DEVELOPMENT MANAGEMENT COMMITTEE 22nd May 2017 Case No: 17/00077/OUT (OUTLINE APPLICATION) Proposal: OUTLINE PLANNING APPLICATION FOR PHASED DEVELOPMENT OF UP TO 295 RESIDENTIAL DWELLINGS, ACCESS AND ASSOCIATED WORKS, ALL OTHER MATTERS RESERVED Location: LAND SOUTH WEST OF MILL COTTAGE GIDDING ROAD SAWTRY Applicant: KIER GROUP Grid Ref: 516239 283286 Date of Registration: 23.01.2017 Parish: SAWTRY RECOMMENDATION - APPROVE This application is referred to the Development Management Committee in accordance with the Scheme of Delegation as it constitutes a departure from the Development Plan. In addition, Sawtry Parish Council's recommendation is different to that of the Officer's. 1. DESCRIPTION OF SITE AND APPLICATION 1.1 The site comprises 10.77Ha of Grade 3 agricultural land located at the west of Sawtry and adjacent to the recently completed 'Mulberries' residential development (Bellway Homes/ Persimmon Homes site). The site is accessed via Gidding Road which runs along the north. A public right of way (PROW) runs along the southern boundary. The site is generally screened by hedgerow along all boundaries. An area of scrubland exists adjacent to the north east of the site. This land has the benefit of extant planning permission under 0001003OUT for 10 dwellings although no apparent progress has been made to develop this site recently. 1.2 The site falls within Flood Zone 1. Table 1 of the PPG defines land located within Flood Zone 1 as areas which are outside the flood plain and have little or no chance of flooding. These are areas with an indicative probability of flooding of 1 in 1000 years or greater (i.e. less than 0.1% chance in any given year). 1.3 This application is in outline with Access only to be considered at the outline stage. Layout, Scale, Appearance and Landscaping are 'Reserved Matters' to be considered at a future date (should outline permission be granted). The application is accompanied by an illustrative Masterplan (included within the Design & Access Statement) showing how it could be developed and demonstrating how the site can be capable of accommodating the scale of development proposed (up to 295 dwellings). The illustrative Masterplan is not necessarily the way the development will be carried out, it is just to demonstrate that up to 295 dwellings could be accommodated on this site; the final layout, appearance and scale would be established at the reserved matters stage. 1.4 The applicant has agreed a draft heads of terms for financial and open space contributions against the proposal and has provided a benefits statement which aims to demonstrate how the proposal meets the sustainability aims of local and national policy. 2. NATIONAL GUIDANCE 2.1 The National Planning Policy Framework (2012) sets out the three dimensions to sustainable development - an economic role, a social role and an environmental role - and outlines the presumption in favour of sustainable development. Under the heading of Delivering Sustainable Development, the Framework sets out the Government's planning policies for: building a strong, competitive economy; ensuring the vitality of town centres; supporting a prosperous rural economy; promoting sustainable transport; supporting high quality communications infrastructure; delivering a wide choice of high quality homes; requiring good design; promoting healthy communities; protecting Green Belt land; meeting the challenge of climate change, flooding and coastal change; conserving and enhancing the natural environment; conserving and enhancing the historic environment; and facilitating the sustainable use of minerals. 2.2 Planning Practice Guidance (PPG) For full details visit the government website: https://www.gov.uk/government/organisations/department-for-communities- and-local-government 3. PLANNING POLICIES 3.1 Saved policies from the Huntingdonshire Local Plan (1995) • H23: Outside Settlements • H31: Residential privacy and amenity standards • H37: Environmental pollution • H38: Noise Pollution • T18: Access requirements for new development • T19: Pedestrian Routes and Footpath • T20: Cycle Routes • T21: Public Transport Services • R1: Recreation and Leisure Provision • R2: Recreation and Leisure Provision • R3: Recreation and Leisure Provision • R7: Land and Facilities • R8: Land and Facilities • R12: Land and Facilities • En12: Archaeological Implications • En13: Archaeological Implications • En14: Open spaces and frontages • En17: Development in the Countryside • En18: Protection of countryside features • En19: Trees and Landscape • En20: Landscaping Scheme • En22: Conservation • En23: Conservation • En24: Access for the disabled • En25: General Design Criteria • CS8: Water • CS9: Flood water management 3.2 Local Plan Alteration 2002 • HL5: Quality and Density of Development • HL6: Housing Density • HL10: Choice in new housing • OB2: Maintenance of Open Space 3.3 Adopted Huntingdonshire Local Development Framework Core Strategy (2009) • CS1: Sustainable development in Huntingdonshire • CS2: Strategic housing development • CS3: The Settlement Hierarchy • CS4: Affordable Housing in Development • CS10: Contributions to Infrastructure Requirements 3.4 Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013) • LP1: Strategy and principles for development • LP2: Contributing to Infrastructure Delivery • LP3: Communications Infrastructure • LP6: Flood Risk and Water Management • LP7: Strategic Green Infrastructure Enhancement • LP9: Development in Key Service Centres • LP11: The Relationship Between the Built-up Area and the Countryside • LP13: Quality of Design • LP14: Reducing Carbon Dioxide Emissions • LP15: Ensuring a High Standard of Amenity • LP17: Sustainable Travel • LP18: Parking Provision • LP24: Housing Mix • LP25: Affordable Housing Provision • LP26: Homes in the Countryside • LP28: Biodiversity and Protected Habitats and Species • LP29: Trees, Woodland and Related Features • LP30: Open Space • LP31: Heritage Assets and their Settings 3.5 Supplementary Planning Documents/Guidance: -Huntingdonshire Design Guide (2017) -Huntingdonshire Landscape and Townscape Assessment (2007) -Huntingdon Strategic Flood Risk Assessment (2010) -LDF Developers Contributions SPD (2011) -RECAP CCC Waste Management Design Guide (CCC SPD) (2012) Local policies are viewable at https://www.huntingdonshire.gov.uk 4. PLANNING HISTORY 4.1 The following planning history is associated with the application site -8100346FUL for siting of caravan for changing room , Sawtry football pitch Gidding Road Sawtry, granted 14.04.1981 -84/01219/FUL for portakabin, granted 08.10.1984 -89/02024/S73 for retention of portakabin for Sawtry football club, granted 10.11.1989 -95/00382/FUL for Renewal of consent for use of portable building as changing rooms, Granted 12.05.1995 4.2 The following planning history is also relevant for nearby sites: 0001003OUT Residential development (10 dwellings). Granted 10.04.2001 (see green papers attached) 0802855OUT Erection of 190 dwellings with associated landscaping, public open space, highway works and ancillary development. (Linden Homes) Granted at Appeal 29.07.2009 1100722REM Approval of appearance, landscaping, layout and scale relating to erection of 190 homes [under 0802855OUT]. Approved 25.06.2012 (see green papers attached) 14/01659/OUT Residential development of up to 80 dwellings including access, open space, landscaping, drainage and associated infrastructure. Granted 15.04.2016 16/01109/REM Approval of reserved matters on land subject to outline permission. Refused 26.10.2016. Currently under appeal (APP/H0520/W/16/3164983) (see green papers attached) 5. CONSULTATIONS 5.1 Sawtry Parish Council (see attached) recommends refusal, the OBJECTIONS can be summarised as: *No need for housing in this location given the districts 5.24 year housing land supply *Current village residences are built at a ratio of 21 houses p/ha this development is proposed at 27 p/ha on a like for like analysis of density *The Infant school is beyond capacity *Only two small industrial sites for employment *Serious concern over the capacity at the doctors surgery *Current Bus service is inadequate *Foul water drainage - Anglian Water state that they have sufficient capacity for disposal but this is not true as demonstrated in Gloucester Road/Green *End Road following heavy or continuous rainfall. *Only 1 entrance/exit onto whole estate - in an emergency access could be restricted for emergency vehicles. *There should be a condition imposed by HDC on all developments that a wheel wash facility is provided on site 5.2 Anglian Water- Raises no objection. - Advises that there are no assets owned by Anglian Water or those subject to an adoption agreement within the development site boundary. Advises that the foul drainage from this development is in the catchment of Sawtry Water Recycling Centre that will have available capacity for these flows. Notes that the proposed method of surface water management does not relate to Anglian Water operated assets but should the proposed method of surface water management change to include interaction with Anglian Water operated assets, they would wish to be re- consulted to ensure that an effective surface water drainage strategy is prepared and implemented. 5.3 Cambridgeshire County Council Highways (LHA) - Following initial comments from the LHA further details were submitted by the applicant on 9th May 2017 as an addendum/ technical note to the Transport Assessment. In respect of the submitted Transport Assessment (including addendum) and Access