OBJECT WJ Unwin & Messrs Biggs represented by Bidwells (Miss Kimberley Woodcock)

Summary:
Whilst the allocation of H/1:d and sites in the most sustainable villages is supported, the specific development requirements set out for this site and also the Council's proposed boundary for this site are objected to. The proposed northern boundary of the site, and therefore also the proposed development framework and Green Belt boundary, are illogical as there is no defined or physical boundary on the ground in this position. Given that Histon & Impington is defined as a Rural Centre and these are the largest, most sustainable villages, it is considered that the release of Green Belt land to accommodate just 25 dwellings is inappropriate. The Plan cannot be considered sound as it is not in accordance with national planning policy, it does not represent the most appropriate strategy when considered against reasonable alternatives, and is therefore unjustified and not effective. In order to be considered sound it must be amended. View Site Map: LPPS 2013 - Land north of Impington Lane, Histon & Impington (H/1:d AMENDMENT)

Change To Plan:
In order to rectify the inconsistency with the Councils current policy and proposed allocation of site reference H/1:d, land north of Impington Lane, Histon & Impington, with the NPPF and ensure that the Local Plan can be found to be sound, it is considered that the northern boundary of this Site should be shown in accordance with the submitted Concept Development Framework Proposals which is in accordance with existing physical boundaries on the ground. This Concept Development Framework Proposals is also accompanied by a Landscape & Visual Appraisal & Landscape Strategy which fully justifies the proposed location of the Site's northern boundary in relation to the Site's context adjacent to the Green Belt and the boundary of the Development Framework for the village of Histon & Impington and confirms that the proposed development shown in the Concept Development Framework Proposals is designed so that it will not have an adverse effect on the rural character and openness of the Green Belt. It is also considered that the proposed amendment to the northern boundary of the Site will respect and retain the local character and distinctiveness of the local landscape surrounding Histon &

Impington as the boundaries proposed will be in accordance with those that currently exist helping to ensure a quality residential development that respects the natural landscape surrounding this. The submitted Concept Development Framework Proposals takes account of the development requirements set out in the Proposed Submission Local Plan in relation to this Site and includes the strengthening of the existing significant landscape feature along appropriately positioned boundaries of the site in order to ensure the retention of the existing well defined edge to the village. The design of the proposed development shown in the submitted Concept Development Framework Proposals also takes account of the need to mitigate the impact of the proposed development on the setting of the Conservation Area and listed building within the vicinity of the Site and further information with regard to this is set out within the submitted Landscape & Visual Appraisal & Landscape Strategy and Archaeological & Heritage Assessment. The submitted Concept Development Framework Proposals has also taken draft Policy CC/9: Managing Flood Risk, fully into account in the design of the proposals with suitable flood protection/mitigation measures being incorporated into the proposals minimising the risk of flooding to the proposed development itself whilst also ensuring that there would be no increase to flood risk elsewhere as a result of the proposed development. Further details with regard to this are contained within the submitted Flood Risk & Surface Water Drainage Strategy. Opportunities to enhance the landscape setting and biodiversity offer of the Site have also been taken wherever possible and these representations are also supported by Preliminary Ecological Appraisal, Reptile Survey and Bat Activity Survey that have been undertaken in support of the proposed residential development of site reference H/1:d, land north of Impington Lane, Histon & Impington, demonstrate how it is proposed that the proposed residential development will aim to maintain and enhance biodiversity on the Site wherever possible. In accordance with the requirements of draft Policy NH/4: Biodiversity, survey information has been provided which establishes the extent of the potential impact of the proposed development in terms of biodiversity. These submitted reports confirm that overall this Site, with our requested amended site boundary and increased Site area, is considered to have limited ecological value. The Preliminary Ecological Appraisal

recommended that a reptile survey and bat activity survey were undertaken, and also that any tree works should be scheduled outside of the bird breeding season. As such, both a Reptile Survey and Bat Activity Survey have also been undertaken and submitted in support of these representations which conclude that the retention of linear vegetation will be required in order to maintaining foraging habitats for bats and this has been incorporated into the proposals for the site. In addition, these reports conclude that provision of a reptile receptor site will also need to be made as part of further detailed proposals for the site. Further correspondence with Applied Ecology following this has confirmed that the linear landscape buffer proposed along the site's northern boundary could fulfil this function as a receptor site. All opportunities to achieve positive gain through the form and design of the proposed development have, and will continue, to be central to the design development of the proposals. The submitted initial Concept DDevelopment Framework Proposals is considered to demonstrate how this has been taken into account with the retention of much of the existing vegetation on the Site as possible and also significant additional planting to the boundaries of the Site to ensure that every opportunity to fully integrate biodiversity within the proposed development has been taken. It is also considered that the currently unjustifiable and highly unsustainable small release of Green Belt land proposed by the Council can be rectified through the alterations to the northern boundary of the Site, as discussed further above and shown in the submitted Concept Development Framework Proposals. This would increase the total size of the Site to 3.28ha although, due to the need to ensure that none of the proposed residential development is at risk from flooding and to provide an appropriate landscape buffer given the Site's location on the edge of the village of Histon and Impington and also adjacent to the Cambridge Green Belt, the developable area of the Site is considered to be approximately 2.1ha meaning that the Site would have the capacity to accommodate approximately 74 dwellings at a density of 35 dwellings per hectare (dph). The small release of Green Belt land required to accommodate this development is considered to be justifiable given the number of dwellings that could then be provided in this sustainable Rural Centre, the second most sustainable village within the District according to the Council's own Village Classification Report (June 2012) and also a location with good access to sustainable transport links, in particular the guided busway, whilst also ensuring that the Green Belt boundary

would be in accordance with physical features which exist on the ground and therefore the requirements of National planning policy. The proposed development shown in the submitted Concept Development Framework Proposals also takes draft Policy TI/2 of the plan into account with the location and design of development reducing the need to travel, particularly by car, and promoting all of the options that exist in this settlement for sustainable travel, and particularly the guided busway. The submitted Transport Appraisal provides further details regarding this. The Site is located within a highly sustainable settlement which provides good access to opportunities for walking, cycling and public transport. The proposed development makes provision for safe and direct routes within a permeable layout that will encourage short distance trips by walking and cycling between the proposed homes and local services and facilities within Histon & Impington. The Site is also within close proximity to bus stops and the guided busway providing access to Cambridge City Centre and Cambridge Railway Station along with many other destinations, providing real travel choice for many journeys and this is considered to be one of the great advantages of Histon and Impington and also means that it is a sustainable settlement with the capacity to absorb further housing growth. The proposed layout also makes provision for new cycle and walking routes between the proposed development and existing networks to strengthen the connection of the proposed development with Histon & Impington and all of the services and facilities provided within the village and also providing good access to the public transport provision that there is within the village. Provision of secure, accessible and convenient cycle parking will be key in the design development of the proposals to ensure that the use of sustainable transport modes can be maximised by the proposed development, as is required by the NPPF. The proposed development is considered to ensure strong positive links between the proposed homes and employment opportunities, education, health, shopping, leisure and other services and facilities that are available within Histon & Impington. The supporting text that accompanies Policy TI/2 states that all development should strive to offer real travel choice for all people by non-car modes appropriate in scale and kind to the development. It goes on to state that development must be designed to promote road safety, and create places where walking and cycling have priority over motorised traffic, so that people feel safe. Development should ensure good accessibility by walking and cycling to local facilities,

services and to bus stops or railway station. It is considered that the proposed development takes all of this fully into account and the submitted Transport Appraisal provides further information regarding the above. In addition to the above, as part of any planning application for the proposed residential development of this site, appropriate provision would be made, either on site or via off site contributions for infrastructure required to support the proposals including highways, utilities, drainage, education provision and health facilities, subject to viability, in order to ensure that the proposed development would have no detrimental impact for either the future residents of the proposed development or the existing residents of Histon & Impington in this regard. Supporting these representations are the Landscape & Visual Appraisal & Landscape Strategy and Concept Development Framework Proposals referred to above. In addition a Flood Risk & Surface Water Drainage Strategy, Transport Appraisal, Ecology Surveys, Tree Survey and Desk-Based Archaeology & Heritage Assessment are also submitted which confirm that the provision of approximately 74 dwellings on this Site as suggested is achievable and deliverable. Policy H/1 (d) should therefore be amended with the proposed northern boundary of the proposed residential allocation being moved further north in accordance with the existing physical boundaries at the site and the boundary shown on the submitted Concept Development Framework Proposals and the Policy itself being amended to include the increased site area of 3.28 ha and indicative dwelling capacity of 74 in order that the Plan can be found sound. More details about Rep ID: 58658 Representation ID: 58252