APPENDIX A Case No: 0302792FUL (FULL PLANNING APPLICATION) Proposal: ERECTION OF 426 MIXED RESIDENTIAL UNITS, WITH PUBLIC HOUSE AND COMMUNITY HALL WITH ANCILLARY PARKING Location: LAND AT RIVERSIDE MILL, MILL LANE, LITTLE PAXTON Applicant: WESTMERE LTD Grid Ref: 518391 262036 Date of Registration: 13.10.2003 Parish: LITTLE PAXTON RECOMMENDATION - APPROVE 1. DESCRIPTION OF SITE AND APPLICATION 1.1 Existing industrial site extending to approximately 9 hectares in total situated on land to the west of Mill Lane, Little Paxton. A range of poor quality office, industrial and storage buildings currently occupy the southern two thirds of the site (now largely unused by the current occupiers). It is intended that the majority of the existing buildings on the site would be demolished to make way for the proposed residential redevelopment. The northern portion of the site is largely undeveloped and contains a former sports pitch which is to be retained. 1.2 A substantial hedge defines the northern boundary of the site where it adjoins the Old Great North Road and there is a significant group of protected trees to the north western corner of the site. The western boundary is less well defined but a substantial hedgerow and trees also define the eastern boundary where it adjoins Mill Lane. The southern boundary adjoins the River Great Ouse. The land to the north and west of the site is currently undeveloped (although the land to the west is a designated employment commitment). There are residential properties on the opposite side of Mill Lane and the land to the south (the Island Site) has the benefit of extant planning permission for residential development. 1.3 The planning application has been submitted for the erection of 426 dwellings comprising some 327 market homes and 99 affordable units within an acceptable housing mix. The development would also incorporate a proposed public house, a new community hall, formal and informal play areas and related open space. It is proposed that the existing access to the Old Great North Road be closed and two new points of access be formed onto Mill Lane. 1.4 An Environmental Impact Assessment has accompanied the planning application. 2. NATIONAL GUIDANCE 2.1 PPG1: General Policy and Principles and Draft PPS1, Creating Sustainable Communities, contains advice on the operation of the plan-led system, encourages sustainable development and good design. Draft PPS1 requires planning authorities to deliver sustainable forms of new development by promoting regeneration, healthy economies, the creation of communities and by making more efficient use of land and by reducing the need to travel. 2.2 PPG3: Housing contains advice regarding making the best use of previously developed land, development and redevelopment densities and parking provision. The guidance specifically encourages designing for quality in new developments, the use of appropriate high densities which make efficient use of land and particularly developments that maximise the use of previously developed land for housing (the national target is that 60% of new housing should come from such sources). 2.3 PPG13: Transport aims to promote more sustainable forms of development and related integrated transport solutions. In considering sites for housing LPA's should consider their location and accessibility to jobs and services by modes other than the car. 3. PLANNING POLICIES 3.1 The Cambridgeshire and Peterborough Structure Plan 2003 contains the following policies that are applicable to the proposed development - ♦ P1/1 - sets out the general approach to development within Cambridgeshire (in and where appropriate adjoining the market towns of St Neots etc). ♦ P1/3 - requires that all new development is of a high standard and is sustainable by minimising the need to travel and car dependency by including amongst other things direct walking and cycling routes, good access by public transport, a mix of housing opportunities and facilities for all sections of the community. ♦ P2/2 - sets out the general policy in respect of the location of employment uses in order to create balance of jobs and housing. ♦ P5/2 - sets out the emphasis on re-using previously developed land and buildings to meet residential needs (with Huntingdonshire having a target of 43% provision on brownfield land). ♦ P5/3 - indicates that housing densities of at least 40 dwellings per hectare should be sought in locations close to a good range of existing or potential services and where there is potential for good public transport accessibility. ♦ P5/4 - requires that provision be made through Local Plans for affordable housing, including key worker housing, and a mix of housing types. ♦ P6/1 - indicates that development will only be permitted where additional infrastructure and community facilities can be secured by agreement. ♦ P7/2 - requires that development conserves/enhances biodiversity. ♦ P7/4 - requires that development relates sensitively to the existing landscape. ♦ P8/1 - sets out the link between land use and transport and requires that provision be made to ensure that new development is located in areas that are highly accessible by public transport, cycle and on foot. ♦ P8/3 - indicates that Area Transport Plans will be prepared for the Market Towns to identify transport improvements and the need for transport contributions from development. 3.2 The Huntingdonshire Local Plan Alteration 2002 contains the following policies that are relevant to the proposal - ♦ STR1 - sets out the Huntingdonshire settlement hierarchy. ♦ STR3 - designates St Neots as a market town. ♦ STR5 - designates Little Paxton as a group village. ♦ HL5 - requires that new housing development is of good design, achieves efficient use of land, and provides an appropriate mix of dwelling types and sizes. ♦ HL6 - expects new housing development to be at least at densities of 30 to 50 dwellings per hectare or more. ♦ HL7 - seeks to maximise the re-use of previously developed land for housing purposes. ♦ AH4 - states that the District Council will seek to achieve 29% affordable housing provision on development sites containing more than 25 dwellings or 1 Hectare in extent in settlements larger than 3000 people. ♦ OB1 - states that the nature and scale of planning obligations will be related to the size of the development and the impact on physical infrastructure, social and community facilities. ♦ OB2 - states that financial contributions may be sought for the maintenance of open space, children's platy space and woodland/landscaping related to the development proposed. 3.3 The following policies in the Huntingdonshire Local Plan (1995) are applicable to this proposal - ♦ En20 - requires the execution of landscaping schemes in association with new development. ♦ R7 - sets out the District Council's open space standards for new residential development. ♦ R12 - states that children's play areas will be required in new housing areas. ♦ T19 - requires that new development incorporate safe and convenient pedestrian routes. ♦ T20 - requires that new development incorporates segregated cycle routes. 4. PLANNING HISTORY 4.1 The site has an extensive planning history and since 1974 numerous applications have been received for various buildings and associated plant and equipment. In 1994, outline planning permission was granted for the development of a Business Park on part of the site but this has now lapsed. 5. CONSULTATIONS 5.1 Little Paxton Parish Council - OBJECTION to the application (copy attached). 5.2 St Neots Town Council - COMMENT upon the application (copy attached). 5.3 Local Highway Authority (CCC) - considers that subject to the proposed highway works and appropriate contributions to the St Neots Market Town Strategy the development is acceptable in highway and transportation terms (copy attached). 5.4 Highways Agency - NO OBJECTION subject to the developer making a contribution to the planned future upgrading of the Little Paxton junction with the A1. 5.5 Environment Agency - NO OBJECTION subject to the imposition of planning conditions in relation to the treatment of ground contamination, foul and surface water drainage. 5.6 English Nature - Recommends that planning conditions be imposed to protect known bat colonies and other wildlife (including birds). 5.7 Sport England - NO OBJECTION subject to the former football playing field being reinstated and the provision of appropriate changing facilities. 5.8 Chief Financial Planning Officer (CCC) - Recommends the provision of a financial contribution towards the provision of additional school accommodation arising from the proposed development. 5.9 County Archaeologist - NO OBJECTION. 5.10 Footpaths Officer (CCC) - NO OBJECTION (supports the proposed provision of public access within the site). 5.11 Cambridgeshire Fire and Rescue Service - Request the provision of fire hydrants either via the payment of a developer contribution or the imposition of a planning condition. 5.12 Huntingdonshire Primary Care Trust - NO OBJECTION subject to the developer making an appropriate contribution being made towards local healthcare provision. 5.13 Head of Environmental Health Services - the site may be subject to contamination and decontamination may be necessary. 5.14 Head of Community Services - appropriate provision to be made for play and open space. 5.15 Transco - NO OBJECTION (although they identify their plant within the vicinity of the site). 6. REPRESENTATIONS 6.1 FIFTEEN letters of representations have been received from local organisations