OUTLINE PLANNING APPLICATIONS - greathaddon.comgreathaddon.com/assets/files/the-project/02 Planning...

Planning Statement

PS

On behalf of O&H Properties LtdMarlborough Oasis LtdDavid Wilson Homes Ltd

By

David Lock AssociatesPeter Brett AssociatesLDA DesignCgMs ConsultingEFM LtdBBP Regeneration LtdSegal Quince Wickstead (SQW) LtdKing Sturge

NOVEMBER 2009

OUTLINE PLANNING APPLICATIONS

Great Haddon, Peterborough

Planning StatementGreat Haddon Consortium

(O&H Properties Ltd, Marlborough Oasis Ltd, David Wilson Homes Ltd)

David Lock Associates November 2009

1

CONTENTS

1.0 INTRODUCTION ............................................................................................................3 Scope and Purpose of the Planning Application ...................................................................3 Content of the Planning Statement..........................................................................................3 Description of Development.....................................................................................................4

Great Haddon Core Area Application.......................................................................4 Great Haddon Employment Area Application .........................................................4

2.0 THE SITE........................................................................................................................6 Site Location ..............................................................................................................................6

Great Haddon Core Area ...........................................................................................6 Great Haddon Employment Area..............................................................................6 Land Ownership .........................................................................................................7

Planning History ........................................................................................................................7 The Site .......................................................................................................................7

3.0 THE PROPOSED DEVELOPMENT.............................................................................11 The Need and Rationale for Great Haddon ...........................................................................11

Peterboroughs inclusion in the LSCP Growth Area............................................11 Regional Spatial Strategy (RSS14) .........................................................................11 Sub Regional Studies ..............................................................................................11 Local Planning Context ...........................................................................................13

Timing of Outline Applications for Great Haddon................................................................14 The Consultation Process and Evolution of the Scheme....................................................14 The Application Proposals .....................................................................................................16

Description of Development ...................................................................................16 The Land Use Budget ..............................................................................................17 Parameter Plans .......................................................................................................17 Rights of Way ...........................................................................................................18 Section 106 Agreements .........................................................................................18

4.0 EVALUATION OF PROPOSED DEVELOPMENT AGAINST CURRENT PLANNING POLICY.........................................................................................................................19

National Guidance ...................................................................................................................19 Delivering Sustainable Development.....................................................................19 Protection and Enhancement of the Environment ...............................................23 Other National Guidance .........................................................................................25

Regional, Sub Regional and Strategic Policy.......................................................................26 Regional Spatial Strategy for the East of England (RSS) (May 2008).................27 Cambridgeshire and Peterborough Structure Plan 2003.....................................28 Cambridgeshire and Peterborough Waste Local Plan (2003) .............................29 Cambridgeshire and Peterborough Minerals and Waste Development Plan Documents (2008) ....................................................................................................29

Local Planning Policy .............................................................................................................31 Peterborough Local Plan (First Replacement) (2005) ..........................................31 Peterborough Local Transport Plan (March 2006)................................................33 Huntingdonshire District Council Planning Policy Framework ..........................33 Conformity of the Application Proposals with the Planning Policy Framework33 Housing Provision....................................................................................................33 Density ......................................................................................................................35 Employment Provision ............................................................................................35 Retail Provision ........................................................................................................37 Community and Education Facilities .....................................................................39 Open Space Provision .............................................................................................41 Transport...................................................................................................................45 Protection of Natural and Historical Environment................................................47





2

5.0 CONFORMITY WITH LDF POLICY CS3.....................................................................50

6.0 INDICATIVE PHASING ................................................................................................53

7.0 SUMMARY ...................................................................................................................54

APPENDICES

Appendix 1: PST021/DFP/01 Rev I Development Framework Plan

Appendix 2a: PST021- PA-03 Rev A Tenancies Plan Great Haddon Core Area. Appendix 2b: PST021- PA-04 Rev A Tenancies Plan Great Haddon Employment Area Appendix 3a: PST021- PA-01 Rev D Great Haddon Core Area Planning Application

Boundary Appendix 3b: PST021- PA-02 Rev B Great Haddon Employment Area Planning

Application Boundary Appendix 4: Site Location and Context (reproduced from ES Figure 8.1)

Appendix 5: Environmental Designations (reproduced from ES Figure 8.2)

Appendix 6: Preferred Spatial Strategy for Peterborough (reproduced from ES Figure 5.7)

Appendix 7: IGS Recommended Option (reproduced from ES Figure 2.3)

Appendix 8a: Great Haddon Development Area- Summary Land Use Budget Rev I

Appendix 8b: Great Haddon Core Area Land Use Budget

Appendix 8c: Great Haddon Employment Area Land Use Budget

Appendix 9: Proposed Public Access (reproduced from ES Figure 8.13)

Appendix 10: Proposed Education Strategy

Appendix 11: Draft Heads of Terms for s106 agreements

Appendix 12: Full List of Submission Documents for Applications





3

1.0 INTRODUCTION

Scope and Purpose of the Planning Application

1.1 This Planning Statement has been prepared by David Lock Associates Ltd with input

from Peter Brett Associates, LDA Design, David Shaw Planning, EFM Ltd, SQW,

BBP, King Sturge and CgMs on behalf of the Great Haddon Consortium (comprising

O&H Properties, Marlborough Oasis Ltd and David Wilson Homes Ltd), the

promoters of and applicants for the Great Haddon urban extension.

1.2 The Great Haddon proposal comprises 390.03ha (963.02 acres) of land and is

located in the south of Peterborough district between the A1(M) and the western

boundary of Hampton. The village of Yaxley in Huntingdonshire lies to the

immediate south east of the site.

1.3 The site is bounded to the north by the A1139 Fletton Parkway, to the west by the

A1(M) and Great North Road, to the south by the A15 London Road and to the east

by the Orton Pit SAC, Haddon Lake and the existing Hampton development area.

The Great Haddon area currently comprises a mix of agricultural land and farm

buildings, three blocks of mature woodland and several waterbodies.

1.4 The Great Haddon scheme comprises two application areas the Great Haddon

Core Area and the Great Haddon Employment Area. Although for legal purposes

two applications are submitted, these are to be considered and implemented jointly,

and as such all supporting material sets out the details of the overall Great Haddon

scheme.

1.5 This Statement sets out the national, regional and local planning context against

which the two application proposals should be considered. An Environmental

Statement, Statement of Community Involvement, Design and Access Statement,

Energy Strategy, Transport Assessment, Flood Risk Assessment, Retail Impact

Assessment and draft Sustainability Strategy have also been prepared to accompany

the two submissions (see Appendix 12 for a full list of submission documents).

1.6 Each document has assessed the Great Haddon development area as a whole.

However where appropriate, specific reference has been made to the separate

outline planning applications.

Content of the Planning Statement

1.7 Section 2 of this Statement identifies the Great Haddon application sites and outlines

their key characteristics and land ownership details.

1.8 The development proposed as part of each application and a summary of the

consultation process is described in Section 3. (A Statement of Community





4

Involvement has been submitted as a separate document setting out the consultation

process in full).

1.9 Section 4 assesses both applications in relation to national guidance and against

regional and local planning policy. Section 5 addresses the relationship between the

application proposals and the emerging Local Development Framework Core

Strategy Preferred Option CS3 and Site Specific Allocations DPD Policy UE001.

1.10 Section 6 sets out the indicative phasing arrangements for the 20 year project, and

Section 7 provides a summary of the relevant issues considered pertinent to the

determination of the applications.

Description of Development

Great Haddon Core Area Application

1.11 In summary this outline planning application seeks permission for:

Development of an urban extension comprising up to 5350 residential dwellings;

a district centre (with up to 9,200 square metres (99,031 sq.ft) retail floor space) and

two neighbourhood centres (with up to 2,300 square metres (24,758 sq.ft) retail floor

space) comprising district/neighbourhood retail (A1-A5), community and health (C2,

D1), leisure (D2), residential (C3) and commercial (B1) uses. Provision for education

facilities (sites for three primary and one secondary school); sports and recreational

facilities; site for 5 gypsy and traveller pitches; a range of strategic open spaces

including new landscaping, woodland and allotments; and cemetery provision.

Associated highway infrastructure (including pedestrian, bridleway and cycle routes),

public transport infrastructure and car parking for all uses. Utilities and renewable

energy infrastructure; foul and surface water drainage networks (including SuDS and

lakes).

1.12 The description of development is wholly in accordance with the Development

Framework Plan Ref: PST021/DFP/01 Rev I (see Appendix 1), the Great Haddon

Core Area Application Boundary (Plan Ref: PST021-PA-01 Rev C see Appendix 3a)

and Great Haddon Core Area Land Use Budget (See Appendix 8b).

Great Haddon Employment Area Application

1.13 In summary this outline planning application seeks permission for:

Development of up to 65 hectares of employment land (B1, B2 and B8 including

provision of a site for a household recycling centre). Associated highway

infrastructure (including pedestrian, bridleway and cycle routes), public transport





5

infrastructure and car parking for all uses. Utilities and renewable energy

infrastructure; foul and surface water drainage networks (including SuDS and lakes)

and strategic landscaping.

1.14 The description of development is wholly in accordance with the Development

Framework Plan Ref: PST021/DFP/01 Rev I (see Appendix 1) the Great Haddon

Employment Area Application Boundary Plan Ref: PST021-PA-02 (see Appendix 3b)

and Great Haddon Employment Area Land Use Budget (see Appendix 8c).





6

2.0 THE SITE

Site Location

2.1 The development area of Great Haddon is located in the southwest of the

Peterborough district, lying between the A1(M) and the western boundary of the

Hampton development. The area is bounded to the south and east (in part) by the

A15 London Road, with the existing urban area of Yaxley (Huntingdonshire District)

lying to the south east (see Appendix 4).

2.2 The Great Haddon development area is 390.03 hectares in size and currently

comprises a mix of agricultural land and farm buildings, blocks of mature woodland

and several waterbodies.

Great Haddon Core Area

2.3 The Great Haddon core area is 302.8ha in size and lies in the southern part of the

Great Haddon area. Its southern boundary is formed by the A15 plus a Scheduled

Ancient Monument (SAM) and residential properties at Norman Cross, and

residential properties on the north western edge of Yaxley. The old Great North

Road and the A1(M) lie to the west. The Orton Pit Site of Special Scientific Interest

(SSSI)/Special Area for Conservation (SAC) lies to the north east of the site and an

area of existing woodland ( Chambers Dole and Two Pond Coppice- County Wildlife

Site) is situated between the two application boundaries.

2.4 The Stanground Lode watercourse crosses west to east through the northern part of

the Great Haddon Core Area (see Appendix 5: Figure 8.2 Environmental

Designations for details).

Great Haddon Employment Area

2.5 The Great Haddon employment area is 87.23ha in size and lies in the northern part

of the Great Haddon area. Its northern boundary is formed by the A1139 Fletton

Parkway, with the Alwalton Hill strategic employment site (consented for strategic B8

employment) immediately to the west (planning application reference 06/00346OUT).

2.6 Immediately to the east of the application site lies the Orton Pit Site of Special

Scientific Interest (SSSI)/Special Area for Conservation (SAC) (designated for its

large populations of Great Crested Newts and charophyte (stonewort) species).

2.7 A public bridleway (Bridleway No 1) runs north-south through the centre of the

employment area (see Appendix 5: Figure 8.2 Environmental Designations for

details).





7

Land Ownership

2.8 The Great Haddon development area as a whole is under the control of three

principal landowners: O&H Properties Ltd, the Marlborough Group and David Wilson

Homes. The land ownership plan in Appendix 2a shows the land ownership of the

Core Area application to include all three principal owners (O&H 69%, Marlborough

20% and David Wilson Homes 11%). It also shows that O&H Properties Ltd is the

sole landowner of land within the Employment Area application boundary. The

decision to submit two separate applications has been governed by legal reasons in

order to facilitate the drawing up of a development agreement between the three

parties prior to submission of the applications. There are a number of other

landholdings adjacent to the application boundaries, but as none of these are

proposed for development or require works to them as part of the Great Haddon

proposals they are not included within the application sites.

2.9 The majority landholder, O&H Properties, has a proven track record of delivery of

large scale development within Peterborough at Hampton. The company and its

consultant team have a good working relationship with officers within the City

Council, and the Great Haddon consortium as a whole is experienced in delivering

development on this scale both within Peterborough and elsewhere.

Planning History

The Site

2.10 The Great Haddon planning application sites have very little planning history because

of the nature of the sites and the current land use. A number of individual

householder applications have been made in relation to existing properties adjacent

to the old A1 and fronting the A15. In 1996 a change of use application was made by

Natural England at land south of Fletton Parkway from agricultural land to nature

reserve (ref: 96/0032) following the designation of the SAC, and in 1997 permission

was granted for the extraction of brick clay (97/0209) on land south of Fletton

Parkway (this has since been revoked, (see paragraph 4.60 below).

Development in the Wider Area and its relationship to Great Haddon

Development at Hampton

2.11 The area of south Peterborough has seen considerable change over the last 20

years, most notably the redevelopment of the 1000-acre Fletton brickworks for the

new township of Hampton.

2.12 The existence of an established historic city centre in Peterborough, and the strategic

constraints to its expansion (Fens to the east, floodplain to the west and brickfields to





8

the south) led the planners of the New Town to a concept of a cluster of distinct

Townships, each of which was designed to accommodate the needs of between

20,000 and 30,000 people1.

2.13 Peterborough City Centre was seen as having a future as a regional centre, the

nucleus of a Greater Peterborough comprising the historic centre and four

Townships. While the Townships of Bretton, Orton, and Werrington were built as

proposed, plans for the fourth at Castor were later dropped.

2.14 Hampton was allocated as the Southern Township of Peterborough in the approved

Cambridgeshire Structure Plan (April 1989) as the fourth township for the city,

following participation in the development plan process during the 1980s by the then

owners of the brickworks, London Brick Property Limited.

2.15 The new township was the subject of an outline planning application submitted to

Peterborough City Council and Huntingdonshire District Council in 1991, for:

Development of a Township to include approximately 5,200 houses together

with community, educational, social, industrial and commercial areas and

associated open spaces, roads and service infrastructure.

2.16 At the time the application was lodged the administrative boundary between

Peterborough City Council and Huntingdonshire District Council bisected the

application site, and thus Peterborough City Council and Huntingdonshire District

Council were the two determining authorities.

2.17 Peterborough City Council (91/P0556) and Huntingdonshire District Council

(H91/0815) granted outline planning permission for the development (5,200 dwellings

and associated infrastructure) in March 1993. Permission was subject to the

provisions of a section 106 planning agreement covering the following:

Development procedures;

Provision of social housing and the defining of a housing mix;

Provision of education facilities;

Provision of community facilities;

Provision of a dual use leisure centre, sports pitches and play areas;

Provision and subsequent management of an extensive network of open space,

including a nature reserve to house a translocated protected species (great

crested newt) and the establishment of a Hampton Country Park;

Transport facilities, including the construction of new highways and

improvements to the existing highway, subsidised bus services, provision of

cycleways and footpaths, and reserving of land for a new station; and

1 The Greater Peterborough Master Plan Peterborough Development Corporation (1971)





9

Technical provisions relating to ground treatment, monitoring of landfill gas and

air quality, transfer of open water features and adoption of land drainage.

The Western Peripheral Route

2.18 The section 106 agreement included the provision of a Western Peripheral Route

(WPR) connecting the A15 with the Fletton Parkway and providing a western bypass

of Yaxley. Specifically it requires that the WPR is delivered as part of the Hampton

proposals in order to (a) provide a connection between the A15 south of Yaxley and

junction 2 of the Fletton Parkway, and (b) to provide a western bypass for Yaxley

itself.

2.19 Stage 1 of the WPR (between Junction 2 of the Parkway and Hampton Hargate) was

the subject of a reserved matters planning application which was granted consent in

February 2005 (planning ref: 04/01204/REM).

2.20 A full application was submitted on 19 November 2004 to implement Stages 2 and 3

of the WPR along a revised alignment, which was designed to minimise impact on

the SAC whilst still delivering a connection between the A15 and Junction 2 of the

Parkway. Planning permission was granted in August 2008 (04/01900/FUL).

2.21 Following discussions with PCC, the latter stages of the WPR have been

incorporated into the design of Great Haddon forming a principal structuring element

for the scheme, and a more sustainable approach to the delivery of this strategic

highway link.

Hampton Leys

2.22 Changes to national planning policy and implementation resulted in a review of the

existing outline permission for Hampton in 1998/9. In 2002, a new outline application

for the area known as Hampton Leys (east of the A15) was approved by the City

Council (02/01845/OUT). The new application proposed an additional 1,700

dwellings and associated infrastructure in addition to the 1,475 dwellings already

permitted on this land under consent 91/P0556.

Alwalton Hill

2.23 In 2006 outline planning consent was granted for up to 5 warehouses/ distribution

units with a maximum of 172,000sq.m floorspace, ancillary office space, car parking

and a new access road on land at the intersection of the A1(M) and the A1139

Fletton Parkway known as Alwalton Hill (planning application reference

06/00346OUT refers). This site lies immediately to the northwest of the Great

Haddon Employment application area. A reserved matters planning application was

approved in October 2009 for the siting, design and external appearance of the

warehouse buildings (5 individual units with maximum of 172,000 sq metres floor





10

space) with ancillary offices, car parking and service yards and the landscaping of the

site including strategic landscaping, new woodland lakes and ponds the provision of

public art (09/00725/REM).





11

3.0 THE PROPOSED DEVELOPMENT

The Need and Rationale for Great Haddon

Peterboroughs inclusion in the LSCP Growth Area

3.1 In February 2003 the Governments Sustainable Communities Plan was published,

outlining a strong commitment to accommodate the economic success of London

and the wider South East while detailing action for areas of low demand and

abandonment in the Midlands and North.

3.2 As part of the Communities Plan, four Growth Areas were identified for investment,

one of which was the London-Stansted-Cambridge corridor. A year later, this Growth

Area was expanded northwards, to include Peterborough and parts of north

Cambridgeshire. The area is expected to develop around 180,000 new homes

between 2001 and 2016.

Regional Spatial Strategy (RSS14)

3.3 The Regional Spatial Strategy (RSS) (adopted in May 2008) identifies Peterborough

as a Key Centre for Development and Change (Policy SS3), establishing the overall

strategy as one of growth and regeneration, strengthening its role as a major regional

centre and focus of the northern part of the London- Stansted-Cambridge-

Peterborough Growth Area.

3.4 Policy PB1 states specifically that the strategy is for growth and regeneration should

strengthen Peterboroughs role as a major regional centre and focus of the northern

part of the London-Stansted-Cambridge-Peterborough Growth Area. Policies should

seek to achieve an increase of at least 20,000 additional jobs in the period 2001-

2021 together with sustainable transport improvements and provision of social,

community and green infrastructure and the delivery of a of a significant and

sustained increase in housing.

Sub Regional Studies

3.5 The primary purpose of the Peterborough Growth Area Study produced by Llewelyn

Davies (2004) was to examine the capacity and demand of the Peterborough sub-

region to provide for the additional growth anticipated by the Sustainable

Communities Plan to 2016 (in light of the Governments extension of the London-

Stansted-Cambridge Growth Corridor to include Peterborough) and the growth

required by Regional Planning Guidance for the East of England (RPG14) to 2021.

Beyond this, the study was required to advise on the most appropriate spatial





12

approach to urban development and expansion to accommodate any additional

sustainable growth.

3.6 The studys mapping exercise showed that the area around Peterborough is highly

constrained, particularly in terms of the floodplain and wide ranging policy and

environmental designations. However, it identified that significant opportunities exist

on the periphery of the urban area which, together, could inform a spatial

development strategy.

3.7 The Peterborough Growth Area Study sets out that the preferred areas for the

direction of growth are based on the following aspects:

Renaissance of the city centre, based upon implementation of the City Centre

Framework;

Utilising opportunities for development within the boundary of the urban area,

based upon land whose opportunities for residential development and the re-use

of previously developed land and buildings as identified within the urban area

capacity study;

Expansion of the urban area, to those peripheral sites allocated in the local plan

(but not included in the urban capacity study) and other opportunities to the

south, north and east where there is the potential to provide a mix of dwelling

types and range of facilities, subject to the impact on surrounding villages,

agricultural land and remediation issues.

3.8 The Great Haddon area was identified as one of the preferred spatial options to

accommodate the additional growth. (Appendix 6: Figure 5.7 Preferred Spatial

Strategy for Peterborough). This diagram recommends the development of the

Hampton Township to its full potential and highlights the Great Haddon area as a site

for a potential urban extension/ growth area.

Peterborough Integrated Growth Study (February 2008) (IGS)

3.9 The IGS was commissioned jointly by the City Council and Opportunity Peterborough

(the Citys URC) in 2006 in order to inform the emerging LDF Core Strategy. It is

recognised in the IGS study - and reflected in the Core Strategy Preferred Option -

that urban extensions form an important part of Peterboroughs growth agenda if it is

to achieve its RSS minimum growth targets. The IGS sets out that the development

of urban extensions is expected to bring several advantages, including economies of

scale in the provision of new infrastructure, and the opportunity to adopt sustainable

development principles. It also highlights that the public and stakeholders have

expressed general support for the concept of urban extensions, provided that the

potential for urban sprawl and settlement coalescence was managed appropriately.





13

3.10 The IGS also states that in the light of existing housing pressures in the UK and

subsequent current focus on the concept of creating successful urban extensions to

accommodate required new growth, delivery of truly sustainable urban extensions in

Peterborough would help the area to lead the way in delivering significant new

growth in an environmentally sustainable manner, thus contributing towards its vision

of becoming the Environmental Capital of the UK. The Peterborough Integrated

Growth Study sets out in its recommended spatial option (see Appendix 7: Figure 2.3

The Recommended Option) that an urban extension area should be located at Great

Haddon.

Local Planning Context

Peterborough Adopted Local Plan

3.11 The Planning and Compulsory Purchase Act 2004 includes transitional arrangements

from the old Local Plan system to the new LDF plan preparing system. During this

transitional period policies from the statutory development plan (under the provisions

of the Town and Country Act 1990) remain in force for a period of time. In order to

ensure continuity in the plan-led system and a stable local planning framework, the

Secretary of State issued a Direction in July 2008 stating all but 20 policies from the

Peterborough Local Plan could be saved for a further period until they were replaced

by policies in forthcoming Development Plan Documents

3.12 The assessment of the Great Haddon application proposals against planning policy

in section 4 includes these saved policies.

Emerging Peterborough LDF

3.13 PPS3 (2006) requires local authorities to identify sufficient land for at least 15 years

of housing supply from the date of adoption of the Core Strategy. Peterborough City

Councils (PCC) Core Strategy Preferred Options (June 2008)) sets out the location

of new housing and employment land, and the need for sustainable urban extensions

in order to deliver the scale of growth that is expected of Peterborough up to 2021

and beyond, in terms of both housing and employment provision.

3.14 As the Core Strategy is not due for adoption until April 2011 it is necessary that it

incorporates provision for residential development to March 2026. The outstanding

net dwelling requirement to 2026 of 27,600 was established by taking into account

remaining completions and outstanding permissions. The focus of attention was

therefore on the options for locating these dwellings. Opportunity Peterborough (OP)

(the citys Urban Regeneration Company) prepared the IGS with the City Council in

2008, and the Recommended Spatial Option in the IGS was taken forward as the

Preferred Option of the emerging Core Strategy.





14

Timing of Outline Applications for Great Haddon

3.15 The outline planning applications for the Great Haddon development area are

submitted to the City Council during a time of significant change in Peterborough.

Since its inclusion in the governments London-Stansted-Cambridge-Peterborough

Growth Area in 2003, the City Council and Opportunity Peterborough have been

promoting the strategic growth of the city, in terms of broadening employment

opportunities, promoting new development within the city centre, exploring the

potential for redevelopment of district centres, and the allocation of sustainable urban

extensions. These changes are being promoted through the Local Development

Framework for Peterborough. The Core Strategy Preferred Options (June 08) and

the Site Allocations DPD propose the inclusion of Great Haddon as one of two

sustainable urban extensions to the city.

3.16 Great Haddon is the first of the two sustainable urban extensions to be considered at

the outline planning application stage and will need to be considered in advance of

the adoption of the LDF Core Strategy. This is supported in principle by the City

Council and its partners in recognition of the need to make early provision for the

delivery of such large scale developments if the targets of the Growth Area are to be

met.

3.17 The decision to submit two outline applications reflects development agreement and

land ownership arrangements only it is intended to submit, progress and implement

both consents in tandem and having regard to market conditions, with linked 106

agreements as necessary.

The Consultation Process and Evolution of the Scheme

3.18 Since 2004, the suitability of the site for development (previously known as the

Strategic Southern Expansion of Peterborough) has been explored both technically

and through a series of consultations and engagement with relevant stakeholders

and policy makers. During the later stages of the evolution of this scheme the

consultation process ran in tandem with the IGS and LDF process. This is fully

documented in the Statement of Community Involvement.

3.19 A series of Working Papers (1-6) outlining the opportunity for strategic growth in this

area were submitted to the City Council (PCC) and Huntingdonshire District Council

(HDC) Planning Officers in May 2004 for information and comment.

3.20 The submission of a Technical Assessment was presented to PCC Planning Officers

in January 2006 (summarised in Working Paper 7) and a Member Presentation was

made to PCC and HDC in August and September 2007 respectively.





15

3.21 In September 2007 a stakeholder consultation workshop was held to explore options

for the emerging development concept and to define key principles for Great

Haddons development, which included a seminar exploring the key issues relating to

strategic development, a master planning workshop and a site visit (see Working

Paper 10 dated December 2007). Subsequent presentations and discussions of the

proposals were made to local Ward Members in Spring 2008.

3.22 A public consultation event was held during May and June 2008, running in tandem

with the consultation on the emerging Peterborough LDF Core Strategy Preferred

Options document (see Working Paper 11 and the Report of the Public Consultation

for Great Haddon published in September 2008).

3.23 The results of the consultation process have been fully documented in the Statement

of Community Involvement (SCI) accompanying the applications.

3.24 The following is a list of organisations that the applicants have made contact with as

part of the ongoing consultation process either through briefings, meetings or

involvement in the stakeholder consultation events - prior to the submission of the

outline applications:

Government Office for the East of England;

Peterborough City Council (various departments);

Cambridgeshire County Council (highways and archaeology);

Opportunity Peterborough;

Inspire East;

ATLAS;

Huntingdonshire District Council (Planning and Highways);

Environment Agency (EA) (various departments);

Internal Drainage Board / Middle Level Commissioners (IDB/MLC);

Anglian Water;

Statutory Undertakers (various utility companies);

Highways Agency (HA) and its consultants Faber Maunsell;

Natural England (NE) (in relation to ecology and landscape);

English Heritage (EH) (in relation to Scheduled Ancient Monument);

Peterborough Environment City Trust;

Cambridgeshire Constabulary;

Cambridgeshire Fire Service;

Peterborough Primary Care Trust;

Sport England;

Plantlife;

Buglife;





16

Froglife;

Peterborough Natural Networks Group;

Cambridgeshire Bat Group;

Wildlife Trust for Cambridgeshire;

Stagecoach and other bus operators;

Yaxley Parish Council;

Local residents associations, business groups and local interest groups.

The Application Proposals

Description of Development

3.25 The outline applications seek permission to develop the Great Haddon area to create

a new sustainable urban extension for Peterborough. The range of land uses

comprise:

Great Haddon Core Area:

up to 5,350 residential dwellings at an average density of 40 dwellings per ha

(ranging between 10dph in low density areas to 100 dph in the district centre);

a district centre (with up to 9,200 square metres (99,031 sq.ft) retail floor space)

and two neighbourhood centres (with up to 2,300 square metres (24,758 sq.ft)

retail floor space in total), comprising district/neighbourhood retail (A1-A5),

community and health (C2, D1), leisure (D2), residential (C3) and commercial

(B1) uses;

provision for education facilities (sites for three primary and one secondary

school);

sports and recreational facilities;

site for 5 gypsy and traveller pitches;

a range of strategic open spaces including new landscaping, woodland and

allotments;

provision of land for a cemetery extension;

associated highway infrastructure (including pedestrian, bridleway and cycle

routes), public transport infrastructure, and car parking for all uses;

utilities and renewable energy infrastructure;

foul and surface water drainage networks (including SuDS and lakes);

Great Haddon Employment Area:

up to 65 hectares of employment land (a mix of B1, B2 and B8 uses);

a site for a household recycling centre within the employment area;





17

associated highway infrastructure (including pedestrian, bridleway and cycle

routes), public transport infrastructure, and car parking for all uses;

utilities and renewable energy infrastructure;

foul and surface water drainage networks (including SuDS and lakes).

The Land Use Budget

3.26 Detailed Land Use Budgets for the Great Haddon development areas are included in

Appendix 8 and should be read in conjunction with the Development Framework Plan

(Appendix 1).

Parameter Plans

3.27 Eight Parameter Plans for the Great Haddon development are included as part of the

formal applications and explained in detail in the Design and Access Statement

(DAS):

Parameter Plan PST021-DFP-01 Rev I - Development Framework (Land Use); Parameter Plan PST021-DFP-02 B - Primary Movement Network; Parameter Plan PST021-DFP-03 B - Public Transport Movement Network; Parameter Plan PST021-DFP-04 B - Dedicated Pedestrian/Cycle and Equestrian Routes; Parameter Plan PST021-DFP-05 B Density; Parameter Plan PST021-DFP-06 B - Building Heights; Parameter Plan PST021-DFP-07 C - Open Space Provision; Parameter Plan PST021-DFP-08 B - Landscape Framework.

3.28 It is intended that the Parameter Plans to which the DAS relates will be approved as

part of the outline planning permissions, thereby fixing the key design elements of

the proposal. Section 1 of the DAS sets out how design issues will be subsequently

controlled through a process of approval of Development Briefs and/or Design Codes

for each phase of development.

3.29 The DAS is a single comprehensive document accompanying both applications and

sets out how a co-ordinated approach to the design and context of the Great Haddon

development area as a whole has been followed.





18

Rights of Way

3.30 As part of the application proposals it is proposed to divert three public rights of way

through the application sites as illustrated on Figure 8.13 (see Appendix 9), namely:

Footpaths No 12 and 14; Bridleway No 2 / No 11 (also known as the Peterborough

Green Wheel) and Bridleway No 1.

3.31 Should outline consent be granted for the two Great Haddon applications, then

separate applications for formal Diversions will need to be made and Orders granted.

Core Area Application

3.32 The rationale and justification for the diversions is explained fully in the

Environmental Assessment Volume 1: Chapter 8. In summary Footpaths No. 12 and

14 are proposed for partial diversion and incorporated into the proposed open space

corridors provided as part of the development. Bridleway 2/11 (Green Wheel) is

proposed for partial diversion south of the Stanground Lode in order to minimise

ecological impacts on the SAC through increased access and disturbance, and to

provide an underpass crossing of the western peripheral road at a location which

minimises environmental impacts. (also see the Environmental Assessment Volume

1: Chapter 6)

Employment Area Application

3.33 A partial diversion of Bridleway No 1 (approximately 500m in length and 30m east of

the existing) is also proposed as part of the Employment Area application. This is to

allow safe crossing of the proposed employment access road and construction of a

highway link to Fletton Parkway Junction 1. This is required to access the

development as part of the overall transport strategy. The diverted bridleway will be

reinstated within a landscaped area and further details are contained within the

Design and Access Statement. The Environmental Assessment Volume 2: Figure

8.13 provides an illustration of the diversions in relation to the overall development

area.

Section 106 Agreements

3.34 It is anticipated that consents for both applications will be subject to the signing of

s106 agreements. At the request of the City Council, Appendix 11 sets out the draft

Heads of Terms for Great Haddon proposed by the applicants as appropriate to the

scale and nature of development proposed.

3.35 These draft Heads of Terms have been drawn up with regard to the provisions of

Circular 1/98 and taking into account the conclusions of the technical assessments

and Environmental Assessment accompanying these applications.





19

4.0 EVALUATION OF PROPOSED DEVELOPMENT AGAINST CURRENT PLANNING POLICY

National Guidance

4.1 Established national planning policy is contained in planning policy guidance notes

(PPGs) and planning policy statements (PPSs). The key relevant documents that

provide national guidance on the delivery of this sustainable urban extension are:

PPS1: Delivering Sustainable Development (2005) and the supplement to PPS1: Planning and Climate Change (2007)

PPS3: Housing (2006); PPG13: Transport (2001) PPG17: Planning for Open Space, Sport and Recreation (2002); and PPS22: Renewable Energy (2004)

4.2 The principle and allocation of the site for development is underpinned by:

PPS11: Planning and Regional Strategies (2004) PPS12: Local Spatial Planning (2008)

4.3 Sustainable development as defined in PPS1 also involves the protection and

enhancement of the natural and historic environment, and the quality and character

of the countryside. National guidance on these matters is provided by:

PPS9: Biodiversity and Geological Conservation (2005) PPG15: Planning and the Historic Environment (1994); and PPG16: Archaeology and Planning (1990)

4.4 Other guidance documents of relevance are:

PPG4: Industrial and Commercial Development and Small Firms (1992) and the Draft PPS4: Planning for Sustainable Economic Development;

PPS6: Planning for Town Centres (2005) and Proposed Changes (July 2008); and

Delivering Sustainable Development

4.5 Paragraph 3 of PPS1 states that sustainable development is the core principle

underpinning planning and at the heart of sustainable development is the simple idea

of ensuring a better quality of life for everyone, now and for future generations.

Paragraph 5 identifies how planning can facilitate and promote sustainable and

inclusive patterns of urban and rural development by:





20

making suitable land available for development in line with economic, social and

environmental objectives to improve peoples quality of life;

contributing to sustainable economic development;

protecting and enhancing the natural and historic environment, the quality and

character of the countryside, and existing communities;

ensuring high quality development through good and inclusive design, and the

efficient use of resources; and

ensuring that development supports existing communities and contributes to the

creation of safe, sustainable, liveable and mixed communities with good access

to jobs and key services for all members of the community.

4.6 Paragraph 7 of PPS1 emphasises the need for a transparent, flexible, predictable,

efficient and effective planning system if these broad objectives are to be achieved,

including the provision of a framework (regional spatial strategies and local

development documents) based on a shared vision drawn up with extensive

community involvement.

4.7 PPS12 provides guidance on how local authorities through their core strategies could

identify and allocate suitable strategic sites to accommodate identified growth needs.

Whilst the Core Strategy looks to the long term, Paragraph 4.7 of PPS12 states it

may be beneficial for delivery if the details of key sites are included in the Core

Strategy, if these sites are central to the achievement of the strategy and where

investment/ delivery requires a long lead-in. The Great Haddon Urban Extension

Area (covering both application areas) has been identified in the Peterborough LDF

Core Strategy Preferred Options.

4.8 Paragraph 7 of PPS1 is also relevant as it allows for flexibility from local planning

authorities should sites come forward that achieve the broad objectives of

sustainable development. With regard to the Great Haddon proposal, the site has

already been identified through the planning policy preparation process following the

housing growth requirements identified for Peterborough initially arising from the

districts inclusion in the LondonStanstedCambridgePeterborough Growth Area.

4.9 The emerging Local Development Framework identifies Great Haddon as an

appropriate location for a mixed use urban extension to the City of up to 6000

dwellings. To date, the Great Haddon proposal has been prepared in tandem with

the preparation of the Core Strategy. This has helped to demonstrate the

deliverability of the preferred option for the largest urban expansion in the district

whilst also ensuring the timescale for delivering the housing can be met. The type

and amount of development proposed within the urban extension is in accordance





21

with emerging Core Strategy policies (Preferred Options CS1, CS2 and CS3) and is

discussed in more detail in 4.70 below.

4.10 The public and stakeholder consultation which has taken place for Great Haddon has

been documented within the SCI. Paragraph 11 of PPS1 supports the early

engagement of all stakeholders in the process of plan making and bringing forward

development proposals which helps to identify issues and problems at an early stage

and allows dialogue and discussion of the options.

4.11 Paragraph 12 of PPS1 also explains how pre-application discussions are critically

important and benefit both developers and local planning authorities in ensuring a

better mutual understanding of objectives and the constraints that exist. In the

course of such discussions proposals can be adapted to ensure that they better

reflect community aspirations and address all the relevant issues. By adopting a

positive attitude towards early engagement in pre-application discussions, formal

applications can be dealt with in a more certain and speedy manner and the quality

of decisions can be better assured.

4.12 The consultation activity undertaken by the applicants has helped understand the

communitys aspirations and objectives as well as those defined in Paragraph 3 of

PPS1. The evolving development concept and Development Framework Plan for

Great Haddon has been underpinned by high quality and inclusive design principles

that help to create a balanced and integrated development which avoids segregation

and has well-planned public spaces that bring people together and provide

opportunities for community activity and recreation, resulting in a place that will

function well not just for the short term but over the lifetime of the development and

beyond.

4.13 PPS3 sets out the national planning policy framework for delivering the

Governments housing objectives and complements the objectives of PPS1.

Paragraph 9 of PPS3 states that the Governments key housing policy goal is to

ensure that everyone has the opportunity of living in a decent home, which they can

afford, in a community where they want to live. To achieve this, the Government is

seeking, amongst other things, to create sustainable, inclusive, mixed communities in

all areas, both urban and rural.

4.14 Matters which have been considered (in line with Paragraph 16 of PPS3) and

identified on the Parameter Plans are: accessibility and connection to public

transport, community facilities and services, efficient, safe and user friendly spaces,

good access to public open space and green corridors via pedestrian walkways and

cycle routes, a well integrated development that respects the neighbouring (listed)

buildings, SAM and safeguards biodiversity, and how the development reflects the





22

local area more generally in terms of scale, density, layout and access, and a range

and mix of housing that responds to identified local targets and needs. Further

details are provided in section 6 of the DAS.

4.15 Of equal importance is the efficient use of resources and a reduction in any impact

on climate change. Paragraph 8 of the Supplement to PPS1 also states that the

planning system needs to support the delivery of the timetable for reducing carbon

emissions from domestic and non-domestic buildings. The draft Sustainability

Statement submitted in support of the application sets out the way in which the Great

Haddon scheme is responding to the climate change agenda.

4.16 The provision of open space within the development is guided by PPG17 which

states that well designed and implemented planning policies for open space, sport

and recreation are fundamental to delivering the broader Government objectives

including; supporting urban renaissance, promoting social inclusion, health and well

being and the promotion of sustainable development. The guidance addresses the

issues of maintaining an adequate supply of and adequate provision of open space

and recreational sports facilities. The amount of open space (including playing fields)

provided with the two application areas equates to 156.75 ha (40.2% of the

application areas). Further details of the nature and type of open space and green

infrastructure provided can be found in section 6 of the DAS.

4.17 PPG13 emphasises the role of land use planning in delivering an integrated transport

strategy. The prime objectives of PPG13 seek a closer correlation between land use

planning and transport and the objectives of sustainable development set out above

clearly identifies the important role of transport in delivering these objectives.

4.18 The Great Haddon proposals include the promotion of more sustainable transport

choices; the promotion of accessibility to jobs, shopping, leisure facilities and

services by public transport, walking and cycling; and a reduction in the need to

travel. Parameter Plan 02B: Primary Movement Network determines the primary

movement corridors through the Great Haddon development area (including the

realignment of the A15 London Road into the site), and shows the main access

points into the site from the surrounding road network. Parameter Plan 03B: Public

Transport Movement Network shows how public transport (bus) routes and bus only

links through the development area and how they connect with the surrounding

network, including bus priority options.

4.19 Parameter Plan 04B: Dedicated Pedestrian Cycle and Equestrian Routes shows how

new dedicated cycle, pedestrian and equestrian routes through the development will

link with existing and enhance routes in the surrounding area.





23

Protection and Enhancement of the Environment

4.20 Sustainable development as defined in PPS1 also involves the protection and

enhancement of the natural and historic environment, and the quality and character

of the countryside. National guidance on these matters is provided by: PPS9:

Biodiversity and Geological Conservation (2005); PPG15: Planning and the Historic

Environment (1994); and PPG16: Archaeology and Planning (1990).

4.21 PPGs 15 and 16 provide a framework that protect, for example: scheduled ancient

monuments (SAM); listed buildings; the settings of these sites; and conservation

areas. There are no SAMs, listed buildings or conservation areas within the

application sites. However, SAM CB268 lies to the immediate southwest of the

Great Haddon Core Area, with two listed buildings positioned close to the southern

application site boundary.

4.22 The archaeological surveys and fieldwork have identified four distinct areas of

potential archaeological activity as well as periphery features within the application

sites. None of the sites are considered to be of such archaeological significance as

to require preservation in situ and thereby preclude development. It is proposed that

a programme of archaeological work will be carried out prior to the start of

construction to record any archaeological features from within the site. This work will

preserve the archaeological features by record, as specified in PPG16.

4.23 The Development Framework Plan (ref: PST021/DFP/01 Rev I) fixes the boundary of

built development in the vicinity of the SAM and listed buildings, allowing for an open,

landscaped buffer to preserve the setting of the SAM and listed buildings..

4.24 The DFP also sets development back from the existing A15, and proposes the

diversion of the A15 into the Core Area application site away from the existing

village, thereby minimising any adverse impact on the setting of the Yaxley

Conservation Area to the east. This approach has been agreed with English

Heritage, Cambridgeshire County Council, Peterborough City Council and

Huntingdonshire District Council, and is explained more fully in the DAS and the

Environmental Assessment Volume 1: Chapters 7 and 8.

4.25 Orton Pit Site of Special Scientific Interest (SSSI)/ Special Area of Conservation

(SAC)/ candidate Special Area of Conservation (cSAC) lies adjacent to the boundary

of both application sites. Detailed ecological survey work has been undertaken over

a number of years and a desk study has been undertaken to collect ecological

information from the wider area and the study area for field based ecological surveys

extends beyond the application site boundaries. (see Environmental Assessment

Volume 3: Appendix 6.5).





24

4.26 The range of surveys and methods have been agreed with Peterborough City

Council, Cambridgeshire County Council, Environment Agency and Natural England.

The notification under Section 28c of the Wildlife and Countryside Act 1981 states

the reasons for the SSSI designation, namely:

Great crested newts

Standing water habitats

Assemblage of rare and scarce charophyte species (stoneworts)

Geological features

4.27 The identification and classification of Special Areas of Conservation arises under

the EC Habitats Directive. Article 3 of the Habitats Directive requires the

establishment of a European network of important high-quality conservation sites that

will make a significant contribution to conserving the habitat types and species

identified in Annexes I and II of the Directive (as amended). The reasons for

selection of Orton Pit SAC include the following habitats and species:

Annex I Habitat hard oligo-mesotrophic waters with benthic vegetation of Chara

sp.

Annex II Species Great crested newt Triturus cristatus.

4.28 The cSAC area was put forward to the European Commission on 31 March 2006 as

a significant boundary extension to the existing Orton Pit SAC.

4.29 Joness Covert Woodland complex is a County Wildlife Site and comprises several

areas of woodland in close proximity. Joness Covert woodland itself lies outside the

site boundary but also forms part of the Orton Pit SAC.

4.30 The Nene Washes SSSI/SAC lies approximately 5km to the north-east of the

application sites. Although there is no shared boundary between the application

sites and this SAC, the Stanground Lode (a stream) runs through the Great Haddon

Core Area and discharges into the River Nene (and then into the SSSI/SAC). The

Nene Washes supports nationally and internationally important populations of

wildfowl and wading birds. The site is also notable for the diversity of plant and

associated animal life within its network of waterways.

4.31 The application proposals have been developed with the existing ecological

resources of the study area in mind, balancing impacts on particular species or

habitats through an iterative process, taking into account all relevant issues relating

to requirements, for example, for remediation and construction. The ecology

baseline has provided guiding constraints to these other requirements that have

been fine-tuned as further ecological survey data emerged to inform the





25

Development Framework Plan. Further details can be found in the Environmental

Assessment Volume 1: Chapter 6.

4.32 An outline biodiversity strategy for the site is included in the Environmental

Assessment Volume 3: Appendix 6.2 and is supported by detailed strategies to cover

the key issues that have been raised at the EIA scoping stage and in pre-application

discussions. Additional strategies can be found in Appendices 6.3 and 6.4 and

include a Newt Connectivity Strategy and an Access Management Strategy.

4.33 The key principles which are covered within these strategies are:

1. To protect the Orton Pit SSSI/SAC/cSAC;

2. To provide suitable receptor habits for species that will require translocation from

areas proposed for development;

3. To provide new habitat and biodiversity opportunities throughout the site;

4. To encourage connectivity of newt habitat from the habitats on site to the

SSSI/SAC/cSAC;

5. To create green corridors through the site and into the wider countryside;

6. To provide public access to parts of the site and limit access to more sensitive

habitats in particular the SSSI/SAC/cSAC.

4.34 Further details of the ecological strategy, mitigation and compensation proposals will

be progressed in consultation with Peterborough City Council and relevant statutory

agencies through future development briefs and/or reserved matters applications and

in response to planning conditions should outline consents be granted. The Access

Management Strategy for Orton Pit sets out a range of measures to control

unauthorised access to the Orton Pit SSSI/SAC/cSAC by people and domestic pets

in line with the formally agreed management and implemented arrangements for the

Reserve.

4.35 Detailed proposals and arrangements for future amendments to the control of public

access to Orton Pit will be progressed by O & H Hampton as landowner of the

reserve, in consultation with the City Council, relevant statutory consultees and the

reserve management organisation. Such discussions can only take place within the

framework provided by the existing management plan for the reserve which will be

amended as appropriate by the adjacent development proposal.

Other National Guidance

4.36 PPG4 takes a positive approach to the location of new business developments and

assisting small firms through the planning system. The main objective is that

economic growth and a high-quality environment should be pursued together. The

locational demands of industry should be a key consideration in drawing up plans.





26

Development plans should weigh the importance of industrial and commercial

development with that of maintaining and improving environmental quality. The

Great Haddon Employment Area proposes 65ha of employment land contributing to

sustainable economic development by providing jobs in this key location. The site

will be served by good public transport links which will minimise the length and

number of trips, especially by motor vehicles. The type of employment and jobs

created is summarised in paragraphs 0 to 4.87.

4.37 The Government is committed to the provision of sustainable communities, whereby

everyone has access to a good range of services and employment opportunities.

PPS6 emphasises this importance of access to services and establishes that

enhancing consumer choice by making provision for a range of shopping, leisure and

local services, which allow genuine choice to meet the needs of the entire

community. This highlights the need to make adequate provision for existing and

future residents, especially when relating to new mixed use and residential

developments. In April 2009 the Government published Draft PPS4: Planning for

Prosperous Economies (Draft PPS4). The document is currently out for consultation

and once adopted, will replace PPG4: Industrial, Commercial Development and

Small Firms, PPG5: Simplified Planning Zones, PPS6: Planning for Town Centres

and the economic development aspects of PPS7: Sustainable Development in Rural

Areas.

4.38 In order to facilitate the delivery of this sustainable mixed use urban extension, a new

District Centre and two new Neighbourhood Centres are proposed as part of the

Great Haddon development. Although no Retail Impact Assessment (RIA) was

requested by the City Council as part of the formal Scoping Opinion it has

subsequently been agreed to provide this at the request of PCC to address any

impact on surrounding centres. The RIA forms part of the supporting information for

the Core Area application.

Regional, Sub Regional and Strategic Policy

4.39 Section 3 of this Planning Statement highlights the support that can be found within

Strategic Policy for the Great Haddon proposals The London- Stansted-Cambridge-

Peterborough (LSCP) Growth Area was first designated as one of the Governments

four Growth Areas by the Sustainable Communities Plan (February 2003). The LSCP

Study (August 2004), and the Peterborough Growth Area Study (August 2004)

were prepared to inform the East of England Plan (RSS14) both recognised that

there were several strategic opportunities for growth in and around the city which

merited further investigation. The area subject of this application was identified in





27

both studies as an area suitable for accommodating strategic growth (Appendix 6

and 7).

4.40 These conclusions have been borne out in the background strategic assessment and

sieve analysis undertaken in May 2004 by David Lock Associates as set out in the

Working Papers (Working Paper 2: Options for Growth (May 2004) included within

Great Haddon Statement of Community Involvement).

Regional Spatial Strategy for the East of England (RSS) (May 2008)

4.41 The RSS or East of England Plan sets out the regional strategy for planning and

development in the East of England to the year 2021. The Plan was adopted in May

2008 but an early review is currently being undertaken to update policies for housing,

employment and the environment, and extend the timescale of the Plan to 2031.

4.42 The regional policy document responds to a number of regional policy drivers by

Putting in place a framework that promotes sustainable development, especially to

address housing shortages, support the continued growth of the economy and

enable all areas to share in prosperity, whilst driving up energy efficiency and carbon

performance, improving water efficiency and recycling an increasing percentage of

waste; and also Concentrating growth at the key centres for development and

change, which include all the regions main urban areas and have potential to

accommodate substantial development in sustainable ways to 2021 and beyond,

whilst maintaining the general extent of the green belt (paragraph 1.11). However,

the RSS also requires growth to be reconciled with protection of the environment and

to avoid adverse effects on sites European or international importance for nature

conservation.

4.43 Policy SS3: Key Centres for Development and Change designates Peterborough as

a suitable location for development which could be delivered in accordance with the

principles of Policy SS1: Achieving Sustainable Development and Policy SS2:

Overall Spatial Strategy. Paragraph 3.13 further sets out that concentrating

development at these locations will make the most of existing infrastructure and the

potential for improvements or extensions.

4.44 The principal aims for each of the centres are set out in Section 13, Sub-Areas and

Key Centres for Development and Change. Policy PB1: Peterborough Key Centre

for Development and Change, states that the strategy is for growth and regeneration

to strengthen Peterboroughs role as a major regional centre and focus of the

northern part of the London-Stansted-Cambridge-Peterborough Growth Area.

Policies should seek to achieve an increase of at least 20,000 additional jobs in the





28

period 2001-2021 together with strong housing growth, sustainable transport

improvements and provision of social, community and green infrastructure.

4.45 It is recognised that Peterboroughs influence extends over a wide geographical area

with the potential to develop the Citys role even further as a principal commercial,

retail and service centre for the north western part of the East of England and East

Midlands.

4.46 The RSS also sets out other principles which have been incorporated into the City

Councils emerging LDF such as affordable housing provision, the natural

environment and climate change. To meet regional and national targets for reducing

climate change emissions, new development should be located and designed to

optimise its carbon performance Policy H2 requires Development Plan Documents to

monitor and deliver against the target for some 35% of housing coming forward as

affordable.

Cambridgeshire and Peterborough Structure Plan 2003

4.47 Following the approval of RSS14 (the East of England Plan) by the Secretary of

State on 12 May 2008, 13 policies from the Cambridgeshire and Peterborough

Structure Plan 2003 remain in force. Of these only the following two are relevant to

this application:

P6/1 Development-related Provision

P8/10 Transport Investment Priorities

4.48 Policy P6/1 sets out that development will only be permitted where the additional

infrastructure and community requirements generated by the proposals can be

secured, which may be by condition or legal agreement or undertaking.

4.49 Policy P8/10 highlights that implementation of the following transport schemes will be

sought over the Structure Plan period to meet strategic requirements and the needs

of major developments. These transport schemes include :

measures to increase the capacity, usage and safety of pedestrian and cycle

routes:

improvements to local roads that will increase the efficient operation of the whole

transport system including Park and Ride sites for Cambridge, Peterborough,

Market Towns and other locations;

bus priorities on key radial routes into Cambridge, Peterborough and the Market

Towns.





29

Cambridgeshire and Peterborough Waste Local Plan (2003)

4.50 The Waste Local Plan addresses the land use planning aspects of waste

management in Cambridgeshire and Peterborough. It sets out the policies and

proposals of the Waste Plan Areas (WPA) and provides the first comprehensive

framework for determining planning applications for waste development within the

Plan area.

4.51 The overall goal of the Waste Local Plan is set out as being to achieve sustainable

waste management in the plan area. The Executive Summary states that the goal is

'To provide a sustainable strategy and policy framework for sustainable waste

management in Cambridgeshire and Peterborough, in accordance with the adopted

National Waste Strategy guidelines and the principles of Best Practicable

Environmental Option; Regional Self-sufficiency and the Proximity Principle.

4.52 In terms of sustainable waste management policies, Policy WLP1 sets out that all

proposals for waste development will be considered in the context of achieving the

best practicable environmental option taking into account regional self-sufficiency,

the proximity principle and the waste hierarchy.

4.53 With regards to resource recovery and energy and waste, policy WLP2 states that

all waste development proposals will need to demonstrate that, wherever

practicable, they contain integrated proposals to recover resources from waste. It

highlights that this can be achieved through recycling, composting or energy

recovery.

4.54 The policy recognises the fact that notwithstanding the benefits of resource recovery,

it will not take place unless it is economically viable. The Plan highlights that this

may lead to the establishment of strategic waste management sites, which have a

range of integrated waste management facilities i.e. where more than one method of

waste management is used. Alternatively, recovery may take place on individual

sites that are linked to other facilities, thus still achieving integration of waste

management practices.

Cambridgeshire and Peterborough Minerals and Waste Development Plan Documents (2008)

4.55 The emerging Mineral and Waste Plan comprises three Development Plan

Documents:

(i) The Core Strategy Preferred Options 2 sets out the strategic vision and

objectives of the plan and includes development control policies which guide

minerals and waste development;





30

(ii) The Site Specific Proposals Plan Preferred Options 2 sets out proposals for

minerals and waste at specific sites and provides policies supporting these

proposals; and

(iii) The Earith / Mepal Area Action Plan (which is not relevant to the Great Haddon

proposals).

4.56 Until the adoption of the Minerals and Waste Plan (the EiP is scheduled for late 2010

with adoption in 2011), the saved policies of the Cambridgeshire and Peterborough

Waste Local Plan (2003) and Cambridgeshire Aggregates (Minerals) Local Plan

(1991) remain in force. However, the draft policies below are a material

consideration in the determination of the application:

Core Strategy Preferred Option CS13 - Location of Future Waste

Management Facilities and Commercial Resource Recovery and Recycling

Facilities (non-landfill); and

Preferred Option CS14 (Household) Recycling Centres

4.57 Policy CS13 proposes a strategic allocation at Great Haddon (labelled in the

document as the site West of Peterborough and also labelled Orton (refined) in

the Site Specific Plan -Site Reference 115, Policy SS4). The intention of the policy is

to provide an area of search for either type of facility. Provision for a householders

waste recycling facility has been incorporated into the proposals, and a general

location has been identified on the Development Framework Plan.

Core Strategy Preferred Option CS23 - Safeguarding Mineral Resources.

4.58 Mineral Safeguarding Areas (MSA) have been defined for deposits of sand and

gravel, brick clay, limestone and chalk that are considered to be of current or future

economic importance. The Mineral Planning Authority (MPA) must be consulted on

planning applications for major developments in these areas.

4.59 The purpose of the MSA is to highlight the presence of an economic mineral and to

ensure that land use planning decisions are not taken without considering the finite

resource. The assumption is that development proposals would need to be

accompanied by an appropriate assessment of the quality of the mineral reserve and

the economic viability of extraction, which would also be assessed against other

available reserves and predicted demand.

4.60 Notwithstanding the fact that the principle of the development of the site has been

established through Peterborough City Councils Core Strategy Preferred Options

Policies CS1, CS2 and CS3, both application areas include part of a proposed MSA-

known as Site SS2-5 Orton.





31

4.61 Two reports have previously been submitted to the MPA on behalf of O&H Properties

detailing why the clay reserves identified in the MSA are unsuitable for extraction and

should not be safeguarded. In addition, Schedule 5 of the S106 Agreement for

planning permission to extract clay at Must Farm and Kings Dyke at Whittlesey is

particularly relevant, in that it states that previous permissions to work minerals at the

Orton Pit Reserve have been revoked by the granting of these permissions. The

ownership of surface and minerals are separate and there are expressly no rights for

the land to be worked.

Local Planning Policy

Peterborough Local Plan (First Replacement) (2005)

Saved Policies

4.62 The Planning and Compulsory Purchase Act 2004 includes transitional arrangements

from the old Local Plan system to the new LDF plan preparing system. The SoS

agreed in July 2008 that Peterborough City Council could save all but 20 of the local

plan policies for a further period. The proposed development at Great Haddon has

been identified through the planning policy preparation process following the housing

growth requirements identified for Peterborough initially arising from the inclusion in

the London Stansted Cambridge Peterborough Growth Area, designated 8

years after the adoption of the Local Plan in 1995. Therefore the adopted local plan

does not contain any specific policies to support a sustainable mixed use urban

extension on an unallocated greenfield site in this location. However, some of the

district-wide adopted Local Plan policies are still relevant considerations for Great

Haddon and the local plan remains one of the statutory documents against which the

planning applications must be assessed. The relevant policies are listed here but are

considered in detail under the respective headings below:

Housing Provision- Policies H7 (unallocated sites), H20 (range) , H21( affordable) and H23 (lifetime);

Density- H15 (density);

Employment Provision- Policy OIW5 (location);

Retail Provision -Policies R1 and R2 (scale nature and location);

Community and Education Facilities- Polices CF7 (health) and CF8 (community buildings)

Open Space Provision Policies LT1 (level and type, and Appendix VII- Minimum Standards), LNE6 (buffer zones), LNE9 (landscape), LNE10 (details),





32

LNE11 and LNE12 (trees, woodlands and hedgerows), and T2

(footpaths/PROW)

Transport- Policies T1 (new development), T3 (accessibility), T4 (cycle network), T5, (cyclists), T6 and T7 (public transport,) and T8 (connections to

highway);

Protection of Natural and Historical Environment- Policies CBE1 (SAM), CBE7 (Listings) and LNE18 ( RIGS),

4.63 In light of the timescale of the emerging local development framework, the planning

applications for Great Haddon have been progressed in tandem with the preparation

of the Core Strategy. This helps to demonstrate the deliverability of the preferred

option for the largest urban expansion in the district whilst also ensuring the

timescale for delivering the housing can be met.

Local Development Framework Core Strategy Preferred Options (March 2008)

4.64 Preferred Option CS1 sets out that overall development strategy is to focus the

majority of new development in and around the urban area of the City of

Peterborough, creating strong, sustainable, cohesive and inclusive mixed-use

communities. Paragraph 5.3.11 recognises that the scale of housing growth that the

RSS requires for Peterborough means that there will need to be significant reliance

on urban extensions to deliver not simply dwellings but complete sustainable,

inclusive, mixed use communities.

4.65 The locations for the two proposed new urban extensions of which Great Haddon is

the largest - are based on the evidence and conclusions from the IGS, which

examined all potential alternatives against a comprehensive range of constraints

information and evaluation criteria. In total, around 15,300 additional dwellings in

Peterborough are planned to be delivered from extensions to the urban area in the

period 2007 to 2026. Great Haddon is identified as a location for up to 6,000 of

these new dwellings.

Site Allocations and Planning Policies Development Plan Documents (DPD) (Issues and Options) 2008

4.66 The City Council is currently preparing Site Allocations and Planning Policies DPDs.

These documents will identify sites and allocate land for different types of

development throughout the District. Although at a early stage of preparation, Great

Haddon is included in both the Site Allocations and Planning Policies Issues and

Options documents (Site UE001 refers), reflecting its identification as an urban

Date post:	24-Jul-2018
Category:	Documents
Upload:	dangthuan
View:	213 times
Download:	0 times