S/RSC: Village allocations in the rural southern cluster

S/RSC/HW Land between Hinton Way and Mingle Lane, Great Shelford
Last year the council laid double yellow lines along Hinton Way up to No. 48 as the traffic for the level crossing at the train station backs up to here several times a day. By adding another 100 houses off Hinton Way can the council explain how they will manage the additional 200 cars that these homes will bring?

The proposed site S/RSC/HW is minute in relation to the overall development of new housing. The benefit in housing is small compared to the destruction of pasture land green belt, the increase in traffic congestion and demands for water. Local schools and surgeries are full. What is the likelihood of new schools and surgeries being built for so few houses?

The "exceptional circumstances" claimed assume Cambridge South railway station will exist. This is not established. Without this, the situation is the same as in 2018, when similar proposals were rejected.

Ickleton PC supports officers’ assessments that the following sites are unsuitable for development:
Land at Coploe Road, Grange Road, Ickleton
Land south of Ickleton Road, Great Chesterford.
Land east of the A1301, south of the A505 near Hinxton, & west of the A1301, north of the A505 near Whittlesford (all options related to the refused Agri-Tech Park).
Land east of the M11, west of Duxford, Duxford.

Ickleton PC disagrees with the HELAA assessment that land to the rear of 24 Brookhampton Street, Ickleton is suitable for development. There are strong and compelling planning reasons why it is not suitable. The site should have been graded Red. Although we note SCDC does not propose taking the site forward, it should be noted that attempts to take the Call for Sites proposals forward will meet with much local opposition.

I would like to register my strong opposition to the site in Great Shelford. Exceptional circumstances have NOT been shown to release this land. Transport links are inadequate - one train an hour into Cambridge and buses unreliable. You seem to suggest everyone living here will work at the Cambridge Biomedical Campus - utter nonsense. Two hundred more cars on Mingle Lane, more congestion when the train barriers are down and more hazards for children cycling to Sawston Village College. This chalk farmland should be preserved and our already meagre water supplies preserved.

S/RSC/HW
I would like to register my strong opposition to the exploitation of this important Greenbelt site as it requires demonstration of exceptional circumstances which clearly is not the case here.

Shelford is NOT a transport hub as bus and rail services into Addenbrookes are infrequent and indirect. It is misguided to assume that a high proportion of people would (i) work at the hospital and (ii) commute into the hospital using public transport.

The proposed development would result in hundreds of additional car journeys per day along a key designated cycle route for children between Sawston and Cambridge schools.

see attached

see attached

Land to the rear of No 24 Brookhampton Street, CB101SP - 20 houses Ref 40536 suitable for development (amber)

I strongly disagree with this decision as the site is UNSUITABLE for development

S/RSC/HW Land between Hinton Way/Mingle Lane, Great Shelford
Greenbelt land. Already been deemed unsuitable for the Local Plan. Impact on greenbelt will adversely change character of village resulting in infill development. Purpose of greenbelt is to provide separation between communities.
Proposed access from Mingle Lane (narrow lane, 20mph zone) does not support development of 100 houses. Access onto Hinton Way will cause further traffic congestion on top of backed up traffic resulting from very busy level crossing.
High local opposition. No consideration given to already oversubscribed schools, GP surgeries and high local traffic.

Regarding
S/RSC/HW Land between Hinton Way and Mingle Lane, Great Shelford
This land is currently within the Green Belt and has already been considered in the last Local Plan, and then dismissed, as unsuitable for development. There are multiple reasons for this prior exclusion including: Adverse impact on the Green Belt changing the linear character of this area of the village, resulting in backland development and encroachment into the transitional area of the fields that provide a softer edge of the village.
There must be "exceptional circumstances" for release of Green Belt land.
What are the new factors that justify reassessment?
The Greater Cambridge Green Belt Assessment (GCGBA) report, which states the impact on Green Belt of use of this parcel of land as 'Moderate-High'. The report also states that the purpose of Green Belt is to "prevent communities merging into one" (GCGBA page 9), preserve "landscape that retains a strong rural character" (page 26), "prevent further coalescence of settlements" (page 28) and "prevent communities in the environs of Cambridge from merging into one another" (page 42). This proposed development lies exactly on the boundary between the parishes of Great Shelford and Stapleford, which clearly contributes to the merging of the two villages into one continuous settlement.
- How have you assessed the poor quality access to this site?
The proposed access from Mingle Lane is not suitable for 100 houses. Mingle Lane is a narrow 20 mph restricted lane and accessed either through particularly narrow roads through the conservation area or from Hinton Way. The large increase in traffic onto Hinton Way will cause further issues at the already congested railway crossing. I note GCGBA states that the impact of development should consider the "degree of activity from the development (e.g. by traffic generation)" (page 16).
- What is the assessment of impact on local services (e.g. schooling, GPs etc)?
There is a great deal of local opposition to development of the site.
There has been no persuasive new rationale for use of this site, it is against the findings of the consultation, against the principles of the Local plan and does not materially contribute to new housing stock. I would note that the uncertainty and changeability on the part of the council are contributors to significant stress for the local residents.
Summary
What are the ‘exceptional circumstances’ that the council has to remove the land from green belt? Pollution and traffic congestion not considered on a narrow 20 mph road or the impact the busiest railway crossing in the UK
No consideration to the impact on the already over crowded local services Schooling and GP

This land is currently within the green belt and expansion was dismissed in the last local plan -adverse impact on green belt-local traffic flow-facilities (schools, dentists, doctors) and limited water supply. There appear to be no exceptional circumstances to allow release of this green belt land. If this development were to go ahead it would lose the village identity of shelfords and stapleford. With massive housing projects around cambridge there is no logical reason to build on this green belt site - what justifiable exceptional circumstances can there be? It appears to be purely a commercial plan and financially driven.

Think strongly that development behind Mingle Lane and Hinton Way in Stapleford / Gt Shelford should not go ahead. That green space is what gives the village it's character. Also, the pressure on what are narrow roads, with a frequently closing level crossing.

S/RSC/HW Land between Hinton Way and Mingle Lane, Great Shelford

There are no valid exceptional circumstances for release of this Green Belt land and it would be highly irresponsible to build here. It would cause the merging of Great Shelford and Stapleford villages, (the prevention of such merging is one of the main purposes of Green Belt land) and would destroy "landscape that retains a strong rural character", (the preserving of such landscape being another of the purposes of Green Belt land). It would appear that the planning officers need to be further educated in their understanding of Green Belt land and it's purposes.
There is already a significant build-up of traffic at the railway level crossing, with cars sitting with engines switched on for a minimum of four minutes every time a train passes through the village (often longer). The volume of traffic queuing will increase significantly. Cars will not get across on time before the barriers go down again. The air pollution caused will be detrimental to the environment. Children queue at the level crossing and breathe in these fumes, which can be extremely damaging for their health.
Mingle Lane is a very small road with a 20mph limit; it would become very congested should this be an access point for 100 houses, in addition to the traffic which already travels down there.
There is insufficient water supply to the site to supply these houses.
It seems non-sensical to build only 100 houses here, ruining the beautiful views and the rural feel that this village has, when this number of houses could easily be added on to any number of alternative and far larger developments elsewhere. Economy of scale?
The village school does not have the capacity to cope with additional children - it is already oversubscribed. The village does not have sufficient GP or other services.
The natural habitats of plants and animals would be destroyed completely unnecessarily.

My representation is with regards to the land proposed to be developed between Hinton Way Great, Shelford and Mingle lane, Stapleford. This land is currently within the Green Belt and has already been considered in the last Local Plan, and then dismissed, as unsuitable for. There are multiple reasons for this prior exclusion including: Adverse impact on the Green Belt changing the linear character of this area of the village, resulting in backland development and encroachment into the transitional area of the fields that provide a softer edge of the village.
There must be "exceptional circumstances" for release of Green Belt land.

No consideration seems to have been given to the impact on the already over crowded local services Schooling and GP. Having 100 more cars on the narrow mingle lane used by primary and secondary school children to cycle to sawston village college and stapleford primary is definitely going to discourage me from getting them cycling to school as will most villagers. This seems to be poorly thought out.

There is also a meadow with substantial wildlife that is being bulldozed to build this. I am concerned that the views of the village residents and parishioners have not been taken into account while allocating this land.

There is a great deal of local opposition to development of the site.
There has been no persuasive new rationale for use of this site, it is against the findings of the consultation, against the principles of the Local plan and does not materially contribute to new housing stock. I would note that the uncertainty and changeability on the part of the council are contributors to significant stress for the local residents.

This is with regards to
Site reference: S/RSC/HW
Name: Land between Hinton Way and Mingle Lane, Great Shelford

The proposed site lies within the Green Belt and has been considered in the past for development but later dismissed as unsuitable for. Release of Green Belt land only takes place under "exceptional circumstances" and in my opinion there isn't any new material that would justify this change of position.
The Green Belt is of considerable environment importance and impacting it would have major adverse effects. The meadow is rich with wildlife, home to many birds, including birds of prey as well as protected species such as newt.
Green Belt also "prevent communities in the environs of Cambridge from merging into one another" (extract from The Greater Cambridge Green Belt Assessment). This proposed development lies at the boundary of the parishes of Great Shelford and Stapleford and would contribute to the merging of the two villages.

The access of the proposed development from Mingle Lane is entirely unsuitable for such a large development of 100 houses. Mingle Lane is a 20mph restricted narrow road. Both my children cycle every week day through Mingle Lane, one to the Stapleford primary school, the other to Sawston Village College, as do hundreds of children and other cyclists everyday. I am extremely worried by the impact of the increased traffic on Mingle Lane on the safety of people's commute, not to mention the increase level of pollution that the increased level of traffic would cause. The railway crossing is also already extremely congested and any increase of traffic onto Hinton Way will cause further issues.

Finally the impact on local services (health services, schools) hasn't been clearly considered.

Commenting on S/RSC/H/1 (c): this is an unwelcome development. The site currently under construction (Land north of Babraham Road, Sawston (H1/b)) is an eyesore that has used entirely inappropriate building materials for construction that do not align with the design guidelines of Sawston. The density of housing is inappropriate and the allocated green space is negligible. S/RSC/H/1 should only be allowed to go ahead if development aligns with Sawston design guidlines, and is at a density MUCH lower than H1/b. Transport infrastructure must be brought in to avoid the additional pressure that has been placed on Babraham village by H1/b.

Would strongly disapprove of any further expansion around Linton

I object to any Green Belt changes. Green Belt laws should be strengthened to preserve Babraham and Cambridge's unique rural wooded farmland character penetrating into the city.
Survey chalk landscape hydrology and protect watercourses. Give primary status to planetary needs. Protect fertile soils, woodland, farmland and parkland character as a primary resource against climate change. Assess geomorphology, hydrology, soils, land-use, farmland and woodland character and age/health relationship of trees in advance of planning designation. Allow full conservation of historic character as priority. Use good multidisciplinary design to offer alternatives to exploitative imposition on the land as in previous planning history.

It is considered that the growth of the more sustainable villages must be part of the development strategy for emerging GCLP, and particularly those villages that contain a very good range of services and facilities, are accessible by a range of modes of transport, and where there is an identified need for affordable housing for those with a local connection to the village. Sawston falls within this category.

Paragraph 79 of the NPPF seeks to promote sustainable development in rural areas and acknowledges that housing can enhance or maintain the vitality of rural communities and support local services. The promoted development at the Mill Lane Site, Sawston would support the existing services and facilities in the village, including convenience stores, post office, library, banks, public houses and restaurants and bus services.

Paragraph 69 acknowledges the role that small and medium sized sites can make towards meeting the housing requirements, and that such sites are often built-out relatively quickly. Small and medium sized sites typically only require limited new physical infrastructure and amendments to the access arrangements. The housing monitoring data from Cambridge and South Cambridgeshire confirms that small and medium sites are delivered quickly i.e. within two to three years. It is considered that small and medium sized sites make a significant contribution towards the short term housing land supply and the five year housing land supply position in Greater Cambridgeshire. It is requested that small sized sites such as the Mill Lane Site, Sawston are allocated to meet the requirement for a mix of sites including those that are easily deliverable.

Paragraph 104 of the NPPF expects transport issues to be considered at the earliest stages of plan-making. Those issues include opportunities created by existing or proposed transport infrastructure in terms of the scale, location and density of development, and opportunities to promote walking, cycling and public transport use. The nearest bus stops are located on Cambridge Road within an acceptable walking distance of the site via the existing footways on Mill Lane and New Road, and provide access to Bus Services Citi 7 and 7A, and are likely to be used by future residents of the site to access existing services and facilities in Sawston and beyond. The nearest railway station is Whittlesford Parkway Railway Station which can easily be reached by private car and bus, and is within an acceptable cycling distance of the site, and likely to be used by future residents of the site to access existing services and facilities in Cambridge and the wider area surrounding the site.
Sawston and the Mill Lane Site are sustainable locations in transport terms, and additional development in this location would be consistent with Paragraph 104.

Paragraph 62 of the NPPF expects the size, type and tenure of housing needs of the community to be assessed and reflected in planning policies, including for example those with an affordable housing need, students, renters and self-builders. South Cambridgeshire District Council's 'Housing Statistical Information Leaflet' (December 2019) identified a need for 115 affordable dwellings in Sawston for those with a local connection to the village. The emerging GCLP contains one allocation for residential development in Sawston that it is proposed will be carried forward from the South Cambridgeshire Local Plan (2018) (S/RSC/H/1 (c): land south of Babraham Road, Sawston) for 80 dwellings. Assuming that this site comes forward and delivers a policy compliant level of affordable housing (40%), it can be assumed that this site would deliver 32 affordable dwellings. Accordingly, there would be a residual need for 83 affordable dwellings within the village. The identified need for Sawston would not be met without an additional allocation. The promoted development by NW Bio at the Mill Lane Site, Sawston would include housing and affordable housing to meet local needs of the village, and there would be a policy requirement to include a proportion of self/custom build housing plots.

For all these reasons, additional small scale housing allocations should be made in the more sustainable villages within the Rural Southern Cluster, including Sawston, because it is already accessible by existing sustainable modes of transport, it is well related to employment opportunities (especially knowledge based employment), there is a need to support the existing services and facilities within the village, and there is an identified need for affordable housing in the village which would not be met via other means. The affordable housing needs for Sawston would not be met by the preferred allocation identified in emerging GCLP (carried forward from the South Cambridgeshire Local Plan 2018).

NW Bio’s representations to the assessment of the Mill Lane Site, Sawston in the HELAA (Site Ref. 40341) comment on the potential constraints identified with the promoted development and explain how those constraints would be addressed.

Requested Change

It is requested that the development strategy for the Rural Southern Cluster includes an additional residential allocation at the Mill Lane Site, Sawston, as promoted by NW Bio, with the following policy requirements:

• Site Area of 7.17 Ha
• Capacity for approx. 225 dwellings, including affordable housing and self/custom build plots
• Retain and enhance existing trees on the site
• Provide open space and green infrastructure

It is considered that the growth of the more sustainable villages must be part of the development strategy for emerging GCLP, and particularly those villages that contain a very good range of services and facilities, are accessible by a range of modes of transport, and where there is an identified need for affordable housing for those with a local connection to the village. Sawston falls within this category.

Paragraph 79 of the NPPF seeks to promote sustainable development in rural areas and acknowledges that housing can enhance or maintain the vitality of rural communities and support local services. The promoted development at the Mill Lane Site, Sawston would support the existing services and facilities in the village, including convenience stores, post office, library, banks, public houses and restaurants and bus services.

Paragraph 69 acknowledges the role that small and medium sized sites can make towards meeting the housing requirements, and that such sites are often built-out relatively quickly. Small and medium sized sites typically only require limited new physical infrastructure and amendments to the access arrangements. The housing monitoring data from Cambridge and South Cambridgeshire confirms that small and medium sites are delivered quickly i.e. within two to three years. It is considered that small and medium sized sites make a significant contribution towards the short term housing land supply and the five year housing land supply position in Greater Cambridgeshire. It is requested that small sized sites such as the Mill Lane Site, Sawston are allocated to meet the requirement for a mix of sites including those that are easily deliverable.

Paragraph 104 of the NPPF expects transport issues to be considered at the earliest stages of plan-making. Those issues include opportunities created by existing or proposed transport infrastructure in terms of the scale, location and density of development, and opportunities to promote walking, cycling and public transport use. The nearest bus stops are located on Cambridge Road within an acceptable walking distance of the site via the existing footways on Mill Lane and New Road, and provide access to Bus Services Citi 7 and 7A, and are likely to be used by future residents of the site to access existing services and facilities in Sawston and beyond. The nearest railway station is Whittlesford Parkway Railway Station which can easily be reached by private car and bus, and is within an acceptable cycling distance of the site, and likely to be used by future residents of the site to access existing services and facilities in Cambridge and the wider area surrounding the site.
Sawston and the Mill Lane Site are sustainable locations in transport terms, and additional development in this location would be consistent with Paragraph 104.

Paragraph 62 of the NPPF expects the size, type and tenure of housing needs of the community to be assessed and reflected in planning policies, including for example those with an affordable housing need, students, renters and self-builders. South Cambridgeshire District Council's 'Housing Statistical Information Leaflet' (December 2019) identified a need for 115 affordable dwellings in Sawston for those with a local connection to the village. The emerging GCLP contains one allocation for residential development in Sawston that it is proposed will be carried forward from the South Cambridgeshire Local Plan (2018) (S/RSC/H/1 (c): land south of Babraham Road, Sawston) for 80 dwellings. Assuming that this site comes forward and delivers a policy compliant level of affordable housing (40%), it can be assumed that this site would deliver 32 affordable dwellings. Accordingly, there would be a residual need for 83 affordable dwellings within the village. The identified need for Sawston would not be met without an additional allocation. The promoted development by NW Bio at the Mill Lane Site, Sawston would include housing and affordable housing to meet local needs of the village, and there would be a policy requirement to include a proportion of self/custom build housing plots.

For all these reasons, additional small scale housing allocations should be made in the more sustainable villages within the Rural Southern Cluster, including Sawston, because it is already accessible by existing sustainable modes of transport, it is well related to employment opportunities (especially knowledge based employment), there is a need to support the existing services and facilities within the village, and there is an identified need for affordable housing in the village which would not be met via other means. The affordable housing needs for Sawston would not be met by the preferred allocation identified in emerging GCLP (carried forward from the South Cambridgeshire Local Plan 2018).

NW Bio’s representations to the assessment of the Mill Lane Site, Sawston in the HELAA (Site Ref. 40341) comment on the potential constraints identified with the promoted development and explain how those constraints would be addressed.

Requested Change

It is requested that the development strategy for the Rural Southern Cluster includes an additional residential allocation at the Mill Lane Site, Sawston, as promoted by NW Bio, with the following policy requirements:

• Site Area of 7.17 Ha
• Capacity for approx. 225 dwellings, including affordable housing and self/custom build plots
• Retain and enhance existing trees on the site
• Provide open space and green infrastructure

The reference is 40297 (Land adjacent to Babraham, CB22 3AF, CB22 3AP, CB22 3AG, CB22 3AZ). The boundary has not changed. Please see document attached S/RSC Comments (1of 4 submissions due to high level of documents).

It is considered that the growth of the more sustainable villages must be part of the development strategy for emerging GCLP, and particularly those villages that contain a very good range of services and facilities, are accessible by a range of modes of transport, and where there is an identified need for affordable housing for those with a local connection to the village.

Paragraph 79 of the NPPF seeks to promote sustainable development in rural areas and acknowledges that housing can enhance or maintain the vitality of rural communities and support local services. The promoted development at land west of Linton would support the existing services and facilities in the village, including primary schools, secondary school, convenience stores and post office, village hall, health services including a medical centre, public houses, cafes and restaurants, and bus services. The promoted development includes land for a GP surgery and early years facility.

Paragraph 69 acknowledges the role that small and medium sized sites can make towards meeting the housing requirements, and that such sites are often built-out relatively quickly. Small and medium sized sites typically only require limited new physical infrastructure and amendments to the access arrangements. The housing monitoring data from Cambridge and South Cambridgeshire confirms that small and medium sites are delivered quickly i.e. within two to three years. It is considered that small and medium sized sites make a significant contribution towards the short term housing land supply and the five year housing land supply position in Greater Cambridgeshire. It is requested that medium sized sites such as land west of Linton, as promoted by Bloor Homes Eastern, are allocated to meet the requirement for a mix of sites including those that are easily deliverable.

Paragraph 104 of the NPPF expects transport issues to be considered at the earliest stages of plan-making. Those issues include opportunities created by existing or proposed transport infrastructure in terms of the scale, location and density of development, and opportunities to promote walking, cycling and public transport use. Paragraph 105 expects significant development to be focused on locations which are or can be made sustainable. The promoted development by Bloor Homes Eastern at land west of Linton is accessible by walking, cycling and public transport to the services and facilities within the village and to employment at Granta Park and Babraham Research Centre. The site would be well-related to the transport infrastructure improvements proposed in the Greater Cambridge Partnership’s Cambridge South East Transport project, which includes a new public transport route into Cambridge, a greenway/cycle route through Linton to Granta Park and Babraham Research Campus, and a rural travel hub at Linton. The Greater Cambridge Partnership’s Making Connections project also proposes a more frequent bus service for Linton. As such, there will be realistic alternatives to the car for travel to and from Linton once the Cambridge South East Transport project and Making Connections project have been delivered.

Paragraph 62 of the NPPF expects the size, type, and tenure of housing needs of the community to be assessed and reflected in planning policies, including for example those with an affordable housing need, students, renters, and self-builders. South Cambridgeshire District Council's 'Housing Statistical Information Leaflet' (December 2019) identified a need for 50 affordable dwellings in Linton for those with a local connection to the village. This survey was from 2019 so the need will more than likely have increased. This identified need would not be met without allocations in the village. The promoted development by Bloor Homes Eastern at land west of Linton would include housing and affordable housing to meet local needs of the village and a proportion of self/custom build housing plots.

For all these reasons, additional medium scale housing allocations should be made in the more sustainable villages within the rural southern cluster, including Linton, because it is accessible by sustainable modes of transport, it is well related to employment opportunities, there is a need to support the existing services and facilities within the village, and there is an identified need for affordable housing in the villages which would not be met via other means.

The Bloor Homes Eastern representations to the assessment of the land west of Linton site in the HELAA (Site Ref. 51047) comment on the potential constraints identified with the promoted development and explain how those constraints would be addressed. In summary, strategic landscaping would be provided as part of the promoted development, the existing public rights of way and the watercourse would be retained an incorporated into the development, the setting of heritage assets would remain free of built development, and open space and green infrastructure would be delivered.

A revised Vision Document has been prepared for the promoted development and is submitted with these representations. The key considerations for the design of the promoted development are as follows:
• Access / junction arrangements off the A1307.
• Protection of the River Granta corridor and associated flood plain while connecting pedestrian routes to existing footpath known as PROW 146/1.
• Conservation of woodland and hedgerows within the site area, through the provision of green space.
• Protection of the easement associated with the high voltage power line to the west.
• Conserving all Public Right of Way through the Site, and in particular creating strong pedestrian and cycle connections to the future Linton Greenway which will adapt PROW 146/2.
• Responding positively to heritage assets just north of the Site at Little Linton, including considering the positive attributes found in Linton Conservation Area.
• Retain existing rights of access for Linton Village College.
• Potential noise buffer/mitigations measures along A1307 Cambridge Road.

The design of the Concept Masterplan for the promoted development is described in detail in Section 5 of the revised Vision Document.

The landscape strategy for the promoted development seeks to:
• Deliver both natural and semi-natural landscapes.
• Retain and enhance existing trees and hedgerows wherever possible.
• Deliver a network of varied spaces, placing nature at its heart through the integration of a range of recreation spaces.
• Deliver new allotment space providing the opportunity for local community food growing and to help improve the biodiversity and habitat assets for the site.
• Deliver a range of multi-functional green spaces.
• Maintain the existing Public Rights of Way running through the site.

The benefits of the promoted development are as follows
• New homes to meet a range of needs, including first time buyers, families, and older people.
• A proportion of much needed new affordable homes.
• New Early Years site to support the existing facilities in Linton.
• New modern purpose built GP surgery for the village.
• Extensive areas of amenity space and green infrastructure.
• Introduction of a car club on site and communal EV charging points.
• High quality scheme which responds to its landscape and environmental context.
• Key views to the Rivey Hill and the water tower retained.
• Existing trees and hedgerows retained and enhanced within green corridors and new native planting.
• Ecological enhancements and an overall Biodiversity Net Gain.
• Direct connection to the proposed Linton Greenway, together with walking and cycling infrastructure to allow residents to use active travel.
• Convenient access to existing bus routes.
• Close to schools, shops, and community infrastructure.

The revised Vision Document could form the basis for a site specific allocation of the land west of Linton

Requested Change

It is requested that the development strategy for the rural southern cluster includes an additional residential allocation at land west of Linton.

It is requested that land west of Linton is allocated with the following policy requirements:

• Site Area of 20.83 Ha
• Capacity for circa 300 dwellings, including affordable housing and self/custom build plots
• A GP Surgery Site
• An Early Years Facility site
• Delivery of open space and green infrastructure
• Connect with proposed Linton Greenway through the site
• Development should address the following constraints:
o Strategic landscaping at southern site boundary
o Acoustic noise bund adjacent to A1307 Cambridge Road
o Avoid harm to heritage assets
o Maintain all existing Public Rights of Way through the site
o Maintain easement associated with the high voltage power line through western part of site

The emerging Plan currently only identifies one proposed housing allocation at Sawston. The site, known as S/RSC/H/1 (c): land south of Babraham Road, Sawston, is an existing development allocation and is proposed to remain within the Plan. It is noted that the other former housing allocations within the village have gained planning permission and therefore the existing policies would no longer be required. In terms of site south of Babraham Road, this is described as being “at the start of the planning application process, and therefore a policy framework needs to be retained for this site. However, this will be kept under review as the plan progresses”.

In this regard, it is noted that a full planning application for 280 dwellings on the site south of Babraham Road is pending consideration (see App Ref: 21/03955/FUL). The determination deadline is 30th November 2021.
Consequently, it is reasonable to assume that the Babraham Road allocation will gain planning permission very soon and therefore it will no longer be appropriate to allocate it within the Plan.

As is evidenced by the status of the existing allocations in Sawston, it is clear that there is strong local demand for housing in the locality and therefore these allocations have come forward for development in a relatively short period of time.

As such, we believe the Council must consider allocating further sites within Sawston, to ensure that there is a supply of sites to help meet housing needs arising at the start of the emerging Greater Cambridge plan period.

*Land east of Cambridge Road, Sawston SHLAA Ref: 531*

We previously promoted a site known as land east of Cambridge Road, Sawston, SHLAA reference 531.
As part of the current representations, we wish to amend the site boundary, to reflect a parcel that is closer to the settlement (please see attached Site Location Plan).

It is considered that the site comprises a logical location for the future expansion of the village, and as evidenced by the existing commercial unit on the site, there is potential for it to deliver a mix of uses, if this was deemed acceptable by the Council. Alternatively, the site could come forward for residential development, with an appropriate buffer between the existing commercial unit and the new dwellings provided.

*Green Belt Assessment*
At present, the land east of Cambridge Road is designated as Green Belt land.
The Greater Cambridge Green Belt Assessment (2021) assessed the site as part of a larger parcel known as SA22.

The Green Belt Assessment has assessed the parcel against three ‘Cambridge Green Belt’ purposes. Which are:
• 1 - to preserve the unique character of Cambridge as a compact, dynamic city with a thriving historic centre
• 2 - to maintain and enhance the quality of Cambridge’s setting
• 3 - to prevent communities in the environs of Cambridge from merging into one another and with the city
Whilst the Assessment attempts to explain how these are linked to the five purposes of Green Belt as defined within the NPPF, we do not believe the assessment is robust as it does not clearly assess the sites against the five purposes.

As detailed by paragraph 138, the five purposes of the Green Belt are:
a) to check the unrestricted sprawl of large built-up areas;
b) to prevent neighbouring towns merging into one another;
c) to assist in safeguarding the countryside from encroachment;
d) to preserve the setting and special character of historic towns; and
e) to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.
We therefore request that the Authority update their Assessment to also assess the parcels against the NPPF Green Belt purposes.

Overall, Green Belt Parcel SA22 was assessed as having a ‘high’ harm rating by the Green Belt Assessment.
As we explained above, we do not believe the assessment is robust as it does not clearly assess the sites against the five purposes of the Green Belt as defined by paragraph 138 the NPPF.

In addition to this, we also believe the Assessment should be updated to assess the smaller parcels of land that have been proposed for housing.

In terms of the land east of Cambridge Road, we request that the Council assess the smaller parcel, put forward by these representations on its own, independent from the other land within parcel SA22.

To assist the Council with their assessment of this smaller parcel, we have completed our own assessment of the site against the NPPF’s five Green Belt purposes:
a) to check the unrestricted sprawl of large built-up areas;
A residential development on the land east of Cambridge Road will be contained by existing defensible boundaries, including woodland and trees to the north and east of the site and Cambridge Road to the south. It is proposed that a new green buffer comprising open space and landscape planting would contain the site to the west. Due to the defensible boundaries to the site, any development will not result in an area of ‘unrestricted’ sprawl to Sawston.

b) to prevent neighbouring towns merging into one another;
The proposed development parcel will result in a reduction in the gap between Sawston and Stapleford. However, the gap between the settlements would still extend to approx. 1.1km and therefore, with the establishment of a new green buffer on the western boundary of the site, the development will ensure that the two villages remain separate.

c) to assist in safeguarding the countryside from encroachment;
As noted above, the proposed development will be contained by existing and proposed defensible boundaries. As a result, it will not result in a significant encroachment into the countryside.

d) to preserve the setting and special character of historic towns; and
The site performs no function in preserving the setting and character of a historic town and or designated heritage asset.

e) to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.
As is evidenced by the need to allocate land for housing on the edge of the settlement, there is no suitable derelict of urban land within the settlement which could be developed in preference to this site.

S/RSC/HW Land between Hinton Way and Mingle Lane, Great Shelford
Cambridge Past, Present & Future OBJECTS to this policy because it would cause a moderate high level of harm to the green belt. We see no evidence that 100 houses could not be provided outside the green belt and therefore this site does not pass the “exceptional circumstances” test. We do not believe that being close to a rail station qualifies for “exceptional circumstances” either.

It is obvious that the development of this site would lead to increased development pressure on the other fields in this location and therefore it undermines the green belt. Indeed, it seems that the longer-term intention of the Planning Department is for further green belt release in this location, this is evidenced by: “open space to be provided to the east of the built development to help provide compensatory improvements to the environmental quality and accessibility of remaining Green Belt.” There is also green belt to the north (indeed that is the longer boundary and the one viewed from higher ground) and therefore if the intention was to contain the development there would be a requirement for public space/green belt mitigation for both the northern and eastern boundaries.

The justification for this site seems to be that it is close to Great Shelford station. However, this means that the new dwellings will appeal to London commuters and therefore there is a high risk that the new housing does not support the new jobs creation set out in the Plan, but instead further exacerbates local housing shortage.

We are not convinced that exceptional circumstances have been identified in order to allocate site S/RSC/HW (Great Shelford) given its location within the Green Belt. This development could be delivered in other locations such as Bassingbourn, Over and Girton (see our comments in respect of Policy S/RRP).

Land to the rear of No. 24 Brookhampton Street, CB10 1SP - 20 houses. Ref: 40536, suitable for development [amber].
This area is completely unsuitable for development.
Granting planning permission here would also lead to development requests for all the green space adjoining it, to the North East of Ickleton, destroying the character of the village.

As the Development Strategy Topic Paper acknowledges, the rural southern cluster area provides the opportunity to provide new homes that are close to the research parks and potentially in locations with sustainable transport opportunities. The approach to identifying new rural allocations (Key criteria and Relative factors) is supported. This does make it critical that the ratings in the Housing and Employment Land Availability Assessment (HELAA) are robust. The recognition that some villages in the Green Belt have the best access, which may constitute exceptional circumstances to release sites from the Green Belt reflects the policy in the NPPF (paragraph 142) that when “..reviewing Green Belt boundaries, the need to promote sustainable patterns of development should be taken into account”, and is welcomed. We would also concur with the Reasons for the proposed policy direction’ in the Local Plan – “The Councils consider that the carbon benefits of locating homes close to jobs in the research parks, where there are existing opportunities for very high quality sustainable travel, could provide the exceptional circumstances required to justify removing land from the Green Belt in this location but only if considered alongside the environmental impacts.” That recognition is not however then reflected in the identification of sites (with the exception of one green belt site in the Southern Cluster – S/RSC/HW).

As stated in representations on the Vision and development, additional sites in sustainable village locations also need to be included as part of a rounded strategy to provide opportunities for villages to grow and thrive as required by the NPPF (Paragraph 79).

St John’s College has put forward a number of sites which we continue to contend would deliver on these opportunities, but one site in particular sits squarely within the stated policy direction. Land west of Hinton Way, Great Shelford (40485) is uniquely placed with proposed plans showing the route of the new public transport route between the A11/Granta Park and the Cambridge Biomedical Campus via Sawston, Stapleford and Great Shelford (Cambridge South East Transport Phase 2) following the northeastern edge of the site with a stop adjacent to the site. An application for a Transport and Works Act Order for the scheme is due to be submitted in early 2022. The site also affords ready access to the Rail Station and services in Great Shelford and cycle links via National Cycle Network Route 11 to Addenbrookes/the Biomedical Campus and the City Centre. Whilst the whole site has been given a red assessment for Landscape and Townscape in the SHLAA, the SHLAA concludes that “A significantly reduced scheme may be possible with mitigation”. The assessments for proposed allocation S/RSC/HW in the HELAA are similarly red for Landscape and Townscape for the proposed wider sites. Moreover, the SHLAA conclusions do not take account of the alignment of the new public transport route. Taking account of that route, development on the southwestern/village side of the new route would not have a significant adverse impact adverse impact upon the existing landscape character nor would it be an encroachment into the rural countryside. Allocation of the site sits squarely with the statement that “The Councils consider that the carbon benefits of locating homes close to jobs in the research parks, where there are existing opportunities for very high quality sustainable travel, could provide the exceptional circumstances required to justify removing land from the Green Belt in this location but only if considered alongside the environmental impacts.” The limited landscape impacts and exceptional accessibility credentials of the site constitute the exceptional circumstances required to release the site from the Green Belt and allocate it for residential development.

Please see attached document.

It is considered that the growth of the more sustainable villages must be part of the development strategy for emerging GCLP, and particularly those villages that contain a very good range of services and facilities, are accessible by a range of modes of transport, and where there is an identified need for affordable housing for those with a local connection to the village. Stapleford and Great Shelford fall within this category.

Paragraph 79 of the NPPF seeks to promote sustainable development in rural areas and acknowledges that housing can enhance or maintain the vitality of rural communities and support local services. The land promoted by EDBF at Hinton Way in Stapleford would support the existing services and facilities in the village, including the convenience stores, post office, library, banks, public houses and restaurants, bus, and rail services.

Paragraph 69 acknowledges the role that small and medium sized sites can make towards meeting the housing requirements, and that such sites are often built-out relatively quickly. Small and medium sized sites typically only require limited new physical infrastructure and amendments to the access arrangements. The housing monitoring data from Cambridge and South Cambridgeshire confirms that small and medium sites are delivered quickly i.e. within two to three years. It is considered that small and medium sized sites make a significant contribution towards the short term housing land supply and the five year housing land supply position in Greater Cambridgeshire.

It is requested that medium sized sites such as land off Hinton Lane in Stapleford are allocated to meet the requirement for a mix of sites including those that are easily deliverable.

Paragraph 104 of the NPPF expects transport issues to be considered at the earliest stages of plan-making. Those issues include opportunities created by existing or proposed transport infrastructure in terms of the scale, location and density of development, and opportunities to promote walking, cycling and public transport use. Shelford Station is located close to the site. There are bus routes on Hinton Way, Mingle Lane, Station Road and Cambridge Road, all of which are close to the site. There are cycle routes through Stapleford and Great Shelford into Cambridge. The route for the proposed Cambridge South East Transport project by the Greater Cambridge Partnership is located to the north west of the site, and there are proposed stops at Hinton Way and Haverhill Road that would be within close proximity of the site. Stapleford and the land off Hinton Way are sustainable locations in transport terms, and additional development in this location would be consistent with Paragraph 104.

Paragraph 62 of the NPPF expects the size, type, and tenure of housing needs of the community to be assessed and reflected in planning policies, including for example those with an affordable housing need, students, renters, and self-builders. South Cambridgeshire District Council's 'Housing Statistical Information Leaflet' (December 2019) identified a need for 28 affordable dwellings in Stapleford for those with a local connection to the village, and 47 affordable dwellings in Great Shelford. This identified need would not be met without allocations in the village. The preferred allocation at Site Ref. S/RSC/HW (Land between Hinton Way and Mingle Lane, Great Shelford) for 100 dwellings would meet the current identified needs for affordable housing of Stapleford, but not any district-wide or future affordable housing needs. The land promoted by EDBF at Hinton Way in Stapleford would include provision of housing and affordable housing to meet future local needs of the village and address a proportion of the district-wide needs, and there would be a policy requirement to include a proportion of self/custom build housing plots within the development.

EDBF’s representations to the assessment of the land off Hinton Way in Stapleford site in the HELAA (Site Ref. 40369) comment on the potential constraints identified with the promoted development and explain how those constraints would be addressed.

In summary, the landscape and townscape mitigation measures identified for the preferred allocation at Site Ref. S/RSC/HW (Land between Hinton Way and Mingle Lane, Great Shelford) could also be delivered at the land promoted by EDBF at Hinton Way i.e. strategic landscaping at the north western boundary. The site assessment does not consider the route for the proposed Cambridge South East Transport project located to the north west of the site, in terms of the change to landscape character and to the openness of the Green Belt in this location. If additional land is required to meet a higher housing requirement and housing and affordable housing needs of the villages, then land off Hinton Way in Stapleford would be a suitable location for an additional allocation.

Requested Change

It is requested that the development strategy for the Rural Southern Cluster includes an additional residential allocation at land off Hinton Way in Stapleford, as promoted by EDBF, with the following policy requirements:

• Site Area of 16.87 Ha
• Capacity for approx. 500 dwellings, including affordable housing and self/custom build plots
• Provide strategic landscape buffer at north western and south eastern boundaries
• Design of development to preserve key views from Stapleford Conservation Area and setting of Church of St Andrew (Grade II*) and The White House (Grade II)
• Provide open space and green infrastructure
• Upgrade existing vehicular access from Hinton Way and Mingle Lane
• Design and layout to be compatible with adjacent allocation (Site Ref. S/RSC/HW)

As suggested in the HELAA site assessment (Site Ref. 40369) the site capacity could be reduced to be consistent with the north eastern boundary of the adjacent allocation. A capacity assessment will need to be undertaken, informed by landscape and heritage impact assessment, to determine the most appropriate locations for built development, strategic landscaping, and open space within the promoted development.

*Great Shelford with Stapleford*
At present the Plan is only proposing to allocate one site in the village. Known as S/RSC/HW, Land between Hinton Way and Mingle Lane, Great Shelford, this site is proposed to deliver a development of approx. 100 dwellings.

Whilst we do not wish to object to the allocation of this site, we do note that access constraints mean that the site is only capable of delivering circa 100 dwellings. We therefore consider that if this site is allocated, there is a risk that once further detailed highways work is undertaken, the full number of homes may not be deliverable onsite. We therefore believe the Authority should request further evidence from the site’s promoters to fully assess how many homes the site is capable of delivering.

Notwithstanding our concerns with site S/RSC/HW, we also consider that Great Shelford with Stapleford has the ability to deliver more new homes than the 100 currently proposed. We believe this is necessary as there is an acute need for new dwellings to come forward within Greater Cambridge as soon as possible, in order to help address the identified trends of high house prices and large numbers of commuting from outside of the area to access the employment opportunities within the area.

Great Shelford with Stapleford is ideally located to deliver new homes as it is very close to existing employment sites, good transport links and it will feature two stops on Phase 2 of the Cambridge South East Transport Route. This project will further enhance the settlement’s connection with employment opportunities at Cambridge Biomedical Campus, Babraham Research Campus and Granta Park.

*Land east of Haverhill Road, Stapleford SHLAA Ref: 530*
As noted within our comments on other areas of the Plan, we have previously promoted land on the edge of Stapleford, east of Haverhill Road, to the Greater Cambridge SHLAA (Ref: 530). This site was put forward as it will contain a stop for the Cambridge South East Transport Route. Consequently, we consider the site provides an opportunity to deliver a mixed use scheme which will benefit from the enhanced public transport connectivity which will result from the transport route.

As part of the current representations, we wish to amend the portion of the site submitted, to reflect a parcel that has been drawn to cluster around the proposed stop location to the south-west of the site and deliver strategic landscape planting and a new Country Park to enhance the edge of Stapleford (please see attached document).

In addition, the attached Landscape and Visual Technical Note (LVTN) and enclosed Development Framework Plan has assessed the existing landscape and visual character of the site and identifies a sensitive, landscape-led approach to the design of the proposals. Therefore ensuring that the scheme can be integrated into its surroundings without significant/long-term adverse landscape or visual effects. The proposed Country Park will enhance the transition between Stapleford and the surrounding countryside.

Furthermore, the Authority will also be aware of the proposed retirement care village on land between Haverhill Road and Hinton Way, Stapleford (App Ref: 20/02929/OUT). Whilst this application is now subject to a planning appeal (PINS Ref: APP/W0530/W/21/3280395); should this scheme gain planning permission, this will further extend the built form of Stapleford northwards along Haverhill Road. Therefore, making any development on the land east of Haverhill Road appear as a ‘rounding off’ to the built form of the village.

The LVTN outlines that the proposed development could be successfully integrated with the village on its own merits, whilst also outlining the potential for it to seamlessly tie in with the care village development and the new Cambridge SE transport route and stop.

*Green Belt Assessment*
At present, the land east of Haverhill Road is designated as Green Belt land.
The Greater Cambridge Green Belt Assessment (2021) assessed the site as part of a larger parcel known as GS8.
Overall, Green Belt Parcel GS8 was assessed as having a ‘very high’ harm rating by the Green Belt Assessment.
The Green Belt Assessment has assessed the parcel against three ‘Cambridge Green Belt’ purposes. Which are:
• 1 - to preserve the unique character of Cambridge as a compact, dynamic city with a thriving historic centre
• 2 - to maintain and enhance the quality of Cambridge’s setting
• 3 - to prevent communities in the environs of Cambridge from merging into one another and with the city
Whilst the Assessment attempts to explain how these are linked to the five purposes of Green Belt as defined within the NPPF, we do not believe the assessment is robust as it does not clearly assess the sites against the five purposes as detailed by paragraph 138 of the NPPF.

We therefore request that the Authority update their Assessment to also assess the parcels against the NPPF Green Belt purposes.

In addition to this, we also believe the Assessment should be updated to assess the smaller parcels of land that have been proposed for housing.

In terms of the land east of Haverhill Road, we request that the Council assess the smaller parcel, put forward by these representations on its own, independent from the other land in parcel GS8.

To assist the Authority with their assessment of this smaller parcel, we have completed our own assessment of the site against the NPPF’s five Green Belt purposes:

a) to check the unrestricted sprawl of large built-up areas;
The proposed development east of Haverhill Road will be contained by the route of the proposed South East Cambridge Transport Route, new landscape planting and the existing built form of Stapleford. Due to the creation of new defensible boundaries to the development, it will not result in ‘unrestricted’ sprawl of the village.

b) to prevent neighbouring towns merging into one another;
The site currently performs no real role in preventing Stapleford from merging with surrounding settlements. The built form of Cambridge (Cherry Hinton) is approx. 4 km to the north of the site and therefore any development on the site will result in no significant reduction in the gap between Stapleford and Cambridge.

c) to assist in safeguarding the countryside from encroachment;
As noted above, the proposed development will be clustered around the proposed stop on Phase 2 of the South East Cambridge Transport Route. As a result of the transit route and new landscape planting carefully containing the site, it will not result in a significant encroachment into the countryside.

d) to preserve the setting and special character of historic towns; and
The site performs no function in preserving the setting and character of a historic town and or designated heritage asset. Moreover, as noted above, the site is approx. 4 km from the edge of Cambridge and therefore it is not considered reasonable to assess the site as forming part of the setting of Cambridge.

e) to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.
As is evidenced by the need to allocate land for housing on the edge of the settlement, there is no suitable derelict of urban land within the settlement which could be developed in preference to this site.