment of housing need and demand as set out within the AMR.

7.45 The requirements within policy LP25 of Huntingdonshire’s Local Plan to 2036 relating to accessible and adaptable homes are applicable to all new dwellings. This states that all dwellings should meet Building Regulation requirement M4(2) ‘accessible and adaptable dwellings’. These include design features that enable mainstream housing to be flexible enough to meet the current and future needs of most households, including in particular older people and those with some disabilities, and also families with young children. Homes meeting M4(3)(a) ‘wheelchair user adaptable dwellings’ include further design features so that homes are capable of simple adaptation to meet the needs of wheelchairs users. Policy LP 25 seeks a further uplift above the M4(2) ‘accessible and adaptable’ standard for a proportion of new dwellings unless site specific factors demonstrate achieving this is impractical or unviable. The starting point for negotiations for provision of M4(3)(a) ‘wheelchair adaptable dwellings’ is set at 9% for market dwellings. As this application is in outline for the self and custom build element of the proposals, with only access and layout details submitted for approval, a condition is therefore recommended to ensure that the submission of reserved matters applications comply with this policy. 7.46 The proposals are therefore considered to comply with Policy LP25 of the Huntingdonshire Local Plan to 2036.

Residential amenity: 7.47 The application is supported by a Noise Assessment (MAS Environmental) which considers the impact of the proposals in relation to noise arising from a number of light industrial uses to the north of the site. Noise monitoring equipment was installed to monitor existing conditions.

7.48 The report confirms that during quieter periods at the Potton Homes site and with no screening, noise from the jet washing of coaches, coach engines and some hand held tools is audible at the boundary of the proposed development site. At the closest point on the northern boundary, some noise breakout was also experienced including hammering and cutting from within an industrial unit further to the north. The noise affects the development site to varying degrees.

7.49 The submitted report recommends an additional site visit at reserved matters stage to consider noise post site clearance. This would allow any specific noise not identified by short term observations or longer term monitoring, due to masking noise from the Potton Homes site, to be assessed. It is noted this would not be an impediment to development but may require additional mitigation measures or layout changes to the site and/or to the closest dwellings. A proposed noise mitigation scheme accompanies the submission to provide screening from the metal fabrication (classic car restoration), fixed plant (Aquadistri) and other industrial noise that may affect residential amenity (coach washing and manoeuvres).

7.50 Policy LP14 of Huntingdonshire’s Local Plan to 2036 seeks to ensure that adverse impacts from a range of sources will be made acceptable through the proposal. These include noise, contamination and pollution amongst others.

7.51 HDC Environmental Health have reviewed the submitted noise assessment and agree that following the cessation of existing works at the application site, noise mitigation measures will be required to protect proposed future residents. A condition requiring the submission of a noise protection scheme has therefore been proposed. This is deemed necessary and will require reserved matters application(s) to be accompanied by a ventilation scheme to demonstrate how adequate ventilation and cooling will be achieved for dwellings without undermining the performance of the Noise Mitigation scheme once the final details of this are agreed.

7.52 The application is supported by a Geo-Environmental Desk Study (MEC) which explains that the site has generally been fields throughout mapped history until works appeared in 1974 and that widespread significant contamination is unlikely to be present at the site however localised sources of contamination such as tanks, the former substation, storage areas and a fuelling area have been identified. It is therefore recommended that post-demolition intrusive investigation in the form of a ground investigation is undertaken to confirm the risk posed to future site users and controlled waters from potential sources of contamination.

7.53 HDC Environmental Health have assessed the submitted geo- environmental desk study and have confirmed that they also agree that a Phase 2 intrusive land contamination ground investigation and risk assessment is required. These details can be secured by condition (site investigation, remediation scheme and reporting).

7.54 With regard to existing residents, the proposed layout plan indicates to the satisfaction of HDC Urban Design that the site can accommodate the proposed 38 self and custom build dwellings and 5 show houses in an arrangement which avoids an unacceptable detrimental impact upon the amenity of neighbours with regard to overshadowing or by way of being overbearing.

7.55 A condition securing an appropriate construction environmental management plan (CEMP) will be attached to any permission, in the interests of residential and visual amenity.

7.56 Overall, it is considered that the proposed use of the site would not have a significant detrimental impact upon the amenities of existing or future occupiers of the land subject to the imposition of conditions. In this regard the development is considered to accord with the NPPF (2019) and policy LP14 of Huntingdonshire’s Local Plan to 2036.

Open Space: 7.57 In accordance with Policy LP4 of Huntingdonshire’s Local Plan to 2036 and the Developer Contributions SPD (Part B) proposals are required to provide the development specific land for informal and formal green space.

7.58 Based on the submitted scheme which includes 38 dwellings of unknown size properties and the requirements of the Developer Contributions SPD, the development generates a requirement for in the region of 2000m2 of POS including 774m2 of continuous green space where children can stretch their legs and play. The submitted layout plan demonstrates that the full quantum of development could be accommodated to meet the requirement.

7.59 HDC Operations have been consulted on the proposals and raise no objections subject to securing the open space and its maintenance, noting that revised plans for the site now provide adequate green space.

7.60 As such, the on-site open space could be provided which complies with policy LP4 of Huntingdonshire’s Local Plan to 2036 and the Developer Contributions SPD.

Ecology: 7.61 Paragraph 170 of the NPPF (2019) states that ‘the planning system should contribute to and enhance the natural and local environment’ including by ‘minimising impacts on and providing net gains for biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures’.

7.62 The application is supported by a Preliminary Ecology Assessment (PEA), an addendum and Biodiversity Offsetting Calculations. The reports confirm that data searches have revealed one statutory protected site; Waresley Wood Site of Special Scientific Interest, approximately 997 m to the south-west and one non-statutory County Wildlife Site approximately 992 m to the west. The small area of woodland shown adjacent to the north boundary of the site is no longer present and has been replaced with rough grassland. There are no ponds on site but ponds occur in the search area, all of which are separated from the site by housing or farmland. The site is bounded by hedgerows, a priority habitat. The hedgerow along most of the south boundary is one of two that bounds a public footpath and there is also a ditch. The other hedgerows are of more variable quality. All the buildings on the site have been surveyed for evidence of bats, but none were found. Bird activity associated with the buildings also reflects site activity with only one swallow nest in one of the office buildings and feral pigeons in some of the open, timber buildings. The hedgerows in comparison are likely to be used by a variety of species and are valuable as commuting, foraging and nesting habitat. The report notes that the site is not considered suitable for reptiles or amphibians and whilst there is a seasonal ditch on the site, this is generally dry throughout the summer.

7.63 The submitted Ecological addendum confirms that following comments on the original site layout with regard to potential impacts on hedgerows and protected species, the scheme has been revised to take these issues in to account. With regard to hedgerows, the revised layout has repositioned the plots around the edges to ensure greater separation from the boundary, which will protect the hedgerow in the long term. The hedges on the western and partial northern boundaries are to be retained and much of the roadside (eastern) boundary will also be retained. This provides a green edge to almost the entire site boundary. With regard to bats, the southern hedgerow, with a parallel hedge and footpath between the two, forms a green corridor and the layout changes have removed nearly all the potential impacts on this corridor.

7.64 The completed Biodiversity Impact Calculator and accompanying report demonstrate that a net gain will be achieved on site.

7.65 Natural England have been consulted on the proposals and note that there are a number of SSSI’s across Cambridgeshire which are publically accessible and sensitive to the effects of recreational pressure. It is noted that whilst NE appreciates the need for LPA’s to give due consideration to existing Local Plan policy, NE advice is that risks to SSSI’s should be rigorously assessed and adverse impacts appropriately avoided and mitigated.

7.66 The Wildlife Trust have reviewed the submitted reports and are satisfied that there are no significant ecological constraints to the proposed development and that the proposals will be able to demonstrate a net gain in biodiversity. A condition is recommended to ensure the mitigation measures outlined in the Ecological Report (EDP Ltd: June 2017) are implemented together with a financial contribution toward site management costs (£14,559.80) at the Waresley and Gransden Woods SSSI being secured through a S106 agreement.

7.67 This contribution is considered to accord with the statutory tests in the Community Infrastructure Levy Regulations 2010 and paragraph 56 of the NPPF (i.e. it is considered that this contribution is necessary to make the development acceptable in planning terms, it is directly related to the development and it is fairly and reasonably related in scale and kind to the development).

7.68 Both the LLFA and Anglian Water offered no objection to the proposed development, subject to the imposition of conditions and informatives.

7.69 It is therefore considered that the impacts of the proposed development on biodiversity would be minimised such that it would not have a significant adverse impact on biodiversity and would ensure the provision of measures to achieve net gains. The proposed development would accord with paragraph 170 of the NPPF (2019) and policy LP30 of Huntingdonshire’s Local Plan to 2036.

Heritage Assets: 7.70 Paragraph 193 of the NPPF advises that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance.

7.71 Section 66 of The Planning (Listed Buildings and Conservation Areas) Act 1990,- in considering whether to grant planning permission for development which affects a listed building or its setting, the Local Planning Authority shall have special regard to the desirability of preserving the building or its setting or any features. Section 72 of The Planning (Listed Buildings and Conservation Areas) Act 1990, requires special attention to be paid to the desirability of preserving or enhancing the character or appearance of the conservation area. There is a statutory presumption and a strong one, against granting planning permission for any development which would fail to preserve the setting of a listed building or character and appearance of a conservation area. This should not be considered lightly.

7.72 The application site is not within or adjacent to any Conservation Area and is not located nearby to any listed buildings. However, the Great Gransden Conservation Area is located approximately 70m to the south of the application site.

7.73 HDC Conservation have been consulted on the proposals and have noted that whilst this site is adjacent the conservation area, its redevelopment is unlikely to cause harm to the conservation area.

7.74 CCC Archaeology have noted that the site lies in an area of archaeological potential, at the northern corner of the medieval/post- medieval core of Great Gransden bounded by West Street/Eltisley Road and Fox Street, as evidenced by the surviving 16th and 17th century listed properties lining West Street and Fox Street/East Street (eg. National Heritage List for England references 1290055, 1211323, 1211125). The medieval moated enclosure at Hall Park lies to the south-west (Cambridgeshire Historic Environment Record reference 00938) and the 14th century St Bartholemew’s Church lies to the south-east (CHER ref 10345). Previous archaeological investigations to the west of the church have revealed that the settlement is likely to have had even earlier origins, identifying a rare sunken-featured building thought to date to the Anglo-Saxon period, as well as pottery and other artefactual evidence indicating continuous usage of this site through the medieval and post-medieval periods (MCB19711, MCB20236). An archaeological watching brief carried out to the south- west of the proposed development at land off West Street identified archaeological features but no dateable artefacts (ECB1289, 11983), however substantial quantities of medieval pottery have previously been collected at shallow depths from garden topsoil at 39 West Street, and properties adjacent (02401). The proposed development area is additionally surrounded by extant remains of medieval ridge- and-furrow agriculture, surviving as earthworks in undeveloped land to the east and south (MCB26883, MCB26884), and examination of aerial imagery has revealed that cropmarks denoting the presence of curvilinear enclosures of as-yet unknown date also survive within the land parcel to the immediate west of the development redline area (MCB26890), with extensive areas of undated cropmarks of enclosures and trackways also visible further to the west and north-west (MCB26888, MCB26889). As such, they do not object to development from proceeding in this location but consider that the site should be subject to a programme of archaeological investigation secured through the inclusion of a condition.

7.75 The proposed development is therefore considered to comply with NPPF 2019 and policy LP34 of the Huntingdonshire Local Plan to 2036, subject to the imposition of the conditions suggested by consultees. As such, the proposal is considered to be acceptable with regard to the impact on heritage assets.

Accessibility, parking and the impact on highway safety: 7.76 Paragraph 108 of the NPPF (2019) advises that in assessing applications for development, it should be ensured that ‘appropriate opportunities to promote sustainable transport modes can be – or have been – taken up, given the type of development and its location’ and that ‘safe and suitable access to the site can be achieved for all users’, and that any significant impacts from the development on the transport network (in terms of capacity and congestion), or on highway safety, can be cost effectively mitigated to an acceptable degree. 7.77 Paragraph 109 goes on to state that development should only be prevented or refused on highway grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe.

7.78 Policy LP16 of Huntingdonshire’s Local Plan to 2036 encourages sustainable transport modes.

7.79 The main consideration (in terms of access and highway matters) is whether there would be any severe adverse impacts on highway safety or on the transport network, as a result of traffic flows arising from the proposed development. In determining whether the development would have severe residential cumulative impacts or adverse highway safety impacts, Cambridgeshire County Council (CCC) as Local Highway Authority has been involved in detail in the proposals.

7.80 The application is supported by a highways statement which explains that the site is accessed from Eltisley Road, which runs along the western boundary of the site, with two existing access points present. The southern access is primarily a delivery entry for the site, with numerous goods delivery vehicles including heavy goods vehicles/articulated vehicles, whilst the second access point to the north provides an access to the main area of staff car parking at the site and also an exit for delivery vehicles having entered the site at the southern access. Eltisley Road is subject to a 30mph speed limit along the site frontage (the change to national speed limit is located at the dwelling to the north). No footways are present along Eltisley Road along the site frontage or between the site and Fox Street, with an existing footway present on the eastern side of Eltisley Road from the point where thus becomes West Street (at the Fox Street junction). A public footpath runs in a westerly direction from Eltisley Road along the southern boundary of the site before turning to run in a southerly direction adjacent to the small watercourse that flows in a southwesterly direction to the rear of the agricultural land behind the dwellings fronting the western side of Eltisley Road/West Street. 7.81 As part of the current redevelopment proposals, there will be one vehicular access from Eltisley Road which will be located in the vicinity of the existing northern access point. A 2 metre footway will extend along the site frontage to the south and north from the access road, as illustrated on the proposed site layout plan. There is insufficient highway boundary available to continue the footway further south on the western side of Eltisley Road, thus to ensure adequate pedestrian connectivity to the services and facilities in central Great Gransden is available, a 1.8 metre wide footway connection will be provided south along the eastern side of Eltisley Road from the southern side of the layby, as shown on plan reference 2000-01. A 2 metre wide crossing point with dropped kerbs and tactile paving will be provided on Eltisley Road.

7.82 To deal with the existing drainage issues on Eltisley Road, the northern section of ditch along the highway verge will be culverted, with the existing 450mm pipe beneath the new development access extended northwards to the point where a new headwall can be created to the rear of the proposed footway. This 450mm diameter pipe will also be extended south beneath the proposed footway as far as the pedestrian access across the verge at the end of the recently regraded/excavated section of ditch.

7.83 The existing footway on the southern side of Fox Street will also be extended along the verge as a 1.8 metre wide footway, and new 2 metre wide crossings with tactile paving provided between this and the footway to the north on Eltisley Road and the footway which runs south along the western side of West Street. These details are shown on drawing reference 2000-02.

7.84 These highway works will firstly provide suitable pedestrian access from the application site into Great Gransden and secondly deal with the existing drainage issues at the Eltisley Road/Fox Street junction.

7.85 Whilst the submitted Highways statement notes that the show homes will subsequently become private dwellings, this assertion is incorrect. Confirmation has been received from the applicant’s agent that the show houses will be for commercial use and it is accepted this will be secured by condition.

7.86 No public rights of way will be affected by the proposals. Whilst a section of the Park Riddey Bridleway track adjoins the site to the south, the proposals will not affect this.

7.87 With regard to parking provision for the development, full details will be submitted and considered at the reserved matters application stage. It is however anticipated that the custom and self-build element of the proposals at the site can accommodate the maximum quantum of development sought with sufficient car and cycle parking provision. With regard to the showhome element an area for car parking is provided illustrating 22 spaces, which is considered to be acceptable.

7.88 CCC Highways have been consulted on the proposals and have no objections with regard to highway safety, subject to the imposition of conditions relating to: • Footway and cycle way surfacing details • Existing access to the south shall be closed and footway/ highway reinstated • Construction specification • Minimum access width • Details of future management/maintenance of the proposed streets within the development • Temporary facilities clear of the highway for construction period • Spaces laid out prior to occupation • Visibility splays • Kerb specification for junctions • Drainage measures • Site traffic management plan • Off-site improvement works completed

7.89 The above conditions are considered to meet the 6 tests in the NPPF in that they are: 1. Necessary; 2. Relevant to planning and; 3. To the development to be permitted; 4. Enforceable; 5. Precise and; 6. Reasonable in all other respects

7.90 County Highways have noted that the access proposed demonstrates suitable geometry and vehicle to vehicle visibility, in accordance with the speed of the road and for the development proposed. With regard to the proposed footway it is noted that this is appropriate in standard and should be provided prior to any occupation of the development.

7.91 In relation to detailed layout, County Highways have noted that the existing southernmost access to the site which will no longer be required would need to be removed and returned to highway verge, as it would no longer serve any purpose.

7.92 The availability of services/facilities in Great Gransden is noted. It is accepted that the proposed development would lead to an increase in private vehicle traffic generation, as it is anticipated that the majority of the future occupants of the proposed development would use private means of transport to access amenities located outside of Great Gransden.

7.93 It is considered that a safe means of access could be achieved for the development and the traffic generated by the proposal would not have a severe impact upon the highway network. Given the availability of services/facilities and employment opportunities in Great Gransden, coupled with the proximity of the services/facilities in St Neots (approximately 9.5 km to the northwest) and the status of the highway network in the vicinity, the proposed development, from an accessibility perspective is considered to be acceptable with reference to NPPF 2019 and policies LP16 and LP17 of the Huntingdonshire Local Plan to 2036, subject to the imposition of the conditions suggested by consultees.

Flood Risk and Drainage: 7.94 The application site is in Flood Zone 1 as confirmed by the SFRA 2017, which means it has a low probability of flooding. The application is supported by a Flood Risk Assessment as the site area is greater than 1 hectare. The proposed development will incorporate SuDS for the surface water drainage, designed to the 1 in 100 annual probability plus 30% allowance for climate change rainfall event, and limiting runoff to the greenfield runoff rate. The proposed construction and mitigation arrangements demonstrate a robust solution that will minimise the risk of flooding to the proposed development and its occupants, and ensure the proposals do not cause an increase to flood risk to the surrounding area.

7.95 Cambridgeshire County Council as the Lead Local Flood Authority (LLFA) have no objection in principle to the proposed development. The submitted FRA demonstrates that surface water from the proposed development can be managed through the use of a basin to store and attenuate run-off. This will either discharge to ground (if infiltration testing finds favourable rates) or alternatively it will discharge to a watercourse to the south. The LLFA have suggested conditions relating to infiltration testing, a surface water drainage scheme and maintenance arrangements together with various informatives.

7.96 Anglian Water have been consulted on the proposals and note that Waresley Water Recycling Centre has available capacity for flows and the sewerage system also has available capacity for flows. An informative is requested relating to Anglian Water assets and conditions have been suggested relating to the submission of a remediation strategy (contamination), surface water disposal and piling.

7.97 The proposals are therefore considered to be in accordance with Policies LP5 and LP6 of the Huntingdonshire Local Plan to 2036.

Fire Hydrants: 7.98 Cambridgeshire Fire and Rescue have requested that the provision of adequate fire hydrants is secured by condition. The imposition of such a condition is considered acceptable and would meet the statutory tests.

Infrastructure Requirements and Planning Obligations 7.99 Statutory tests require that S106 planning obligations must be necessary to make the development acceptable in planning terms, directly related to the development and fairly and reasonably related in scale and kind to the development. S106 obligations are intended to make development acceptable which would otherwise be unacceptable in planning terms. 7.100 Without prejudice to the eventual determination of the planning application, negotiations have been held with the applicant in order to determine the extent of the obligations required to make the development acceptable. These negotiations have been held in line with the advice within the Regulations and the outcome is summarised below.

7.101 The Developer Contributions SPD sets out within part 2 that in determining infrastructure needs, the Council and partners have had to translate dwelling numbers into population generation. This has been undertaken utilising the anticipated change in average household sizes. For the purposes of calculating the likely infrastructure requirements, the 2016 average household size has been used (2.25 people per household). With the application seeking permission for 38 dwellings this equates to (38 x 2.25) 85.5 people.

7.102 The planning obligations sought and agreed by the Applicant are summarised below. These obligations are all considered to meet the statutory tests and are compliant with relevant policies and the Developer Contributions SPD:

Affordable Housing: 7.103 The site is over 0.5 ha in size and therefore the development should seek to achieve a target of 40% affordable housing in accordance with policies LP4 and LP24 of Huntingdonshire’s Local Plan to 2036 and the Developer Contributions SPD, unless this is not viable due to specific site conditions or other material considerations. It is noted that in exceptional circumstances it may be appropriate to accept off-site provision and/or commuted payments where this would offer an equivalent or enhanced provision of affordable housing.

7.104 During the course of consideration of the application a viability assessment has been prepared by the applicants, which has been assessed by the Valuation Office Agency (VOA). The VOA report concluded that the proposals could provide four affordable homes on the site, or a commuted sum of £612,913.00 based on an appropriate agreed level of developer profit. Given prevailing grant requirements, HDC should be able to deliver considerably more than four affordable homes in the District with a commuted sum. The precise details of alternative provision will be agreed once a suitable opportunity is identified and after consultation and agreement with relevant Council officers and members. This commuted sum will be secured within the S106 being drafted and discussed with the applicants.

Green Space: 7.105 As noted earlier, in accordance with Policy LP4 of Huntingdonshire’s Local Plan to 2036 and the Developer Contributions SPD (Part B) proposals are required to provide the development specific land for informal and formal green space. Based on a scheme of 38 dwellings of unknown size properties and the requirements of the Developer Contributions SPD, the development generates a requirement for in the region of 2000m2 of POS including 774m2 of continuous green space where children can stretch their legs and play. The submitted illustrative masterplan demonstrates that the full quantum of development could be accommodated to meet the requirement.

7.106 As such the on-site open space could be provided which complies with policy LP4 of Huntingdonshire’s Local Plan to 2036. This will be secured along with maintenance of the land on a formula basis through the S106 Agreement. This maintenance would comprise either a commuted sum following the transfer of the green space to the Town Council or the District Council, or the site will be maintained by a maintenance company that would be set up by the developer and funded through contributions from residents of the site (as per the cascade mechanism in the Developer Contributions SPD).

Residential wheeled bins: 7.107 Each dwelling will require the provision of one black, blue and green wheeled bin. The current cost of such provision is £150 per dwelling. As such a formula based approach is suggested with the scheme and details will be secured through the S106 Agreement.

Waresley & Gransden Woods SSSI Mitigation: 7.108 In accordance with Policy LP4 of Huntingdonshire’s Local Plan to 2036 and the Developer Contributions SPD (Part B) proposals are required to provide the development specific land for informal and formal green space.

7.109 Detailed access enhancement and mitigation project costs have been prepared by the Wildlife Trust which include new panels and signage, leaflets, new pedestrian gates and fencing, waymarkers for a new rationalised path, temporary signage during bluebell/ bird breeding season, enhancements to the car park, renovation to ditches, site wardening during bluebell/ bird breeding season, bridge replacement, replacement of vehicle access gates, annual mowing and river edge coppicing. These project costs amount to £112,280 and over the next 15 years the Wildlife Trust will invest in the region of £457,000 in maintaining and enhancing the SSSI as an accessible strategic natural greenspace for the local population.

7.110 The Wildlife Trust has identified that a contribution of £14,559.80 towards site management costs associated with the current proposals would be required. These have been calculated on undertaking a number of projects in year 1 which include interpretation panels and signage at the main entrances to Waresely/ Gransden Woods, waymarkers to signpost new path network, temporary signs during bird nesting/ bluebell season, leaflets and signage encouraging responsible use of the nature reserve, installation of gates and fencing to formalise official entrances, enhancements to the car park (surfacing and grading), renovation of ditches to aid drainage and site wardening.

7.111 As noted above, it is considered that this contribution is considered to accord with the statutory tests in the Community Infrastructure Levy Regulations 2010 and paragraph 56 of the NPPF.

7.112 This payment is to be secured through the S106 Agreement.

7.113 A report is being taken to the S106 Agreement Advisory Group on 11 November 2019 regarding the contributions being sought for these proposals. An update following this meeting will be provided at or before the DMC meeting. CIL: 7.114 The development will be CIL liable in accordance with the Council’s adopted charging schedule.

7.115 However, as the existing commercial site has been in use for at least 6 months within the last 3 years, the “in use” calculation can be applied for the demolition of the existing buildings, which will reduce the chargeable amount.

7.116 It should also be noted that self-build development can apply for a CIL exemption through the assumption of liability forms.

Conclusion and Planning Balance: 7.117 The NPPF has at its heart the presumption in favour of sustainable development (para 11) and requires the approval of development proposals that accord with an up-to-date development plan without delay. The presumption in favour of sustainable development requires proposals to achieve economic, social and environmental gains; as such a balancing exercise has to be undertaken to weigh the benefits of the scheme against its disadvantages. When considered in the round, the proposal would contribute to the economic, environmental and social dimensions of sustainability.

7.118 Consideration has been given to the points previously in this report but can be summarised as below:

7.119 In terms of the economic dimensions of sustainable development, the proposal would contribute towards economic growth, including job creation – during the construction phase and in the longer term through the additional population assisting the local economy through spending on local services / facilities. There will also be Council Tax and New Homes Bonus receipts arising from the development.

7.120 Regarding the social dimension, the site appears to have no significant constraints and is deliverable. It would also increase the supply of housing for the custom and self-build market. There is a local and district identified need for both private and affordable housing and whilst the Council can demonstrate a 5 year supply of deliverable housing land, the provision of market housing and an off-site contribution towards affordable housing provision would amount to a moderate benefit in terms of providing a greater flexibility to the supply of housing. The proposals would also make provision for green space and its maintenance, wheeled bins and a financial contribution towards Waresley & Gransden Woods SSSI mitigation.

7.121 In terms of the environmental dimension of sustainable development, the proposal offers the redevelopment of a brownfield site, delivery of green space and a net gain in biodiversity. The visual impacts of the development are considered to be acceptable and potential impacts from the adjacent noise sources would be made satisfactory for new residents.

7.122 Whilst the village of Great Gransden is classified as a ‘Small Settlement’, with limited services and job opportunities, and the inevitable reliance on private motor journeys to job opportunities and more services further away), there are no objections from the Highway Authority with reference to the safety or capacity of the local highway network. The redevelopment of this brownfield site in the village would remove HGV vehicles accessing the site.

7.123 Having fully assessed all three objectives of sustainable development; economic, social and environmental within this report it is concluded that the development of this site will: • Provide custom and self-build housing plots to help meet needs from current and future generations and as required by the NPPF and Housing and Planning Act 2016; • Provide an off-site affordable housing contribution; • Provide for the redevelopment of a brownfield site; • Result in a reduction in current building footprint on the site; • Minimise pollution; • Manage flood risk, drainage, contamination, noise and health and safety risks effectively; • Provide housing which would provide a high standard of amenity for future occupiers; • Have no adverse impacts on features of landscape or ecological value whilst enabling net gains in biodiversity to be achieved; • Provide appropriate infrastructure to meet the needs generated by the development

8. RECOMMENDATION

APPROVAL APPROVE subject to the prior completion of a Section 106 obligation relating to an off-site contribution for affordable housing, provision of open space and maintenance contribution, wheeled bins, Waresley & Gransden Woods SSSI mitigation and subject to conditions. OR

RECOMMENDATION – REFUSE in the event that the S106 Agreement referred to above has not been completed and the applicant is unwilling to agree to an extended period for determination, or on the grounds that the applicant is unwilling to complete the agreement necessary to make the development acceptable in planning terms.

Outline permission: • Reserved Matters submitted prior to commencement of development (appearance, scale, landscaping, layout of individual plots) • Time Limit for Reserved Matters to be submitted (5 years) • Time Limit following last Reserved Matters (2 years) • Plans – proposed site layout plan and access plans • Scale parameters – maximum of 38 self and custom build dwellings • Submission of revised design guide to include plot passports for all plots • Site levels and finished floor levels • Noise Mitigation Scheme and Ventilation Scheme • Infiltration testing • Surface water drainage scheme and maintenance arrangements • Foul water drainage scheme • Construction Management Plan • External lighting scheme • Ecological mitigation measures • Biodiversity Management Plan submitted as part of reserved matters for landscaping to demonstrate net gain in biodiversity • Programme of archaeological investigation • No burning of waste • Land Contamination Assessment • Provision for Fire Hydrants • Tree survey adherence and tree protection • No piling • Housing mix and accessible and adaptable homes • Management and maintenance of proposed streets • Surfacing material of proposed streets • Existing access closed • Minimum access width • Construction specification • Vehicle turning requirements • Site parking, servicing, loading, unloading, turning, waiting area • Temporary facilities clear of the highway for construction period • Visibility splays • Kerb specification for junctions • Access drainage measures • Site traffic management plan • Off-site highway improvement works • Residential travel plan

Full permission:

• Time limit • Plans - site layout plan, detailed showhome/ garage plans and access plans • Materials • Architectural details • Securing show home use for properties • Hard and soft landscaping • Refuse store details • Site levels and finished floor levels • Infiltration testing • Surface water drainage scheme and maintenance arrangements • Foul water drainage scheme • Construction Management Plan • External lighting scheme • Ecological mitigation measures • Landscape and ecological management plan • Programme of archaeological investigation • No burning of waste • Land Contamination Assessment • Tree survey adherence and tree protection • No piling • Management and maintenance of proposed streets • Surfacing material of proposed streets • Existing access closed • Minimum access width • Construction specification • Vehicle turning requirements • Site parking, servicing, loading, unloading, turning, waiting area • Temporary facilities clear of the highway for construction period • Visibility splays • Kerb specification for junctions • Access drainage measures • Site traffic management plan • Off-site highway improvement works

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CONTACT OFFICER:

Enquiries about this report to Laura Fisher Senior Development Management Officer 01480 388365

From: Diane Taylor Sent: 07 October 2019 22:52 To: Fisher, Laura; DevelopmentControl Subject: Planning Permission Consultation - Potton Ltd Eltisley Road Great Gransden (ref 18/00958/FUL)

Hello Laura, With reference to the above application incorporating the amended masterplan, design guide and updated documents, at their meeting on the 7th October 2019, councillors unanimously resolved to make the additional comments in addition to the comments recommending approval made on 4th June 2018:

The attenuation pond may have been improved, with the size increased, but the destination of where the water ends up needs to be looked at. The attenuation pond is to feed into the drainage ditch alongside Park Riddy. The plans detail the description of the culvert at the southern end but do not mention the different pipe size when the culvert was made wider. This already gives the problem of flooding over the path as the water is held up due to restricted flow. If the release to the ditch from the attenuation pond is matching the existing, there will still be flooding along the Riddy during wet times. In addition the drainage detail given for the proposed pipe along the proposed footway to the East of Eltisley Road means that more water will arrive at the culvert under Fox Street to the village drainage system. This has a partial blockage where the old pump used to be at the corner of Fox Street and West Street which puddles excessively in wet weather

The attenuation pond may well take care of the drainage on the site, but the problems elsewhere as detailed above will also need to be addressed.

Regards Diane Taylor Clerk to Great Gransden Parish Council

Elm Cottage, 33 Meadow Road, Great Gransden SG19 3BD Tel: 01767 677487 Email: [email protected]

Sent from Mail for Windows 10

1 Development Management Committee

Scale =1:2,500 Application Ref:18/00958/FUL

Date Created: 31/10/2019 © Crown copyright and database rights 2019 Location:Great Gransden Ordnance Survey HDC 100022322

Ponds

ELTISLEYROAD

Drain

Woodhams Farm House

Tank 61.8m

Issues

FB

Factory

FB

FB

Lay-by

El Sub Sta

60.8m 22

23 20

21 18a Six Bells

19

16 18

24 14 Magnolia

Cottage 16a Drain

15

WINCHFIELD

9

3 1 9

1

PARK RIDDEY (TRACK)

53 36

58.4m 3 15 1

45 Key 48

Pond 46 Conservation Area 9

LB Listed Building 10 PO Pond

The Site

42 37 2

Ruin 18 Reading Magpie HYBRID PLANNING APPLICATION COMPRISING: 1) APPLYING FOR OUTLINE PLANNING PERMISSION FOR THE ERECTION OF 38 CUSTOM/SELF BUILD HOUSES WITH ROADS, SERVICES, ATTENUATION POND AND INFRASTRUCUTRE; AND 2) FULL PLANNING PERMISSION FOR THE ERECTION OF 5 CUSTOM/SELF-BUILD SHOWHOUSES WITH SALES CENTRE & CAR PARKING FOLLOWING DEMOLITION OF FACTORY AND OFFICES AT POTTON KINGSPAN PREMISES, ELTISLEY ROAD, GREAT GRANSDEN, BEDS, SG19 3AR

LOCATION PLAN

Scale 1:2500

Plan No. K-287P/1 61

. 61.64 75

RL:65.46m EL:64.19m R evision:Revision: Date:Date: RL:68.25m EL:66.55m

87

04 .

.

94

61 .

61

61 58.36

74 75 A Updated to topographical survey; SG 09-11-2017 . . 58 58 59.06 .99 81 . 59.11 61 drainage and easements shown; show 58.74 61 59.07 centre added at plots 1-5; road and 59.22 99 61 59.02 59.07 . 61 59.18 plot locations amended. . . 59.16 61 24 24 Ep 59.08 59.02 59 Ep B Paddock access shown, plot numbers SG 23-11-2017 .10 44 . 61.39 92 58 58.99 . 59.33 updated, show centre options shown. 61.20 59 61 58.75 .73 61 61 . C Drawing position amended. SG 29-11-2017 . 61.55 01 30 59.01 61.07 61.14 61.61 D Schedule and plot labels updated. SG 30-11-2017 61.12 59.33 59.06 61

.52 009 59.00 58.96 62

61.45 59.01 E Road layout updated to acoustic SG 05-02-2018

. 56 0 61.19 99 .93 . 2 58. report, show centre parking updated, 56 59.06 89 0 .87 . 58 MEC28112 .0 m 58 98 56. 58.96 .93 . 56.950 88 62 .00 cooperative housing shown, schedule 58.85 61 61 59 59.00 58 61 .18 .89 59 DP .03 07 updated accordingly. . 59 . 90 56.96 59.07 58.85 13 58 . Tree Lvl:67.19m 58 45 .92 .93 . 01 62 86 59 . F Layout, schedule and house types SG 12-02-2018 58 . 58 . .18 05 F Ø 0.50 59.21 Tree Lvl:65.51m Tree Lvl:63.67m 61 .69 010 56 62 58.98 .88 56.97 Tree Lvl:67.53m 58.93 Tree Lvl:69.39mupdated to clients request. 58 Ø 0.10 Ø 0.20 Tree Lvl:69.67m 59 59. 2 71 .0 58 58.62 08 58.97 93 Ø 0.20 92 Flat roof Ø 0.50 59 . .93 58 . 58 59 89 .0 297.9 m 58.91 .84 Ø 0.30 lvl .76 .35 G Show centre and footprints updated to SG 09-03-2018 58. 58.7858. Timber racking Tree Lvl:66.78m 29 . 58 58 58 : 58.74 .86 57 58.76 62 .90 58 .01 Ø 0.20 60 57.60 58 Scrap steel client request. 58.75 58 57.52 69 .78 . . 1.50 75 . 78 57 57 .59 . 99 58.83 57.30 .65 .82 572.00.86 PUBLIC OPEN SPACE58 m H Footprints updated on plots 10-19, SG 22-03-2018 57.40 58.24 58 58 57. 58 .05 DP 57.53 96 .92 59.36 Timber racking 25 58.05 . Extent of . 57 16 59 schedule updated accordingly. 57.84 58 57 59 87 61 . . 008 57 57.93 58.72 . timber . 5 23 58 .26 05 03 I Show centre updated; turning head SG 20-04-2018 . 57 56 59 . 56.96 58 59.12 . 61 .14 2 .38 59 58.66 59 4.50 58.53 60 RL . 58.84 504.5 m .01 62 DP 61 and field access shown; sheet title . 5 00 I 0 EL :65 Tree Lvl:70.46m . 58 : 5.00 60 62 . .28 62 .56 02 Ø MG updated. 58 60 08 PROPOSED BOUNDARY TREE 56.97 . Extent of timber storage .02 . . 82 54 92 m . 007 58 58 . Extent of 12 58 011 m 44 59.43 . J Drainage and highways strategy SG 08-02-2019 50 58 62 .5 . 96 some features may have .32 2 60 60 58.68 . 59 . . Lorry traiiler 34 46

58 2 insulation 62 58.42 PLANTING ON ADJACENT LAND 58 73 719.4 m 60

58.61 56 1.50been omitted within this area 33 . updated, substation shown, plot

283.0 m 0 0 .57 Tree Lvl:65.76m . . 66 59.46 14 . 5 57. 59.80 . PROPOSED 04 . 58 . 61.70 58 Ø 0.30 36 60 60 orientation adjusted to address public . 60 .70 Tree Lvl:71.41m

- set back from boundary (14/09/2017) 60.20 . 61 59 60 .29 44

Lorry traiiler LANDSCAPE BUFFER 62 57 2.00

59 Ø MG

60.06 62 .

60 5 realm, plots shown as build zones.

0 . I

60 56.96 .05 60.81

3.74 . 3.00 60 0 . 60.34 .70 60 96 G .91 MEC1 . I 57 .54 58.88 59 K POS, frontage access, landscape SG 14-02-2019 95 Flat roof 59 MEC11 .90 17 57 .93 006 . Tree Lvl:70.25m 62.229 56.976 lvl 58.52 58.5 DP : 60 61 screening and schedule updated to 62 59 60 . .01 Ø 0.20 13 .83 59.87 760 30 60 . 2 1.46 I . .0 PROPOSED .67 05 57 28 01 m 60.81 . 58 58 . 58.34 .45 Potton comments 11-02-2019. 29 B .39 58 m . 02 LANDSCAPE BUFFER 62 62 . . 58 60 TOILETS . 43 60.81 BINS 19 58 89 17 58.00 . 35 L Site boundary updated. SG 26-02-2019 58.46 . 57.02 58 .14 . 24 . .29 A SEMINAR 61.89

56 020 021 58 57 59.31 60 61 62.18

58 60 .31 M Layout updated to planning comments. SG 22-05-2019 18 58 59.37 .

58.38 16 ROOM 61.43

2 61

012 2 57.46 .

279.5 m 57 0 65 07 314.7 m . 61. N Distances annotated where SG 05-06-2019 . 61.31

58.35 60.25 0 61

2 .

5 . 5 15 60 56.96 89 60.34 62. 60 285.2 m . . 60 61.14 61 12.03 . appropriate and layout amendments to 58.63 49 H . 15 56.96 12 0 56 59 5 . .59 . .

022 r 66

. 58 60 client/ plannign consultant request. Extent of 61.48 62 62

2 .59 61 001 RECEPTION 0

395.5 m 85 .06 . 61 75 . timber . 75 58 59.80 P Plot 10/11 build zone updated, SG 26-07-2019 60 . 51 55 E 53 57.18 57 . 58 33 . 58.36 2 . . 57 .87 . 87 178.0 m 99.0 61 58 019 5 . . 61

. 57 58 40 boundary wall indicated to plots 80 H 59 57 . 61 69 .29 60 61 . 58.29 2 . 60 61 25 05

58.14 58.16 58 . 60 0 . 221.4 m 56 Tree Lvl:72.14m 00 15/16/24/34 and bin store to sales 56.94 . 58 92 . 57 57.58 51 . Ø MG 62 12 08

61.38 . 62

60 . . . 59 62 centre adjusted. 56 0 32 013 58.44

58 57 59.17

.

. . 62 5

73 56.94 0 2 . 60.23 60 Q Sales centre parking adjusted to show SG 27-09-2019 58.25 304.8 m 83 57 59.37 .49

023 . 99 60.35 61

22.91 82 Flat roof . Max roof lvl . a landscape buffer to north and west. 58

58.27 2 57.26 lvl 57 58.25 Min roof lvl 5 57 58 593.0 m 1.05 . 60 005 . :62 : 61.30 R Garage notation updated, dimensions SG 23-10-2019 06 64 . 50 0 INDICATIVE RETAINING H 018 68 .10 . 60 . .01 . : m 61.63 61 . 53 63 76 D .86 62 to highway shown. . 58 MEC8 Extent of timber storage m 58.23 59 01 2 m .29 58.45 60 . 56.95 56.92 57.546 57.66 09 195.8 m 57.03 SS 68 STRUCTURE . 58 some features may have S Turning space adjacent to plot 15 SG 25-10-2019 58 Timber racking 28 H 49 58.13 . 59.88 60 62. . IC 58.04 60

.95 .93 A 57 60 58 95 57 61 been omitted within this area 60

02 . . 14.80 adjusted.

- raised planting bed 5

.53 76 . .

56 56 . 57.36 5 57. 57 . .37 56 86 56.93 58.78 .03 09 58 . . (14/09/2017) 71 91 83 57 . 61 58 . .54 .76 56 56.93 Gy 62 56 37 57 IC .77 57 60.36 61 61.45 61 0 DP . . 53 57 .49 . . 62 0

56.95 Gy Flat roof 025 60 Tree Lvl:71.70m 57 77 58.39 004 Show Centre . lvl 6.19

58 42 58 60.27 61 0

58.17 . . 58 Ø 0.40 014 57 :63 Gy 2 60.92 . 80 16 56 . T. FRAME 86 5 . . . 839.1 m 56.95 57.10 . 0 35 3.27 .0 .92 59.23 SYSTEMS 74 56 2 56 56.96 32 61.28 . 61

57.98 56.95 H . m 57.76 59 58 408.9 m 92 Timber .78 MEC6 Tree Lvl:73.23m 58.01 12 56 .95 07 56.95

57.91 56 F 61 . 57 Inv.Lvl:57.34m . 60.52 . 58.195

57 0 Ø MG 58 56. 017 58 .27 58.0 . Inv.Lvl:56.91m 58.04 58.81 002 .0 58 0 61.66 57 56.90 024 57EASEMENT57.26 Sp Sp 2 57.64 Inv.Lvl:56.36m 59 58 .97 MEC10

.0 56 225.0 m 2 .30 21 . 56.945 5

83 . . . 0

Gy 61

. 85 H 476.1 m 57.17 56 76 033 RL .5 58 . 61 MH Timber racking 58 Timber 78 4.00 57 56.90 : F .

56 POS EL 66 59.73 .

CL:56.66m 57.97 56 13 57 5 . 2 60.24 60.35 .69 32 : . 36 . RL 64 63 60 81 95 . . 56.95 . 25 07 457.2 m . 88 : 57 . . .60 m 02658.64 EL 61 64 88 57 58 . : 56 m 60 61 .48 62 .99 2 RL Stay 57.93 84 :68 76 . 3.00 . .94 .91 254.9 m .94 .84 61.43 61 58 m 14 59.37 EL 57.85 59 :65 m 13.90 57 57 m . 028 .89 61 56 . 26 60 .85 .68 56 57.00 57 17 . m

DP B . 58 79

Timber racking 027 56.84 60 . 57 .94 60.27 60 Bins 60 .51 57 59 59 2

14 2 . 61

5 0 . 58 . Tp 58.38 H 032 . .27 48678.2 m BINS 61.22 57.77 57.5 57 MEC9 56.85 235.5 m 56 57.93 60.41 .78 .48 56.95 56.929 87 58 59

Extent of timber storage Tree Lvl:67.61m . 2 63 . . 87 57 . 60 BT 26 2.90

7.50 57 281.0 m 59.80 . 61

016 Ø MG 21.81 23 1.13

57 56 Gy . .69 at time of the survey 0 031 39 60 .57 83 69 . .

. 56 83 61 61.

2 60 5

56 .95 (14/09/2017) 56.87 2 59. 60 MEC5 60.32 61.62

405.1 m 59 .

60

23 0 Tree Lvl:72.92m

57 .89 . A 60.274 . 280.4 m . 78 91 0 60 60.52

FIELD.48 ACCESS 56.93 01 . . 58 . 56 B Timber racking 44 Ø MG 86 86 35 55 . . 57 57

5 . 56 20.30 60 74 0 . . . 57 70 030 . 60 61 . 22 .

99 60

57 56.76 73 .59 74 57 .

57.77 . 61.41 PRODUCT 61

.5 35 2 60.27 68

57.35 . 59 60

. 57 59 60 .

57 5 . 003 0 295.9 m .

56 56.71 .05 32 . 60 60 Gy

80 57 . 21 . 5 60 . CENTRE . . 25 44 63 61

57.42 93 60 . 61 55 58 21.67 . 4.66

57 Gy 59 g

.62 . Timber racking

57.82 IC 0 60 60

DP 60 5 57.64 57 57 . . Tree Lvl:65.76m H 83 .99 029 59.76 60 11 56.71. 57.0 .62 57.32 .26 Ø 0.30 56 57 56 F 2 60 61 56. .74 56 60.50 .62 . 415.5 m .5 83 59 63 Timber 83

.62 . . 57.05 56 56 71 58 60 .0 . 61.18 71

57 . 56 .26 .

. 71 Post 61 . 83

76 57 Timber racking 60 70 0 . 56. . m 57 F 61 78 .94 58 56.67 55 .33 59 5 57 68 . .99

. . 95 59.84 60 5 015 57 . 57 . 63 . RL 21 Flat roof 57 02 58 DP 60 .61 61.50 INDICATIVE PUMPING STATION 57 : . .53 72

66 25 48 .

lvl: 61 57.11 2 56 58 EL .27 58 .46 .

56 Tree Lvl:69.60m356.3 m :64 .63 60.52 60.58

. . 61 0 . 03 57 .54 51 46 85 60.64 61.33 61 56 57.72 . m . 60 50 60.58 Ø 0.20 Gy's 45 58 47 . Refer to FRA .63 . 57. . m I Tree Lvl:71.58m 57 56.91 34 59 Post .54 56 60 60 95 .01 Boll .57 MEC7 .24 . Ø 0.40 56 .5 60.63 9.53 76 57.51 56 MH 56 57.794 DP . 64 58 60 . 57.5 66 . CL:56.66m . 61 56.68 PUBLIC OPEN SPACE 56 A 58 44 . 80 61 .0 . . 57 59 58 . 61 47 39 m Machinery 57 MH 56 . 60 Post 62 MEC4 60 . .5 Avg Tree Lvl:69.64m 59 59 . 3.59

B . .80 0 56 56.54 CL:56.53m 57 .87 .60 5 52 60.643 60 . Gy 61.02 56 Ø MG 59 60 .92 61 Post Flat :61roof 74 . Timber racking . .68 Post . 28 57.26 59.93 96 60 60 2.00 57 lvl 55 B .98 61 . 11 .02 Inv.Lvl:55.21m 43 62 73 82 60 ...... 42 60 .86

56 56 57.67 1.50

56.93 55 57 59 61

.34 57 59 . 5 Tree Lvl:70.33m 74 60 62 .17 . 55 . Tree Lvl:63.82m 12 .86 61.05 87 . IC Ø MG . 57.71 60.47 64 61 .5 . Ø MG 61 Post 16 57.55 5.00 56 59 . 56 19 60 60 . 48 IC 53 61 .25 . 46 .87 . .0 56 56 54 . Gy 57 56.0 56 .26 57.83 .82 DP Timber racking Gy 61 .59 56.54 .10 . 57 Post 60 61.29 61 71 57.27 56 52 034 59 61 . 96 59.82 60 56 . 57 .79 . . 62 . . 02 67 61 15 Gy 26 5 . . PROPOSED FOOT/CYCLE 01 60.50 64 60 53 61 .0 57 594.50.97 56 2 . . . . 85 91 61.16 61 Sp 61 55 53

.05 . .

Tree Lvl:61.06m .30 Sp . 61 56.18 683.1 m 0

56 60 .

55 60 61 57 MH 84 60 60 61 .82 . 61 Ø 0.30 LINK TO PARK RIDDEY PRoW .25 040 . 61 56.07 56 75 05 .58 64 17 57CL:57.75m 20 61 . . . Gy . 61 61 . 32 57.66 59 IC 43 61 Flat roof Timber racking . 73 2.00 . . Boll 56 2 . 88 24 46 56 Inv.Lvl:54.98m 57 . 19 60.59 . . 46 66 . 66 0 . . Tree Lvl:73.22m lvl 60 496.4 m . 60 61 A 60.00 60 60.92 61 61 56.79 0 :61 Shipping container 20 . . 57 . 60.38 Timber racking 60 05 60.99 61 34 Ø MG . 60 60 . 61 56 . 15 m 35 60 .0 75 68 . . . 57 . m 28 m .55 61 28 .5 .78 60 57 76 1.50 21 05 61 56 . . .

55 57 95 60 Boll Gy

INDICATIVE ATTENUATION 56 Tree Lvl:65.83m .70 . .74

. 60

07 57 76 60 66 61

. . 61 Tree Lvl:67.90m 0 04 . 60 . 55 79 Ø 0.70 24 : 64 51 .15

55 . 56 Gy . : 041 .

. 60

Ø MG RL Tree Lvl:69.66m 57 5 61 Refer to FRA 56 55 . 76 MH . 61 12 EL . 93 56.52 60 34 Re .13 56.16 60.13 26 . CL:61.52m Ø MG 61 61 55 . 2 61 . 56.32 Tree Lvl:66.17m 61 . .29 53 60 13 61 51 . 56 60 Gy 681.7 m 5 Flat roof . . 61 Ø 0.20 60 56 . 14 60 .51 . 70 28 60 . 92 . 16 D lvl DP . . 5 55 . 60 55 :65 61.5261 61 . 87 . 28 78 61 61 .83 . 27 60 . 60.40 60 . . 61 Tree Lvl:67.03m .0 55.89 59 60.31 46 .42 .19 61 . PLAY SPACE m Gy 77 48 .21 37 61 56 54 . . 56 59 56 Tree Lvl:66.77m 57 Ø 0.30 . 56 60 60 61 E 61 . 0 .5 52 49 . PROPOSED BOUNDARY .51 . 57 Machinery . MH 61.51 . 5 71 Ø MG m . 61 61 65 Tree Lvl:71.76m 57 . 2 55 . 035 60.31 5 61 55 39 CL:61.51m 35 68 60 . . Sp .774.0 m 60 76 Ø 0.20 87 56.57 .5 30 Tree Lvl:65.67m 85 60.22 D 33 DP .

. 55.41 56 2 . .

56 . .19 5 MEC2 60 . 55 . 642.9 m 61 61 TREE PLANTING Ø 0.10 70 56.86 Tank 60.35 61

55 63 . 61 . 56 61.557 59 60 46 Sp 61 . 68 88 : 61 . . Flat roof Gy Flat roof 77 . BT lvl 60 2 60 57 61 . 61 55 57.72 60.44 . 60 Sp MH 59 lvl .23 176.9 m 61 51 : . 63 43 66 . . 61 .57 61 57 CL:56.69m 59 . 60 . 56 Flat roof 33 81 Tree Lvl:67.15m . . 61 56.21 55 .53 .55 m 25 61 61 .52 59 lvl Boll .45 Ø 0.20 :65 Container 77 61 61 18 . . 54 42 65 . . 50 . 08 60 60 60.26 .5 . 53 m . Stay . . 26 Gy Offices to be retained as 55 57 Flat roof 23 61 Inv.Lvl:60.81m 61 . E 60.82 61 14 69 DP 55 lvl . MH Inv.Lvl:60.82m .0 57.39 : 039 73 55.63 57 Tree Lvl:66.12m 64 RL . 54 56 DPGy CL:61.52m 52 . 5 59 .57 40 :70sales centre/ site office with 56.45 . .14 2 61 . Gy .56 m IC 60 . EL 52 .5 55 37 Ø MG 036 : .62 . 60 60 653.5 m 67 61 . 57 59 DP .26 m 61 56 Timber 60 60.24 60 .34 .61 .42 . 60 61 43 97 55 .57 2 0 . .28 Gy m . . 59.91 34 associated parking zone 67 59 MH 669.7 m . 68 57 58 55 54 37 IC 61 73 . 54 . . .42 60.38 DP . .47 16 CL:59.67m 61 61 61 56 55.09 .77 . IC p 55 59 31 61 61 57.80 IC DP .26 60. 53 55. . 60 . Tree Lvl:67.66m 59 59 82 . 61 Inv.Lvl:60.60m . .82 59 Flat roof 28 60.25 42 .55 61. Tp 67 45 61 0 . 60 26 Ø 0.30 92 lvl Gy 61 . 55.97 28 57 59 . Gy Gy . 58.06 :65 60. 58 61 .19 Tree Lvl:62.99m .75 67 . 82 35 26 . RL 60 . 84 .08 24 61 73 . . . . :70 . 55 Ø MG m 60 IB 61 EL .65 60.17 .54 69 59 . . . 0 59 037 60 60 25 25 :67 45 48 61 . 58 .25 60 . 042 m 57 61 . 56 .33 . .5 57 61

. 60 61 m 60.755 0 . 56 . 5 C 60 61 .70 2 Insulation . .17 61 61 56.34 55 Tree Lvl:65.31m DP 2 24 61 .41 61

.5 58 59 71560..254 m 61 . DP 61 60.60 .76 Tree Lvl:66.02m 851.6 m 26 45 Inv.Lvl:60.60m 55 Ø MG .81 .82 .05 IB . Inv.Lvl:60.75m 51 54 Ø 0.30 DP 61 . 58.47 DP .17 61 61 58 . .98 60 37 61 55.36 15 . 60 RL 50 . 13 58 59 .25 :66 61 MH Sp 58 . . 60 63 60 .04 96 Timber racking 20 EL .29 . .25 . 55 .35 DP 038 :63 91 Sp 61 Tree Lvl:65.55m m Gy 51 53 61. 59 .79 Post . . 59 65 Ø 0.40 60.26 60 2 m 61.52 61 . . .05 . 61 00 55.87 96 0 33 1,109.4 m MH . . 60 MH 61.44 61 37 IC D 61 . 58 .28 CL:60.33m CL:61.45m 54 60 96 .02 61 .83 58.91 . 54 .03 .68 97 .0 . 60 58 56 60.33 56 61 61 . . Post 54 58 59 03 56.14 . . 0 . 04 61 . 83 .71 Gy 61 .5 55 59 60 16 . 59 . Flat roof 07

55 .0 61 . 59 82 .23 . Flat roof 61 54 60 lvl 11

54.72 :63 07 61 . 17 Post . .

59.35 MH lvl . 61 . 61.61 5 25 84 58 61 .49 :64 . 59 .51 60.39 CL:60.42m m .91 61 61 .37 61 59 .75 60 61 58 m 61 54 .39 .14 60 .25 . 61 Stay 50 61 . 61. 49 Post 32 61 37 . 61 . MH . .17 IC 37 46 Stay . 55.67 . 59 60 Oil tank Gy . 5 55.08 CL:60.68m . 61 . 60 MH 61 .29 03 043 DP 51 61 54 61 78 Tree Lvl:70.92m 59 Ep MH Sp61 . 30 CL:60.64m 28 .35 . 54 . 59 CL:60.71m 61 . . Ø 0.50 Ep . 24 87 59 .19 36

54 Tree Lvl:71.06m 60 2 . . Pipe 54 78 60 Flat roof Sp 56.11 5 . 59.87 .01 60.28 Flat roof60.60 1,028.9 m 54.57 Ø MG 59 66 60 lvl . lvl MH 61 54 .60 60 :65 :63 61 0 .0 56 . CL:61.39m . . 24 .15 60 .69 Flat roof 41 .80 . . 55 . 53 59 m Gy 44 21 56 5 59 m lvl DP . . 61 54 . :64 60 .95 48 61 55 60 .00 MH 61 Schedule of Accommodation . 62 . 33 .5 60 .25 Flat roof m 61CL:61.44m BT 45 . 54 .38 . 22

54 12 lvl 44 .

. 59

0 :64

. . C 61 66 60 MH .82 61 54 60.34 42 39 m . 55.56 . 60 CL:60.61m 60 60 32 6123 .39 . . 61 . 54 05 .39 46 60 . .46 .44 Inv.Lvl:60.45m 30 28 61 23 61 . 18 . . . Gy 61 .15 70 IC 45 Flat roof 61 54.76 . . 28 Tree Lvl:66.33m 59 St 61 . 61 54 Tree Lvl:67.12m DP 61 61 44 . Flat roof lvl .09 Stay . 96 60 07 84 54 Ø MG :66 . Ø MG . 61 95 lvl .43 Mkr 54 . 45 60 60.5 :64 61.41 60 m St 04 60Tp . .73 . 61 Show Centre Plots 1-5 53 .53 33 Sp 54 m 60 27 0 61. . . 23 58 . 39 54.23 34 93 . . . 55 . Mkr Sv 5 61 5 . 59 61 13 . 2 61 60 . . 60 18 55 54 Tree Lvl:71.20m 89 . 06 60 . 61 63 42 Ø 0.50 60 DP 61 . Plot size. (m ) no. .64 .60 55.45 10 . 61 13 73 60 . 60 54 . 42 60 Tree Lvl:69.09m . . 49 75 77 . 61 Gy . 54 20 . 61 53 Ø MG 54 60 DP

. 60 11 60 0 .81 Gy . 08 60 89 . 11 BT Subject to surveys and 54.69 DP . 61.29 . 23 85 .93 26 . 19 . . 61 61 1 - Contemporary House . 4 bed 253 1 60 61 60 60 61 approval from the Local 53 . 61 54 68 .87 Wo .0 90 46 Tree Lvl:70.91m Authority 55 . . 06 MH 60 03 . 0 MH . CL:60.97m Ø 0.50 . Tree Lvl:68.53m .28 60 60 .5 61 54 54 CL:60.95m 61 0 Ø 0.20 60 61 . 18 96 2 - Bespoke Barn 4/5 bed 278 1 . 95 . . 88 60 0 . 60 . . 84 61 Tp .84 MH 86 . Tree Lvl:68.75m 60 61 60 CL:61.18m 60 Sv 00 00 60 .

21 . Ø 0.20 . . 40 61 24 . 61 54 29 85

54.77 54 . 60 60 . . 85 0 00 88 . 3 - Gransden 4 bed . 300 1 .75 60 . 53 54.26 Sp 60 54 Post 60 60 85 Tp .00 49 53.70 . . .0 54 . 83 Post 54 60 53 73 4 - Rectory 4 bed 236 1 Post Wo . 53 Proposed60 footpath connection

54.21 . Post 5 MEC3 01 60.669 . 56 . Tree Lvl:69.88m 61 66 5 - Narrow Contemporary 375 bed53 115 1 PROPOSED Ø 0.40 . . 86 RL Tree Lvl:74.07m . 60 :67 53 LANDSCAPE BUFFER 67 EL . Ø MG 59 . : 66 52 . 63 m 53 BT .93 5 . 60 . 3.74 53 63 m 53.79 53 3.00 . 53 r g p 0 . 60 59 . 75 r g p 98 Tree Lvl:69.31m 49 . . 61 . 53.36 60 60 61 52 PROPOSED 1.46 36 . 63 LANDSCAPE BUFFER . .83 53 TOILETS 60 65 61 Total 5 . 19 55 . SEMINAR . 60 .65 16 ArchitectsArchitects · Project· Project Managers Managers · Quantity·Quantity Surveyors Surveyors 49 . . 61 53 69 ROOM 60 . 60 62 60 55 .09 . 52 19 . 60 61 53. BIN 60 130 New Walk 12.03 130 New Walk 52 . 97 11 STORE . . .70 60 001 RECEPTION 59 60 61 Leicester,Leicester, LE1 LE1 7JA 7JA Plots 6-43 Post 36 45 60 Inv.Lvl:59.69m . . Tel: 0116 204 5800, Fax: 0116 204 5801 .85 Tel: 0116 204 5800, Fax: 0116 204 5801 .52 2 60 60 60

Type size (m ) no. 37 email: [email protected], www.rg-p.co.uk . email: [email protected], www.rg-p.co.uk 36 . 30 60 . 60

60

1.05 005 26 Build Zone A Indicatively...4 bed 238 5 . 60 .44 60 BT

21 . Inv.Lvl:59.62m Fh 60 Inv.Lvl:59.96m 19 Build Zone B Indicatively...4 bed 160 5 14.80 . 60 13 . Mkr 61.26 61 60 0 MH . . Project:Project: CL:60.77m 60 59 004 98 Show Centre 72 . Build Zone C Indicatively...4 bed 258 2 6.19 66 . 38 Custom/Self-Build Plots and Showhouse Complex 13 . . 42 . 60 T. FRAME 11 59 60 . 59 60 3.27 SYSTEMS Wo 60 Eltisley Road, Great Gransden Build Zone D Indicatively...5 bed 252 4 Wo 002 11 . 09 . 98

. 60 60 Client:Client:

60 11 . . 59 0

4.00 11 60 Build Zone E Indicatively...4/5 bed 270 3 . Potton 86 60 .

Tp 59 .0 60 BT 13.90 91 Build Zone F Indicatively...2/3 bed 75-100 5 . 95 59Stay

. S heet title: 60 Sheet title: 95 59 40

. .

. 0 59 60.05 60 Site Layout 2.90 59.71 Build Zone G Indicatively...3 bed 130.6 1 1.13 MH CL:59.86m

81 Build Zone H Indicatively...3 bed 100 8 . R ef: 69 Ref: PRODUCT . 003 59 CENTRE 59 40901/ 001S (x3 GARAGE) 4.66

Build Zone I Indicatively...3 bed 120 5 82 . 73 69 . 91 . . 59 59 59 59 59 .78 S cale:Scale: 67 .

53 59 . 1:500 @ A1 80 . 59 Total 38 59 79 . 9.53 59 Post Date:Date: 54 . 3.59 N Total 43 .5 59 59 14-03-2017 51 . 44 32 . . 59 59 59 59 Site area: 3.36 Ha . 37 51 . Tree Lvl:70.02m 59 Ø 0.50 Drawn:Drawn: Checked:Checked: .47 36 . 59 SG DMC KEY 59 44 .

21 . 59

59 BUILD ZONE Show Centre Layout 59.37 79 .

59 18 . 21 80 . . 59 5 25 . . 59 AllAll dimensions dimensions to to be be checked checked on on site. site Do. This not scaledrawing off is drawing. the copyright This drawing of the Architect is the , SINGLE STOREY BUILD ZONE 59 59 59 copyrightand not ofto thebe reproduced Architect, andnot without to their be reproduced permission without. Ordnance their Survey permission. map information 0 10 20 30 40 50 Ordnancereproduced Survey with map permission information of HMSO reproduced Crownwith Copyright permission reserved of HMSO. Crown 08 . 21 31 . . C opyrightrg+p Ltd reserved.. Trading as rg+p. PLOT ACCESS/ PARKING ZONE 59 10 59 59 . rg+p Ltd. Trading as rg+p. 25 59 .

99 59 78 . . 58 59 Tree Lvl:69.54m

3.27 1.05 LANDSCAPE BUFFER PROPOSED

005 2.90 3.00 004 LANDSCAPE BUFFER PROPOSED Show Centre 003 3.59 002

3.74 STORE BIN

1.13 001 TOILETS RECEPTION

PRODUCT

CENTRE

(x3 GARAGE) 9.53

1.46 ROOM SEMINAR

SYSTEMS T. FRAME

13.90 4.66

4.00 14.80

6.19 12.03 PL01 PL02 PL02 Rev: 1:200@A1 18-GSH-00 Bedfordshire, SG19 3AR, UK Eltisley Road, Great Gransden, Potton Beds, SG19 3AR Eltisley Road, Kingspan Timber Solutions Ltd Site Layout Drawing Scale (UNO): Drawing Title: Property Type: Great Gransden, made available on the express condition that it shall not be used in components are supplied by Kingspan Timber Solutions Ltd. components for such a building unless the to be erected or connection with the erection of any building or production Client: This document is the copyright of Kingspan Timber Solutions Ltd, and Site Address: © Job Number: Gransden Showcenter Kingspan Timber Solutions Ltd. Date: 20.03.18 20.04.18 20.04.18 PLANNING DRAWINGS PLANNING DRAWINGS PLANNING DRAWINGS Description: 10 8 6 4 2 0 0PL03 00 Drawing Number: N E-mail: [email protected] 01767 676444 Fax: e: www.potton.co.uk Web: e: 01767 676400 Tel: Revision: Drawn: -VC-VC-VC Checked: 9264 MM

FRONT ELEVATION REAR ELEVATION

SIDE ELEVATION SIDE ELEVATION

BEDROOM MASTER 4 BEDROOM

LIVING SNUG ROOM A

21405 o/a masonry

SECTION A-A EN-SUITE MASTER 838 OFFICE UTILITY 838 CUSTOMER BEDROOM BEDROOM

838 TOILETS 1 2 850 1050 838 838 SNUG KITCHEN 838 RECEPTION 838 CUSTOMER 838 TOILETS AREA 838 838

C'bd

BEDROOM BEDROOM 838 SEMINAR ROOM 838 838 700 762 (VAULTED) 4 3

7814 o/a masonry BATHROOM 1700 LIVING WOODBURNER ROOM HALL PL03 17.10.19 PLANNING DRAWINGS -VC PL02 20.04.18 PLANNING DRAWINGS -VC - DINING PL01 20.03.18 PLANNING DRAWINGS VC 838 Rev: Date: Description: Drawn: Checked: 14778 o/a masonry Client: Potton Site Address: Plot 001 Eltisley Road, Great Gransden, 11093 o/a masonry Bedfordshire, SG19 3AR, UK Property Type: Showhouse Plot 1 A Drawing Title: Plans, Sections and Elevations Job Number: Drawing Number: Revision: 18-GSH-01 01 PL03 FIRST FLOOR Drawing Scale (UNO): 0 1 2 3 4 5 GROUND FLOOR 1:100@A1 GROUND FLOOR INTERNAL AREA : 179m² FIRST FLOOR INTERNAL AREA: 74m²

Kingspan Timber Solutions Ltd Tel: 01767 676400 Eltisley Road, Fax: 01767 676444 Great Gransden, E-mail: [email protected] Beds, SG19 3AR Web: www.potton.co.uk

This document is the copyright of Kingspan Timber Solutions Ltd, and is made available on the express condition that it shall not be used in connection with the erection of any building or the production of any components for such a building unless the building to be erected or the components are supplied by Kingspan Timber Solutions Ltd.

© Kingspan Timber Solutions Ltd. 8016 MM

FRONT ELEVATION SIDE ELEVATION

45.0°

LANDING BEDROOM

GALLERY 2324 1100 271 45.0° 2348 HALL DINING

7203

SECTION A-A

REAR ELEVATION SIDE ELEVATION

Fridge /

A Freezer

KITCHEN / BREAKFAST

MASTER BEDROOM (VAULTED AREA) 1 (VAULTED) LIVING AREA 762

838

850 838 AC 700 1050

DINING BOOT 1700

762 BATHROOM AREA ROOM BEDROOM

762 PL03 17.10.19 PLANNING DRAWINGS -VC 12497 o/a masonry WALK-THRU 2 762 610 ENSUITE WARDROBE PL02 20.04.18 PLANNING DRAWINGS -VC 838 W/C

PL01 20.03.18 PLANNING DRAWINGS VC - WOODBURNER

10790 o/a masonry

762

850 762 1250 Rev: Date: Description: Drawn: Checked: 700 850 PLANT Client:

838 762 LANDING (curtains) Potton HOME CINEMA 838 Site Address: ROOM BEDROOM Plot 002 STUDY BEDROOM 3 Eltisley Road, Great Gransden, HALL 4 Bedfordshire, SG19 3AR, UK (Edge of 2.1m Headroom area) Property Type: 838 Showhouse Plot 2 Drawing Title: Plans, Sections and Elevations Job Number: Drawing Number: Revision: 18-GHS-02 02 PL03 Drawing Scale (UNO): 0 1 2 3 4 5 A 16002 o/a masonry 1:100@A1

GROUND FLOOR PLAN FIRST FLOOR GROUND FLOOR INTERNAL AREA: 150m² FIRST FLOOR INTERNAL AREA: 128m²

Kingspan Timber Solutions Ltd Tel: 01767 676400 Eltisley Road, Fax: 01767 676444 Great Gransden, E-mail: [email protected] Beds, SG19 3AR Web: www.potton.co.uk

This document is the copyright of Kingspan Timber Solutions Ltd, and is made available on the express condition that it shall not be used in connection with the erection of any building or the production of any components for such a building unless the building to be erected or the components are supplied by Kingspan Timber Solutions Ltd.

© Kingspan Timber Solutions Ltd. 50.0 4120

MASTER BEDROOM 8100 MM

LOUNGE

FRONT ELEVATION REAR ELEVATION SECTION A-A

SIDE ELEVATION SIDE ELEVATION 686

686 MASTER W'b 686 BEDROOM KITCHEN/ (VAULTED)

DINING 686

838 838 838

UTILITY 762

ENSUITE 1050

C'bd PLANT 850 BEDROOM 4 762 762 838 838 LINEN BEDROOM

WC 2

686 838 838 838 17166 o/a masonry

BATHROOM 838 686 PL03 17.10.19 PLANNING DRAWINGS -VC 838 PL02 20.04.18 PLANNING DRAWINGS -VC

1050 GALLERY PL0120.03.18 PLANNING DRAWINGS -VC 850 STUDY Rev: Date: Description: Drawn: Checked: Client: 838

WOODBURNER 838

762 Potton Site Address: 762 Plot 003 Eltisley Road, Great Gransden, Bedfordshire, SG19 3AR, UK LIVING BEDROOM 762 ROOM Property Type: 4 762 W'b A A Showhouse Plot 3 Drawing Title: Plans, Sections and Elevations 762 Job Number: Drawing Number: Revision: 18-GSH-03 03 PL03 Drawing Scale (UNO): 0 1 2 3 4 5 1:100@A1 14636 o/a masonry

GROUND FLOOR PLAN FIRST FLOOR GROUND FLOOR INTERNAL AREA: 166m² FIRST FLOOR INTERNAL AREA: 133m² Kingspan Timber Solutions Ltd Tel: 01767 676400 Eltisley Road, Fax: 01767 676444 Great Gransden, E-mail: [email protected] Beds, SG19 3AR Web: www.potton.co.uk

This document is the copyright of Kingspan Timber Solutions Ltd, and is made available on the express condition that it shall not be used in connection with the erection of any building or the production of any components for such a building unless the building to be erected or the components are supplied by Kingspan Timber Solutions Ltd.

© Kingspan Timber Solutions Ltd. 37.5° 215

GUEST

2324 BEDROOM EN-SUITE BEDROOM 8172 MM 2 3 271

MEDIA HALL LIVING 2500 ROOM ROOM

SECTION A-A FRONT ELEVATION REAR ELEVATION

SIDE ELEVATION SIDE ELEVATION

W'b W'b window seat

MASTER KITCHEN BEDROOM

1 838 762

wine 762 chiller 686 838 EN-SUITE

PANTRY 838 1000 900

838 ORANGERY 900 WC 1000

2 pers sauna

PLANT PL03 17.10.19 PLANNING DRAWINGS -VC 13434 o/a masonry PL02 20.04.18 PLANNING DRAWINGS -VC 838 SPA 838 PL01 20.03.18 PLANNING DRAWINGS VC -

610 610 BATHROOM STUDY / 762 HALL BOOT HALL BEDROOM Rev: Date: Description: Drawn: Checked: ROOM

2 Client: 762 762 Potton 838 A LIVING WOODBURNER A A A Site Address: ROOM AC Plot 004

838

762 762 838 838 762 Eltisley Road, Great Gransden, MEDIA GUEST 750 850 Bedfordshire, SG19 3AR, UK ROOM BEDROOM BEDROOM 4 Property Type: projection screen 3 EN-SUITE Showhouse Plot 4 Drawing Title: Plans, Sections and Elevations Job Number: Drawing Number: Revision:

12804 o/a masonry 18-GSH-04 04 PL03 Drawing Scale (UNO): 0 1 2 3 4 5 1:100@A1 GROUND FLOOR PLAN FIRST FLOOR PLAN GROUND FLOOR INTERNAL AREA: 126m² FIRST FLOOR INTERNAL AREA: 110m²

Kingspan Timber Solutions Ltd Tel: 01767 676400 Eltisley Road, Fax: 01767 676444 Great Gransden, E-mail: [email protected] Beds, SG19 3AR Web: www.potton.co.uk

This document is the copyright of Kingspan Timber Solutions Ltd, and is made available on the express condition that it shall not be used in connection with the erection of any building or the production of any components for such a building unless the building to be erected or the components are supplied by Kingspan Timber Solutions Ltd.

© Kingspan Timber Solutions Ltd. 7965

FRONT ELEVATION SIDE ELEVATION

REAR ELEVATION SIDE ELEVATION

10475 A A

BOILER Fridge / 1700 700 Freezer WOODBURNER

BATHROOM

762 BEDROOM MASTER 2 KITCHEN BEDROOM 1 850 1000 762 (vaulted) 762 5809 LIVING AREA

762 C

1000 EN-SUITE 850

BEDROOM 838

762 3 W/C 838 LANDING 762 PL03 17.10.19 PLANNING DRAWINGS -VC PL02 12.03.19 Window added -VC

PL02 20.04.18 Revised layout -VC 610 C PL01 20.03.18 PLANNING DRAWINGS VC -

Rev: Date: Description: Drawn: Checked:

1872 Client: Potton Site Address: 4348 Plot 005 A FIRST FLOOR A SECTION A-A Eltisley Road, Great Gransden, GROUND FLOOR FIRSTFLOOR INTERNAL AREA: 57m² Bedfordshire, SG19 3AR, UK GROUND FLOOR INTERNAL AREA: 57m² Property Type: Showhouse Plot 5 Drawing Title: Plans, Sections and Elevations Job Number: Drawing Number: Revision: 18-GSH-05 05 PL03 Drawing Scale (UNO): 0 1 2 3 4 5 1:100@A3

Kingspan Timber Solutions Ltd Tel: 01767 676400 Eltisley Road, Fax: 01767 676444 Great Gransden, E-mail: [email protected] Beds, SG19 3AR Web: www.potton.co.uk

This document is the copyright of Kingspan Timber Solutions Ltd, and is made available on the express condition that it shall not be used in connection with the erection of any building or the production of any components for such a building unless the building to be erected or the components are supplied by Kingspan Timber Solutions Ltd.

© Kingspan Timber Solutions Ltd. Key.

Denotes timber frame structural opening in millimetres for widthxheight window & door openings WG01 FE Lower box denotes item reference. 'FE' suffix, where shown, denotes item to be fire escape compliant. Garage door and frame not supplied by Potton. Fixing detail GD above frame by client.

SP Solar thermal panels specified, supplied and installed by others. Final position to be confirmed by others. SP Canopy above the door - not by Potton 125 Front Elevation Side Elevation

35.0° 4535 4810

GARAGE 2428 75 150 5680 Basic section E-E

Side Elevation Rear Elevation Rev: Date: Description: Drawn: Checked:

Client:

6454mm o/a masonry Potton Site Address: 6130mm o/a t'frame Plot 002 WG10 E E Great Gransden 1360x1050

Property Type: DoubleBespoke Garage Garage Drawing Title: Garage Plans & Elevations Job Number: Drawing Number: Revision:

Drawing Scale (UNO): 0 1 2 3 4 5 1:100@A3 5680mm o/a t'frame 6004mm o/a masonry DG03 910x2100

SP

Kingspan Timber Solutions Ltd Tel: 01767 676400 GD GD Eltisley Road, Fax: 01767 676444 Great Gransden, E-mail: [email protected] Beds, SG19 3AR Web: www.potton.co.uk 2400x2100 2400x2100 E E This document is the copyright of Kingspan Timber Solutions Ltd, and is made available on the express condition that it shall not be used in GROUND FLOOR ROOF PLAN connection with the erection of any building or the production of any components for such a building unless the building to be erected or the GROUND FLOOR INTERNAL AREA: 32.72m² components are supplied by Kingspan Timber Solutions Ltd. GROUND FLOOR INTERNAL PERIMETER: 22.90m © Kingspan Timber Solutions Ltd. Key.

Denotes timber frame structural opening in millimetres for widthxheight window & door openings WG01 FE Lower box denotes item reference. 'FE' suffix, where shown, denotes item to be fire escape compliant.

Garage door and frame not supplied by Potton. Fixing detail GD above frame by client.

GC Garage ceiling to to achieve min. half hour fire resistance. 125

Front Elevation Side Elevation

STORAGE 2216

4000 911 6050 45.0° 5850

229 2000 2678 206 2388 GARAGE

42.0°

6190 Basic section H-H

Rear Elevation Side Elevation Rev: Date: Description: Drawn: Checked: Client: Potton

Site Address: Plot 003 Great Gransden 7415mm o/a masonry J J H H 10562mm o/a t'frame Property Type: DoubleGarage Garage + Carport Drawing Title:

UP Garage Plans & Elevations GARAGE CARPORT Job Number: Drawing Number: Revision:

GC 125 Drawing Scale (UNO): 0 1 2 3 4 5

DG01 STORAGE

910x2100 2100mm head room 1:100@A3

DOWN

STORAGE 2100mm head room 2216 6190mm o/a t'frame 6514mm o/a masonry

4000 911 6050 45.0°

WG01 Kingspan Timber Solutions Ltd Tel: 01767 676400 1360x1050 Eltisley Road, Fax: 01767 676444 Great Gransden, E-mail: [email protected] Beds, SG19 3AR Web: www.potton.co.uk GD GD 2538 This document is the copyright of Kingspan Timber Solutions Ltd, and is 2280x2100 2280x2100 CARPORT made available on the express condition that it shall not be used in J J H H connection with the erection of any building or the production of any components for such a building unless the building to be erected or the GROUND FLOOR FIRST FLOOR components are supplied by Kingspan Timber Solutions Ltd. © Kingspan Timber Solutions Ltd. GROUND FLOOR INTERNAL AREA: 41.53m² FIRST FLOOR INTERNAL AREA: 38.99m² Basic section J-J GROUND FLOOR INTERNAL PERIMETER: 25.84m FIRST FLOOR INTERNAL PERIMETER: 28.76m