Land at Rampton Road, Cottenham Design and Access Statement for Planning Re-submission September 2017 Ͻ Contents 1.0 Introduction 1 1.1 Purpose of this Document 1 1.2 The Project 1 1.3 Document Structure 1 2.0 Strategic Context 4 2.1 Appreciating Wider Context 4 2.2 Planning Policy Context 7 2.3 Landscape Context 9 3.0 Application Site Context 12 3.1 The Application Site 12 3.2 Local Character 16 3.3 Arboricultural 17 3.4 Ecology 18 3.5 Access and Movement 18 3.6 Archaeology 20 3.7 Ground Investigation 20 3.8 Utilities 20 3.9 Flood Risk 20 4.0 Design Evolution and Consultation 22 4.1 Design Evolution 22 4.2 Pre-application Discussion 22 4.3 Community Consultation 24 5.0 Design 26 5.1 Development Description and Approach 26 5.2 Development Framework 26 5.3 Illustrative Masterplan 29 6.0 Conclusion 33 Land at Rampton Road - Design and Access Statement TEP September 2017 ii Ͻ 1.0 Introduction The Illustrative Masterplan details residential development on 1.1 Purpose of this Document 1.2 The Project 6.02 hectares of land at a density of 23 dwellings per hectare 1.3 Document Structure (dph) with a mix of dwelling types ranging from 2-5 bedroom This Design and Access Statement has been prepared on units. The architecture of the Proposed Development The document aims to provide a framework to explain behalf of Cambridgeshire County Council (“the Applicant”), how the Proposed Development has considered the The Application Site would seek to be in keeping with the existing character and in support of an outline planning application for residential vernacular of Cottenham, however matters of appearance site, it’s setting and how it can be accessed by a range of development comprising 137 dwellings and details of Cottenham is a village approximately 10km north of are reserved. prospective users. The document is structured around the access (“the Proposed Development”) on land at Rampton Cambridge city centre. The Application Site is approximately four steps identified by CABE guidance ‘Design and Access The proposed access to the public highway on Rampton Road, Cottenham (“the Application Site”). All other matters 15.5 hectares in size and is north east of Rampton Road Statements, How to write, read and use them’: Road is to the west of the Application Site through two priority are reserved and therefore illustrative design principles are on the western edge of Cottenham, bordering the existing controlled junctions either side of Rampthill Farm. provided. village development framework. The site presently comprises agricultural land and woodland. The design has been developed around a strong network Assessment The Design and Access Statement sets out the design of green infrastructure and public open space covering 9.7 and access principles for the Proposed Development The Application Site boundaries are defined by the Catch Involvement hectares of land. The green network provides connections within the context of relevant national and local planning Water Drain to the north, housing and farm buildings to Evaluation towards the woodland to the north, the recreation ground and policies. It identifies the thinking behind the outline planning the west, allotments and recreation land to the south. The allotments to the south on Mill Lane. application and how the Proposed Development has been eastern boundary of the site is formed by recreation land. Design informed through assessment, consultation, evaluation and Cottenham borders the site to the east providing access to a Pedestrian and cycle connections are incorporated into design. the access to the site through a 3m wide shared footpath wide range of local amenities and services. Section 2 provides an assessment of the wider site context. cycleway connecting Rampton Road to the recreation The application is a re-submission of application reference Access to the site is currently limited to farm access points ground. Other footpath connections are provided through Section 3 focuses on the assessment of the Application Site S/2876/16/OL (for 154 dwellings including matters of and permissive paths through Les King Wood. Existing 2m wide surfaced footpaths that follow the illustrative and its surroundings. access all other matters reserved) which was refused at accesses to the recreation ground are from Lambs Lane and road network and through further links to the open space planning committee on 9th August 2017 against the officer Section 4 identifies the design evolution and the influence of Les King Wood. provision. recommendation for approval. community involvement and consultation. The site is not subject to any statutory designations in respect There is scope for cycling and walking links through the Section 5 evaluates this in the development framework of ecology, heritage and landscape assets or in any other existing recreation ground subject to the agreement of and illustrative masterplan supporting this outline planning regard the Parish Council and potentially, if the Parish Council so application. wished the scheme offers the opportunity of accessing a new Village Hub from Rampton Road. Although a potentially significant benefit of the proposals this is however a matter for Cottenham Parish Council to consider if the application is determined favourably. Proposed Development The Proposed Development seeks outline permission for residential development comprising up to 137 dwellings including matters of access with all other matters reserved. The Proposed Development aims to create much needed housing that will sensitively integrate with the existing village. The proposals aim to reflect local character whilst taking advantage of the site’s location adjacent the existing recreation ground. The proposals show an increase in the recreation offering through an additional 2.8 hectares of land adjacent to the existing facilities. Providing housing around this recreation offer would provide natural surveillance and also provide future potential for a village hub to be created. Given the low density of the proposals the detailed design can provide the housing and recreation balance in many forms. TEP September 2017 Land at Rampton Road - Design and Access Statement 1 2.0 Strategic Context TEP September 2017 Land at Rampton Road - Design and Access Statement 3 Ͻ 2.0 Strategic Context 2.1 Appreciating Wider Context The Application Site is in the parish of Cottenham, a Fen Sutton Edge village approximately 10km north of Cambridge City Witchford Wentworth Centre. A10 Stuntney Somersham The Application site is well connected to the wider road Pidley network with the A14 7km to the south, providing a west – Barway east access from the Midlands to East Anglia. A112 Little Colne Haddenham Thetford 11 Woodhurst The site is well linked by public transport, the Citi 8 bus North Hill service, runs every twenty minutes providing public transport Stretham between Cottenham and Cambridge City Centre providing Earith Wilburton Bluntisham connections to a wider range of public transport services. Aldreth The two bus stops on Rampton Road are 400m from the A112 centre of the Application Site. 100 10 ST IVES A112 Typical of the Fen Edge landscape the surroundings suffer Needingworth from a lack of public rights of way and permissive footpaths links. The nearest public right of way is the footpath running Over Willingham alongside the New Cut Drain, north of the Application site. Holywell Upware Chittering More immediately permissive access is provided within Les Wicken King Wood although a new public bridleway is being created between Rampton Road and Broad Lane wholly on land Fenstanton Fen Drayton within the control of the applicant. Swavesey Rampton River Bank Cottenham A10 5 km 10 km Conington Longstanton Reach 10 Waterbeach A1 Swaffham Prior 100 Westwick Landbeach Boxworth Clayhithe Bar Hill Oakington Lolworth Histon Commercial End Elsworth Impington Lode Girton Milton Horningsea Knapwell Swaffham Bulbeck Dry Drayton A1 A10 Stow cum Quy Bottisham A107 Madingley A2 Fen Ditton A1 A10 A2 A10 CAMBRIDGE Little Wilbraham Cambourne M11 Highfields Hardwick Coton Teversham Great Wilbraham A0 © Crown copyright and database rights 2016 Ordnance Ordnance Survey 100023205 Fig 2.1 Site Location Land at Rampton Road - Design and Access Statement TEP September 2017 4 Cottenham has a population of around 6,095 (Census, 2011) Application boundary with significant post-war (1950s-1970s) growth experienced Allotments To Wilburton through County Council building in the late 1960s through Cemetery expansion of housing estates in the centre and edge of the Public Right of Way village. More recent development has occurred through Employment smaller estate expansion to the north west and south eastern Public Open Space edge of the settlement. Recreation Ground Flood Zone 3 Cottenham is identified in South Cambridgeshire District Green Belt Council’s emerging local plan, as a rural centre, defined as, Conservation area ‘the largest, most sustainable villages of the district with access to a range of services and facilities and good public Broad Lane Industrial Estate transport links.’ Community Centre Cottenham Baptist Church This is further illuminated by the range of community services Cottenham Court Nursing Home and facilities all within walking and cycling distance of the Cottenham Library Application Site, including: Cottenham Primary School, Cottenham Methodist Church Cottenham Village College, the Library, the Village Hall, the Cottenham Primary School Recreation Ground, a Post Office, a Pharmacy, a Medical Cottenham