Summary of Findings and Recommendations CP.pdf · Main findings and recommendations: The site lacks vehicular access and is partly constrained by its proximity to the A142. The site

Site Ref: Site/34/18

Parish: Witchford CP

Site Name: Land north of Field End

Current Status: Site Allocation WFD.H1

Major Criteria

Site Information

Summary of Findings and Recommendations

1a. Settlement Hierarchy Large Village

1b. Site Availability

1c. Minerals and Waste assessment

2a. Flood zone

B

1c.(i) Site affected by M+W Policies

1c.(ii) Site affected by M+W Allocations

2b. Surface Water flood risk

Flood Zone 1: Flood Zone 3a:Flood Zone 2: Flood Zone 3b:

30 Year: 1,000 Year:100 Year:

Percent (%) of site area at risk (SFRA Level 1 screening):

Percent (%) of site area at risk (uFMfSW):

ID: 503

LP15 Allocation Ref:

Site Area Net (ha): 5.54 Site Area Gross (ha) 7.38

Site Address: Land north of Field End, Witchford

Site Description: Site supersedes Site/34/05 and Site/34/09

Brown/Greenfield: Greenfield

Current Use info:

a) Submitted / estimated 128

Planning Perm. Ref:

Proposed Use info:

Known Constraints:

Site Type: Strategic Planning Amended Submission

Settlement: Witchford

Current Use: Agriculture Proposed Use: Housing

b) Recommended 128Indicative no. of dwellings:

Polygon (ha): 7.38

Overall recommendation from site assessment:

Preferred site

Main findings and recommendations:

The site provides a single, coherent site to incorporate Site/34/05 and Site/34/09. Part of the site has extant planning permission for residential development. The site extends this area to provide additional land, thereby enabling a significant landscape and noise buffer to be created to mitigate impacts from the A142.

Date and time of site visit:

Supersedes site submission(s)





Minor Criteria

3. Proximity to Hazardous Installation

4a. Proximity to internationally /

nationally important wildlife sites

4b. European and nationally important

wildlife sites - professional assessment

Site located in Internal Drainage Board Admin. area (Y/N):

Site located in area benefitting from defences (Y/N):

5. Site Suitability

5d. Transport impacts - professional assessment

5a. Proximity to contaminated land

5b. Local road impact

5c. Strategic Road Network impact

6. Access to services

6g.(i) Primary education impacts - professional assessment

6a. Proximity to public transport

6b. Proximity to medical services

6c. Proximity to shops

6d. Proximity to Primary School

6e. Proximity to Secondary School

6f.(i) Available primary school capacity

6h. Proximity to employment sites

7. Environmental impact

7a. Proximity to County Wildlife Sites

7c. Groundwater PZ and aquifers

7d. Agricultural land classification

7e. Public Rights of Way

7f.(i) Conservation Area

7b. County Wildlife Sites - Professional assessment

5a.(i) Contaminated land profesional assessment

6g.(ii) Secondary education impacts - professional assessment

6f.(ii) Available secondary school capacity

7e.(i) PROW comments





Parish Council support and rank

FDLP Consultation (Jan-Feb '17) - Summary of comments received


7f.(ii). Listed building

7f.(iii) Scheduled Ancient Monument

7g. Heritage / archaeology comments

Additional criterion 7i. TPOs

7f.(iv) Archaeological asset

Justification for score:

7h.Visual Impact

Does Parish Council support this site?

Form E - Parish Council site ranking:

Form G - Parish Council's view:

Summary of main issues raised during public consultation:



Site Name: Land south of Marroway Lane

Current Status: Superseded by WFD.H1

Major Criteria

Site Information



A

A

1b. Site Availability Available for devt in short term (0-5 yrs 2016-22)


2a. Flood zone >50% of site area in Zone 1

B



-2b. Surface Water flood risk Proportion of site at some risk of surface water flooding (30yr) - refer to SFRA

Flood Zone 1: 100.00% Flood Zone 3a: 0.00%Flood Zone 2: 0.00% Flood Zone 3b: 0.00%

30 Year: 1.14% 1,000 Year: 13.66%100 Year: 1.62%



ID: 162



Site Address: Marroway Lane, Witchford

Site Description: Land south of Marroway Lane


Current Use info:


Planning Perm. Ref:

Proposed Use info:

Known Constraints:

Site Type: New site submission (Form B)




Polygon (ha): 2.24


Preferred site


The site lacks vehicular access and is partly constrained by its proximity to the A142. The site has some merit when combined with adjacent Site/34/09 (which has extant planning permission), where the site provides additional land to enable air quality and noise constraints to be addressed.


12:30 15 July 2016






Minor Criteria

3. Proximity to Hazardous Installation Site does not intersect Inner Zone A



More than 5km from site A



Site located in Internal Drainage Board Admin. area (Y/N): No

Site located in area benefitting from defences (Y/N): No

5. Site Suitability


Does not have Highways Frontage .

A Transport Assessment (TA) and Travel Plan would need to accompany the development proposals for this site. This would need to follow the guidance from CCC TA guidelines; particularly the need to demonstrate that the site can provide adequate mitigation measures and assess and improve connectivity to facilities particularly into Witchford, Ely and Lancaster Way buisness park. The site will also need to refer to relevant CCC transport policy documents and appropriate schemes identified by CCC as a requirement for the local area. CCC is concerned that by combinging the impact of all identified sites in Whitchford the cumulative impact could be significant, especially on A142 junctions with the A10, Wtichford Road and Angel Drove.

5a. Proximity to contaminated land Site within 250m of contaminated land

5b. Local road impact Insurmountable safety issues that cannot be secured in accordance with CIL regulations

E


B



The site would accommodate another 15 pupils only using DfE recommended site area guidelines hence an E rather than a D classification

6a. Proximity to public transport Less than 5 min walk (<400m)

6b. Proximity to medical services Greater than 20 min walk (>1,600m) E

6c. Proximity to shops Greater than 20 min walk (>1,600m) E

6d. Proximity to Primary School Less than 10 min walk (<800m) B

6e. Proximity to Secondary School Less than 15 min walk (<1,200m) C

6f.(i) Available primary school capacity No spare places, no room for expansion E

6h. Proximity to employment sites Greater than 20 min walk (>1,600m) E

A


7a. Proximity to County Wildlife Sites CWS within 1.01km – 2km of site B


7d. Agricultural land classification All or part of site intersected by ALC2 or lower D



Road haulage depot 234m to E.


The College could be extended by 2 forms of entry (300 places). Using the yield multipliers of CCC this would be equivalent to 1200 houses in the catchment area.

6f.(ii) Available secondary school capacity Limited capacity C








7e. Public Rights of Way C – Opportunities to connect to nearby PRoW within the site boundary C

7f.(i) Conservation Area CA more than 2km from site A

7f.(ii). Listed building LB within 500m of site D

7f.(iii) Scheduled Ancient Monument SAM more than 2km from site A


No heritage impact

Additional criterion 7i. TPOs No TPO within 15m of the site A


Byway Open to all Traffic 8 runs along the western boundary of the site and there is a permissive Bridleway PPA 0101 which is within the boundary of the site. Provide a connection to BOAT 8 and provide links across the site to Field End for pedestrians, cyclists and horse riders. Also provide links to the adjacent site 34/9.



7h.Visual Impact Neutral/No impact on landscape/townscape or key views C


Form E - Parish Council site ranking: Second



•Noisy and polluted, therefore risk to health. Proposed green buffer not sufficient to overcome health concerns.•Will lead to increase in traffic levels.•Site has longer distant view of Ely Cathedral. Not clear whether site would impact on view, but this should be considered. Council should demonstrate historic environment impacts would be acceptable.

•Site promoter supports draft allocation, and indicates that the site will deliver: approximately 55 dwellings; 0.36ha of public open space; network of footways and cycle paths; and 6m woodland planting landscape along northern boundary.•Site is deliverable within five years.



Site Name: Land North Of Field End, Witchford


Major Criteria

Site Information



A




B





30 Year: 0.60% 1,000 Year: 13.11%100 Year: 1.14%



ID: 251



Site Address: Land North Of Field End, Witchford, Cambridgeshire

Site Description: Land North Of Field End, Witchford


Current Use info:


Planning Perm. Ref: 14/00248/OUM

Proposed Use info:

Known Constraints:

Site Type: Site with extant planning permission




Polygon (ha): 5.18


Preferred site


The site has extant planning permission for housing development. To retain this planning decision, the site should be allocated.







Minor Criteria









5. Site Suitability


A Transport Assessment (TA) and Travel Plan would need to accompany the development proposals for this site. This would need to follow the guidance from CCC TA guidelines; particularly the need to demonstrate that the site can provide adequate mitigation measures and assess and improve connectivity to facilities particularly into Witchford, Ely and Lancaster Way business park. The site will also need to refer to relevant CCC transport policy documents and appropriate schemes identified by CCC as a requirement for the local area. CCC is concerned that by combining the impact of all identified sites in Whitchford the cumulative impact could be significant, especially on A142 junctions with the A10, Wtichford Road and Angel Drove.










6d. Proximity to Primary School Less than 10 min walk (<800m) B

6e. Proximity to Secondary School Less than 10 min walk (<800m) B



A





7e. Public Rights of Way D – Opportunities to connect to nearby PRoWs outside the site boundary D

















n/a



Provide links from Field End into the site and also create links to the rights of way network in the connecting site 34/5.



7h.Visual Impact





•Noisy and polluted, therefore risk to health. •Will lead to increase in traffic levels.•Site has longer distant view of Ely Cathedral. Not clear whether site would impact on view, but this should be considered. Council should demonstrate historic environment impacts would be acceptable.

•Site promoter supports draft allocation of the site.•Site has outline planning permission for up to 128 residential dwellings, including 30% affordable housing. •Site will be developed in accordance with principles of planning permission within five years (subject to approval of Reserved Matters).



Site Name: Land at Common Road


Major Criteria

Site Information



A




B







ID: 446



Site Address: Common Road, Witchford, Ely

Site Description: Site includes agricultural land and buildings, and some residential dwellings, located between Common Road and Manor Road. Proposed for housing development.


Current Use info: Mainly agricultural land, with a small number of dwellings in south west of site.


Planning Perm. Ref:

Proposed Use info:

Known Constraints: **Submission does not indicate number of proposed dwellings. Dwelling figure is therefore calculated from site area and does not reflect site constraints or characteristics.****Net site area estimated**

Site Type: FDLP Additional Site Suggestion Jan-Feb'17




Polygon (ha): 9.07


Preferred site


The site has clear defensible boundaries, has few constraints and is suitable for development.The site was supported by the parish council. The northern boundary of the site is adjacent to the A142, and mitigation will be required to ensure residential amenity is not adversely affected by noise and air quality issues. No direct access to the A142 will be permitted.


09:55 15 May 2017






Minor Criteria




2.01km - 5km from the site B



30 Year: 0.84% 1,000 Year: 14.42%100 Year: 0.80%



5. Site Suitability


No direct access on to the A142 will be permitted Subject to the applicant being able to demonstrate that they can provide adequate visibility and junction geometry.

5a. Proximity to contaminated land Site located more than 250m from contaminated land

5b. Local road impact No objections subject to reasonable mitigation measures in accordance with CIL regulations

C


A



The level of development now proposed in Witchford and other villages that feed into Rackham Primary School is in excess of 750 homes. This lelvel of development suggests a need for a significant expansion of primary school provisioon. The site at Rackham is restricted but with some additional land could be expanded by 0.5 FE to provide an additional 105 places. However, to mitigate the full impact of this development a further form of entry of palces could be rrequired. Options include a new small primary school (with a site) or the relocation and expansion of the existing school onto a much larger site.




6d. Proximity to Primary School Less than 5 min walk (<400m) A

6e. Proximity to Secondary School Less than 5 min walk (<400m) A


6h. Proximity to employment sites Less than 20 min walk (<1,600m) D

A






There is potential to expand Witchford Village College on its current site. However, this latest call for site would result in much higher levels of development within the catchment area of the College if they were all included in the Local Plan. The level of development would generate another 595 secondary aged children or 4FE. This is in addition to the additional pupils ientifed from the sites included in the consultation draft local plan. At this level of development suitable mitigation could not be provided at Witchford VC. It would be the Council's intention on adoption of the Local Plan to undertake a strategic review of secondary school provision across the District and the review would include the option of a further new secondary school (and site) in order to provide suitable mitigation

6f.(ii) Available secondary school capacity No spare places but room for expansion D









7e. Public Rights of Way E – No PRoW connection opportunities E





Listed buildings to the south, likely to have limited/no impact on designated heritage assets.

Additional criterion 7i. TPOs TPO tree within 15m of the site B





Does Parish Council support this site? Yes


Form G - Parish Council's view: (b) add this site to the Local Plan, but delete an existing preferred site(s)?


This site submission was received during consultation on the Further Draft Local Plan. Consequently, it was not published for public consultation.



Site Name: Land south of Main Street, Witchford


Major Criteria

Site Information



A

A




B





30 Year: 0.00% 1,000 Year: 4.75%100 Year: 0.60%



ID: 164


Site Area Net (ha): 1.70 Site Area Gross (ha) 2

Site Address: Land south of Main Street, Witchford

Site Description: Land south of Main Street, Witchford


Current Use info:


Planning Perm. Ref: 17/00261/OUM

Proposed Use info:

Known Constraints:





Polygon (ha): 2.06


Preferred site


Since publication of the Further Draft Local Plan, the site has been granted planning permission for residential development. The site should be allocated to retain this planning decision.


12:00 15 July 2016






Minor Criteria









5. Site Suitability


No Vehicle access to west End will be permitted Subject to the applicant being able to demonstrate that they can provide adequate visibility and junction geometry.



5b. Local road impact No objections with minor mitigation measures A


A







6d. Proximity to Primary School Less than 15 min walk (<1,200m) C

6e. Proximity to Secondary School Less than 20 min walk (<1,600m) D



A


















7f.(ii). Listed building LB within 500.1 – 1000m of site C



No heritage impact

Additional criterion 7i. TPOs TPO tree on site C


Provide links for pedestrians and cyclists from Barton Close and West End Close to Main Street within the site



Views of agricultural land - impact limited to a very few dwellings.


Does Parish Council support this site? No

Form E - Parish Council site ranking: Fourth



•Site promoter objects to rejection of site, as site scores similarly to other sites which were selected as draft allocations.•Originally assessed on the basis of 60 dwellings, now promoted for 46 dwellings.•Suitable and available for development within five years.•Outline planning application submitted.



Site Name: Land to the rear of 1 to 7 Sutton Road, Witchford


Major Criteria

Site Information





2a. Flood zone

B



2b. Surface Water flood risk

Flood Zone 1: Flood Zone 3a:Flood Zone 2: Flood Zone 3b:

30 Year: 1,000 Year:100 Year:



ID: 509



Site Address:

Site Description:


Current Use info:


Planning Perm. Ref: 16/00849/FUM

Proposed Use info:

Known Constraints:

Site Type: Site with extant planning permission




Polygon (ha): 0.5226


Preferred site


The site has extant planning permission and should be allocated to retain this planning decision.







Minor Criteria







Site located in area benefitting from defences (Y/N):

5. Site Suitability






































7h.Visual Impact







Site Name: Sedgeway Business Park, Common Road

Current Status: Site Allocation WFD.E1

Major Criteria

Site Information



A




B





30 Year: 0.32% 1,000 Year: 3.34%100 Year: 0.37%



ID: 348



Site Address: Sedgeway Business Park, Common Road, Witchford

Site Description: Existing Sedgeway Business Park

Brown/Greenfield: Brownfield

Current Use info:

a) Submitted / estimated

Planning Perm. Ref:

Proposed Use info:

Known Constraints:

Site Type: Existing business park


Current Use: Employment Proposed Use: Employment

b) RecommendedIndicative no. of dwellings:

Polygon (ha): 5.39


Preferred site


The site is an existing business park. To ensure continued employment development, the site should be allocated.







Minor Criteria








5. Site Suitability






































7h.Visual Impact





•Site has longer distant view of Ely Cathedral. Not clear whether site would impact on view, but this should be considered. Council should demonstrate historic environment impacts would be acceptable.



Site Name: Land south of Sutton Road, Witchford

Current Status: Rejected - not a site allocation

Major Criteria

Site Information



A

A




B





30 Year: 7.20% 1,000 Year: 14.09%100 Year: 6.01%



ID: 158



Site Address: Land south of Sutton Road, Witchford

Site Description: No known constraints


Current Use info:


Planning Perm. Ref:

Proposed Use info:

Known Constraints:





Polygon (ha): 1.39


Rejected


The site is rejected as development of the site would limit wide open views and be visually intrusive to the countryside. The site was not supported by the Parish Council and other more suitable sites are available in the village.


12:05 15 July 2015






Minor Criteria









5. Site Suitability


Subject to the applicant being able to demonstrate that they can provide adequate visibility and junction geometry.




A











A













Byway Open to all Traffic 7 runs along the west side of the site. Provide a link for pedestrians, cyclists and horse riders to this right of way from the site











No heritage impact




Enclosed land, limited views in or out



Form E - Parish Council site ranking: Fourth





Site Name: Land west of Mills Lane, Witchford


Major Criteria

Site Information



A

A




B





30 Year: 0.40% 1,000 Year: 5.40%100 Year: 0.17%



ID: 159


Site Area Net (ha): 3.75 Site Area Gross (ha) 5

Site Address: Swallow Stables, Mills Lane, Witchford

Site Description: Land west of Mills Lane, Witchford


Current Use info: Paddocks / equestrian uses


Planning Perm. Ref:

Proposed Use info: Form indicates site available to provide housing, employment, retail and CLD

Known Constraints:



Current Use: Other (please specify) Proposed Use: Mixed use


Polygon (ha): 5.15


Rejected


The site is rejected as safe vehicular access is likely to be difficult to achieve, and the site has a poor relationship to the built form of the village.


12:00 15 July 2016






Minor Criteria









5. Site Suitability


Does not have Highways Frontage .Potential Visibility Spaly issues at Junction of Mills Lane & Main StreetSubject to the applicant being able to demonstrate that they can provide adequate visibility and junction geometry.

A Transport Assessment (TA) and Travel Plan would need to accompany the development proposals for this site. This would need to follow the guidance from CCC TA guidelines; particularly the need to demonstrate that the site can provide adequate mitigation measures and assess and improve connectivity to facilities particularly into Witchford, Ely and Lancaster Way buisness park. The site will also need to refer to relevant CCC transport policy documents and appropriate schemes identified by CCC as a requirement for the local area. CCC is concerned that by combinging the impact of all identified sites in Whitchford the cumulative impact could be significant, especially on A142 junctions with the A10, Wtichford Road and Angel Drove. A masterplan would be required for this site.


5b. Local road impact Major infrastructure required to off-set safety or acquisition of third party land and in accordance with CIL regulations

D


B











A


7a. Proximity to County Wildlife Sites CWS within 501m – 1km of site C



Unknown filled ground 130m to N

















No heritage impact



Provide a link for pedestrians, cyclists and horse riders from Ward Way at the northern end of the site. Provide a network of routes within the site and the connecting site of 34/3.



Impact limited to a few - off Ward Way.

7h.Visual Impact Detrimental impact on landscape/townscape or key views - visually intrusive D


Form E - Parish Council site ranking: Third



•Parish Council objects to rejection of site. Considers site suitable due to its location away from busy, noisy roads; large areas of green space linking to pathways would enhance village’s vitality; good access roads; non-intrusive impact and close proximity to centre of the village; offers 30% community-led development.



Site Name: Land at Witchford


Major Criteria

Site Information



A

A



This site lies partly within the Waste Consultation Area for the Grunty Fen Landfill Site (Policy W1Z); this site is allocated for waste management uses which may include a stable non-reactive hazardous waste landfill cell, composting, and inert waste recycling (Policies W1M and W4A). The allocations and associated Waste Consultation Area are designated by the adopted Cambridgeshire and Peterborough Site Specific Proposals Plan (2012). The overarching policy for the Waste Consultation Area designation is Policy CS30 of the adopted Cambridgeshire and Peterborough Minerals and Waste Core Strategy (2011). This policy seeks to safeguard waste management facilities which make a significant contribution to managing Cambridgeshire's waste; and the policy states that development will only be permitted where it is demonstrated that this will not prejudice existing or future planned waste management operations. Residential development may be incompatible and it is suggested that consideration should be given to these policies in the interests of deliverability.


B


1c.(ii) Site affected by M+W Allocations W8Z


ID: 160



Site Address: Land at Witchford

Site Description: Land at Witchford


Current Use info:


Planning Perm. Ref:

Proposed Use info:

Known Constraints: The identified land is seperated from the existing built form and so a comprehensive approach involving other land would need to be developed. Potential for CLD but no proportion identified.





Polygon (ha): 39.6


Rejected


The site is rejected as it relates poorly to the built form of the village would be visually intrusive to the countryside; safe vehicular access may be difficult to achieve; and development may cause ecological harm to the County Wildlife Site located on site.


11:30 15 July 2016






Minor Criteria









30 Year: 1.30% 1,000 Year: 11.32%100 Year: 2.85%





5. Site Suitability


Does not have Highways Frontage .Potential Visibility Splay issues at Junction of Mills Lane & Main StreetSubject to the applicant being able to demonstrate that they can provide adequate visibility and junction geometry.




D


A










A













7a. Proximity to County Wildlife Sites CWS located within site E









No heritage impact



FP14 runs along the southern end of the site. Provide links from FP14 to the site and also a network of routes within the site and the connecting site of 34/2.



Whilst limited to a few, impact from properties off Ward Way would be high.



Form E - Parish Council site ranking: Fifth or more





Site Name: Land adjacent to Mills Barn, Mills Lane, Witchford, Ely, Cambridgeshire, CB26 2FA


Major Criteria

Site Information



A

A




B





30 Year: 0.00% 1,000 Year: 5.42%100 Year: 0.00%



ID: 161



Site Address: Land adjacent to Mills Barn, Mills Lane, Witchford, Ely, Cambridgeshire, CB26 2FA

Site Description: Land adjacent to Mills Barn, Mills Lane, Witchford


Current Use info: Amenity land


Planning Perm. Ref:

Proposed Use info:

Known Constraints:



Current Use: Other (please specify) Proposed Use: Housing


Polygon (ha): 0.32


Has merit


The site has some merit but should not be included at this stage as safe vehicular access is likely to be difficult to achieve. More suitable sites are likely to be available elsewhere in the village.


11:15 15 July 2016






Minor Criteria









5. Site Suitability


Does not have Highways Frontage .Potential Visibility Splay issues at Junction of Mills Lane & Main StreetSubject to the applicant being able to demonstrate that they can provide adequate visibility and junction geometry.




D


C











A





Unknown filled ground 86m to N. Road haulage depot 214m to N

















Listed buildings to the northeast - No heritage impact



FP6 runs along the eastern boundary of the site. Provide a link from FP6 into the site and also to connect with the rights of way network within the adjoining sites 34/2 and 34/3



Loss of mature 'green' wooded area.



Form E - Parish Council site ranking: First





Site Name: Main Street, Witchford


Major Criteria

Site Information



A

A




B





30 Year: 2.74% 1,000 Year: 9.44%100 Year: 2.84%



ID: 163



Site Address: Land south of Main Street, Witchford, CB6 2HQ

Site Description: Land south of Main Street


Current Use info: Paddocks and grazing


Planning Perm. Ref:

Proposed Use info:

Known Constraints: Public rights of way through site. Potential to provide land contribution to the school.





Polygon (ha): 3.06


Rejected


The site is rejected as, development of the site would result in the loss of open views of the countryside. Development would also change the character of the PROW crossing the site which provides access to the countryside. Other more suitable sites are available elsewhere in the village.


13:00 15 July 2016






Minor Criteria









5. Site Suitability







C











A






Road haulage depot 94m to N.










7d. Agricultural land classification All or part of site intersected by ALC3 or lower C

7e. Public Rights of Way B – Opportunities to connect to multiple nearby PRoW within the site boundary B


7f.(ii). Listed building LB on-site E



Grade II listed building on the site and to the rear of listed buildings - Concerns over impact on the setting of the listed buildings as not in keeping with the grain of development in this location.



Footpaths 1, 6 and 13 cross the site. These routes will require diversion to allow development to take place. There is a permissive Bridleway PPA 0138 which connects the site to Main Street at 2 points on the west boundary. Provide links within the site to allow continued use of the permissvie route.



Nice view from Main Road to open countryside beyond.






•Site promoter objects to rejection of site.•Site rejected reflecting views of Parish Council – not a sound rationale for excluding the site.•Open aspect and countryside views offered by site could be retained through retention of footpaths/PROW on site.•Development could facilitate expansion/improvements to Rackham primary School by offering land for a staff car park.•Excellent access to local services and facilities.•Better suited for allocation than any other draft site allocation.•Could provide up to 55 dwellings.•Would not have severe impacts on highway network.•Available for development within 3 years.



Site Name: Land to the east of Witchford


Major Criteria

Site Information



A




B





30 Year: 0.00% 1,000 Year: 2.50%100 Year: 0.20%



ID: 165



Site Address: Land off Meadow Close, Witchford

Site Description: Land off Meadow Close, east of Witchford


Current Use info:


Planning Perm. Ref:

Proposed Use info:

Known Constraints: Form indicates 150 - 170 units





Polygon (ha): 6.09


Rejected


Development of the site would likely be visually intrusive to the open countryside. The site was not supported by the Parish Council, and many residents raised a number of concerns, particularly in relation to vehicular access and impacts of additional traffic. Development may also alter the rural character of the PROW which runs adjacent to the eastern boundary of the site.


10:45 15 July 2016






Minor Criteria









5. Site Suitability


Access off Meadow Close (adopted highway)Subject to the applicant being able to demonstrate that they can provide adequate visibility and junction geometry.

A Transport Assessment (TA) and Travel Plan would need to accompany the development proposals for this site. This would need to follow the guidance from CCC TA guidelines; particularly the need to demonstrate that the site can provide adequate mitigation measures and assess and improve connectivity to facilities particularly into Witchford, Ely and Lancaster Way business park. The site will also need to refer to relevant CCC transport policy documents and appropriate schemes identified by CCC as a requirement for the local area. CCC is concerned that by combinging the impact of all identified sites in Witchford the cumulative impact could be significant, especially on A142 junctions with the A10, Wtichford Road and Angel Drove.



C


A








6e. Proximity to Secondary School Less than 5 min walk (<400m) A


6h. Proximity to employment sites Less than 15 min walk (<1,200m) C

A






















Listed buildings to the southwest - No heritage impact



BOAT 11 runs parallel to the eastern boundary of the site. Provide a link from Meadow Close to BOAT 11 within the site.



No particular views of concern or merit.






•Site was ranked low preference by residents and Parish Council - feel they haven’t been listened to.•More suitable sites available elsewhere in village. Considerable support for removal of site from plan and replacement with site north of Common Road (see Site/34/14) – which, it is suggested, is more suitable for development, could deliver more dwellings, less impact on neighbouring dwellings, and could address a number of key issues – for example, provide a new access to Village College, provide site for new primary school, etc. Other suggestions include replacing site WFD.H3 with land south of Sutton Road (see Site/34/01).•Village envelope should be redrawn to exclude site.•Site access main reason for objection - site not appropriate for development due to lack of safe, suitable vehicular access. Meadow Close is narrow and congested due to on-street parking and volume of traffic accessing the Village College (mornings, afternoons, evenings and weekends); often gridlocked and a danger to children crossing; already at crisis point for existing residents.•Lack of availability of parking it results in parking on-street, reducing the Meadow Close to a single lane.•Access cannot be achieved via Broadway, as road is narrow and adjacent land is Common Land and cannot be developed.•Development will also exacerbate traffic problems on Common Road.•Vehicle access to Main Street difficult at busy times of day due to poor junction visibility.•Additional traffic a safety risk for road users and pedestrians, namely children accessing primary school and Village College.•Lack of suitable access a reason for rejecting sites elsewhere – should apply to this site.•Sloping site down toward Broadway.•Development could increase flood risk for housing at Broadway which frequently floods and sewerage system becomes blocked, most recently in Dec 16. Risks to structural integrity of existing dwellings (subsidence, etc.).•Grunty Fen Main Drain passes through the site – this drains Grunty Fen area and is a vital asset that cannot be impacted by any proposed development.•Site is elevated above housing at Broadway and would therefore result in loss of privacy for housing at Broadway.•Existing dwellings on Meadow Close with frontage facing the field, loss of open field through development would result in





loss of character and appeal, and would lead to properties being overlooked, lose privacy, be disturbed by noise and spoil visual amenity. •Sandpit Drove, located at end of Broadway, is a conservation area managed by the Village Open Space Group – development would harm the recreational value of this amenity.•Quiet area with views toward Ely over fields. •Development would cause noise pollution.•Development of site does not support local development needs and priorities – such as infrastructure improvement, community led development, open space, etc.•Northern section of site should be reserved for expansion of Village College / development of Sixth Form College.



Site Name: Land south of Sutton Road


Major Criteria

Site Information



A

A




B





30 Year: 7.73% 1,000 Year: 13.68%100 Year: 5.87%




ID: 443



Site Address: Sutton Road, Witchford

Site Description: Agricultural land proposed for housing development.


Current Use info:


Planning Perm. Ref:

Proposed Use info:

Known Constraints: Submission indicates site could deliver 40-50 dwellings.**Net site area estimated**





Polygon (ha): 1.3


Rejected


The site is located south of Main Street / Sutton Road. Adjacent development is predominantly frontage development, and therefore a development of this scale is unlikely to complement the built character of this part of the village.


10:50 15 May 2017






Minor Criteria









5. Site Suitability




5b. Local road impact No objections with Moderate mitigation measures B


A











A






















Nothing further to add from previous consultation

Additional criterion 7i. TPOs TPO tree on site C




Unlikely to cause significant harm. However, where site to be developed, frontage development may be more appropriate to reflect character of the area.




Form G - Parish Council's view: (c) not add this site to the Local Plan





Site Name: 223 Main Street


Major Criteria

Site Information



A




B



A2b. Surface Water flood risk Risk of Surface Water Flooding 0% (updated flood map for surface water (30yr))




ID: 444



Site Address: 223 Main Street, Witchford

Site Description: Existing house and garden land proposed for residential development and/or to provide access to Site/34/13.


Current Use info:


Planning Perm. Ref:

Proposed Use info:






Polygon (ha): 0.32


Rejected


The site is unlikely to accommodate 10 dwellings and is therefore considered not suitable for development.


10:45 15 May 2017






Minor Criteria







30 Year: 0.00% 1,000 Year: 0.87%100 Year: 0.23%



5. Site Suitability


The site has highways frontage and an existing access suitable to serve the dwelling within the plot. However an access layout for a road to serve 11 dwelligns within this plot and 295 dwellings on the plot to the south could not be provided. Subject to t



D


A











A





















Listed buildings to the east, likely to have limited/no impact on designated heritage assets





Site not visible from highway due to hedgerow height.









Site Name: Land rear of 223 Main Street


Major Criteria

Site Information



A




B





30 Year: 0.20% 1,000 Year: 2.97%100 Year: 0.58%



ID: 445



Site Address: 223 Main Street, Witchford

Site Description: Agricultural land located south of Main Street, with access available through 223 Main Street (Site/34/12)


Current Use info:


Planning Perm. Ref:

Proposed Use info:

Known Constraints: Submission indicates site could provide 295 dwellings.**Net site area estimated**





Polygon (ha): 8.2


Rejected


Development of the site would be visually intrusive to the open countryside and result in adverse harm to the landscape.


11:00 15 May 2017






Minor Criteria







30 Year: 0.20% 1,000 Year: 2.97%100 Year: 0.58%



5. Site Suitability


Does not appear to have access to highways frontage OR shown access to highwayPotential problems to access the highway Subject to the applicant being able to demonstrate that they can provide adequate visibility and junction geometry.



D


A











A


7a. Proximity to County Wildlife Sites CWS within 501m – 1km of site C
























Development of site would be visually intrusive to open countryside, harming views from PROW and existing dwellings in particular. Site does not relate to existing built form coherently.

7h.Visual Impact Significant harm to landscape/townscape or key views - severe visual intrusion E








Site Name: Land rear of Needham's Farm Barn


Major Criteria

Site Information



A

A




B





30 Year: 0.84% 1,000 Year: 7.82%100 Year: 0.18%



ID: 451



Site Address: Needham's Farm Barn, 188 Main Street, Witchford, Ely

Site Description: Garden land with highway frontage to Main Street, proposed for housing development.


Current Use info: Garden land


Planning Perm. Ref:

Proposed Use info:




Current Use: Other (please specify) Proposed Use: Housing


Polygon (ha): 1.03


Rejected


Site is located at the rear of existing buildings along Main Street. It is an enclosed site and is not visible from the highway. Development of the site may not relate well to the built form of the village.


10:30 15 May 2017






Minor Criteria







30 Year: 0.84% 1,000 Year: 7.82%100 Year: 0.18%



5. Site Suitability


Subject to the applicant being able to demonstrate that they can provide adequate visibility and junction geometry and access width



C


A











A
























Public Byway Open to All Traffic 6 runs alongside the northern boundary of the site. Provide a link within the site boundary to Main Street at the southern end of the site.



Impacts somewhat uncertain as site not accessible / visible. Unclear whether site would relate coherently to built form.









Site Name: Land south of Main Street


Major Criteria

Site Information



A

A




B







ID: 449



Site Address: Main Street, Witchford, Ely

Site Description: Agricultural land located south of Main Street and west of Rackham C of E primary school. Much of the site was previously assessed under reference Site/34/06. However, this submission presents a slightly different site boundary, thereby including a small area of land not subject to the previous assessment.


Current Use info:


Planning Perm. Ref:

Proposed Use info:

Known Constraints: Submission indicates site could provide up to 55 dwellings.**Net site area estimated**





Polygon (ha): 3.24


Rejected


The site is located south of Main Street, where development is predominantly frontage development. Estate-style development would unlikely complement the built form of the village, resulting in adverse impact on the character of the village. The site provides a break in the line of development, and offers wide open views of the countryside, enhancing the rural character of the village. The loss of views would result in adverse harm to the townscape.


11:15 15 May 2017






Minor Criteria




2.01km - 5km from the site B



30 Year: 2.55% 1,000 Year: 9.03%100 Year: 2.69%




5. Site Suitability


Subject to the applicant being able to demonstrate that they can provide adequate visibility and junction geometry and access width


5b. Local road impact No objections with Moderate mitigation measures B


A











A
















7e. Public Rights of Way B – Opportunities to connect to multiple nearby PRoW within the site boundary B


7f.(ii). Listed building LB on-site E



ECDC - Nothing further to add from previous consultation

HE - This site includes a grade II barn. There are also a number of grade II and a grade II* building nearby. We are therefore likely to have significant reservations about allocating this site. Further assessment of potential impacts is necessary and any site allocation will need to be justified in terms of its heritage impacts.



Public Footpaths 1, 6 and 13 cross the site. These Public Footpaths to be included within the site layout.



Development would likely result in loss of views of open countryside, which are enjoyed from Main St. Important to retain break in development line - vistas with countryside views enhance character of the village. Large site - most adjacent development is along frontage only. Development od site may therefore not relate oherently to the built form of the village.

7h.Visual Impact Significant harm to landscape/townscape or key views - severe visual intrusion E








Site Name: Land north east of Witchford

Current Status: Site Allocation

Major Criteria

Site Information



A




B







ID: 469



Site Address:

Site Description: **Amended proposal to include Site/34/08 and northern parcel of Site/10/27**


Current Use info:


Planning Perm. Ref:

Proposed Use info:

Known Constraints:

Site Type: Strategic Planning Amended Submission


Current Use: Agriculture Proposed Use: Mixed use


Polygon (ha): 35.53


Rejected


The site combines Site/34/08 and the northern parcel of Site/10/29 to provide a site option for major development. Development would require significant investment in infrastructure, including the provision of a new primary school on-site, open spaces, community facilities and other supporting uses. However, there remains uncertainty on the capacity of the village's infrastructure to accommodate a development of this scale. In addition, the site would adversely impact upon the character and distinct identity of the village, due to its scale and through eroding the open space between Witchford, Ely and Lancaster Way Business Park.


Supersedes site submission(s) Site/10/27; Site/34/08





Minor Criteria






30 Year: 1.00% 1,000 Year: 12.00%100 Year: 2.00%


Site located in area benefitting from defences (Y/N): Yes


5. Site Suitability





































7h.Visual Impact





Documents

Summary of Findings and Recommendations CP.pdf · Main findings and recommendations: The site lacks vehicular access and is partly constrained by its proximity to the A142. The site