POLICY & PLANS
The proposed development seeks to fulfil the demand for low-energy low-cost commercial units to serve small businesses in the area. The units will be designed to have low-running costs to aid and sustain small businesses. We do understand that the site has its difficulties and it is within the Green Belt, however, we believe that there is a good case for these proposals to be considered as a unique local opportunity under as a special circumstance. We aim to demonstrate that there is a strong need for small developments such as this to help sustain employment in a very difficult economic climate. These units will provide local businesses with premises that have low running costs, are on the edge of Sawston Village and have good access. It is exactly this type of development that is badly needed to allow small companies to exist in premises that do not have constantly increasing energy bills that affect their bottom line and therefore their longevity. The units will be super-insulated, use natural breathable sustainable materials and incorporate renewable energies. They will be designed to be low-impact on the environment both in terms of visual appearance and energy usage. The construction materials will include larch or sweet chestnut timber cladding, sedum roofs, natural insulation, zinc cladding and rainwater goods, permeable paving and reed-bed foul waste water management. All the existing trees, mainly sycamore, will be retained and reinforced with new planting. The existing bunding will be retained but restructured with gabion walling and new topsoil with new structured planting. The existing entrance will be improved and widened to allow better visibility in accordance with Transport Planning Associates’ recommendations. Our proposed development will enhance the area, and certainly improve it over and above its current state, and be designed to be sympathetic to the environment. Since our Pre-Application advice, we have reduced the scale and number of units on the site. The buildings are single storey, almost cottage-like, and site well below the cover of the existing trees. We believe that the development will create additional local employment. Cambridgeshire County Council, the previous owner, has never returned the site to a ‘green belt’ state, has been using the site for commercial gain and it has now fallen into disrepair, so unless something is done, the site will remain an eyesore on the edge of the village.
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SITE PLAN
SITE AREA – 0.33 hectares
Total Building Area – 504 m2
Car Parking – 20 Cars
Cycle Parking – 18 cycles
The units are arrange as 3no. semi-detached single storey buildings along the western boundary, backing onto the railway line.
Car + cycle Parking is concealed behind the bunding and gabion walling along the eastern boundary.
All drainage is routed to the southern end of the site where it passes through a reed bed drainage filter system.
Bin storage and recycling is located adjacent to the entrance for ease of collection.
Total Building Area – 504 m2
Car Parking – 20 Cars
Cycle Parking – 18 cycles
The units are arrange as 3no. semi-detached single storey buildings along the western boundary, backing onto the railway line.
Car + cycle Parking is concealed behind the bunding and gabion walling along the eastern boundary.
All drainage is routed to the southern end of the site where it passes through a reed bed drainage filter system.
Bin storage and recycling is located adjacent to the entrance for ease of collection.
SITE LOCATION PLAN
We sought the advice of the Cambridgeshire County Council Highways Department before and within the Pre-Application process. Unfortunately, their advice was “The Highway Authority believes that there is no suitable solution to provide access to this site, any traffic generation at this location is unacceptable to the Local Highway Authority.” (email from Victoria Keppey 10-2-12).
This advice is contrary to the advice given in the 2005 planning application S/1649/05/F the Highways Department raised no objections to the use of the site as a storage depot. In the Delegation Form, dated 21-10-05 the Highways Department statement read:
(Extract from Delegation Form dated 21-10-05)
They further went on to state that they would recom
mend refusal as they believed it to be ‘intensification’ of the site but Jon Finney stated he was ‘there to be convinced’ and could offer no actual legitimate planning grounds to justify their comments.
THESE STATEMENT WHERE MADE IN SPITE OF FACTS THAT THE SITE HAS BEEN OPERATED COMMERCIALLY BY THE SOUTH CAMBRIDGE COUNCIL AND DEPARTMENTS ASSOCIATED WITH HIGHWAYS WITH CLEAR EVIDENCE OF COMMERCIAL ACTIVITY OVER NUMEROUSE YEARS.
As we had conflicting statements, we sought the advice of Transport Planning Associates who have suggested a workable solution for upgrading the access.
ACCESS STATEMENT by Transport Planning Associates
The site is located on Mill Lane and between the A1301 Sawston Bypass and railway line approximately 1 kilometre west of Sawston village centre. The site is currently greenfield, with vehicular access provided via a narrow, gated access with Mill Lane.
In order to provide vehicular access to the site, it is proposed to improve the existing access with Mill Lane to provide a 7.3m carriageway with 2.0m wide footways on either side. In addition, the eastern kerb radius has been increased to 12m to allow HGVs to safely access to the site. The proposed site access arrangement is shown in TPA drawing no. 1202-51 PL01 – See Appendix **.
To ensure that adequate visibility is provided at the site access, drawing no. 1202-51 PL01 indicates appropriate visibility splays. Using an x-distance (set-back) of 2.4m, a visibility splay of 25m is indicated, which is commensurate with Manual for Streets (MfS) standards for a design speed of 20mph. A visibility splay of 43m is also indicated on drawing no. 1202-51, which is commensurate with MfS standards for a design speed of 30mph. Whilst the design speed of vehicles approaching Mill Lane from the east is not known, it is considered that either of these visibility splays is sufficient to ensure safe and satisfactory operation of the junction.
It is further considered that the proposed development will have a negligible impact on the performance of the highway network, with the level of traffic generated by the site not considered sufficient to result in any perceptible impact on junction capacity or road safety, particularly given the likely low level of existing traffic flows on Mill Lane.
Pedestrian access to the development is proposed to be provided via footways adjacent to Mill Lane, which will be improved to 2.0m in width as part of the development. These footways will link with existing pedestrian links across the A1301 to provide a route between the site and the facilities within Sawston village centre which include convenience stores and bus stops.
Parking for 20 cars will be provided at the site, which equates to a ratio of 1 space per 25m2. In addition, parking for 18 bicycles will be provided at the site, a ratio of 1 space per 28m2. This parking provision is considered consistent with Cambridgeshire County Council standards.
This advice is contrary to the advice given in the 2005 planning application S/1649/05/F the Highways Department raised no objections to the use of the site as a storage depot. In the Delegation Form, dated 21-10-05 the Highways Department statement read:
(Extract from Delegation Form dated 21-10-05)
They further went on to state that they would recom
mend refusal as they believed it to be ‘intensification’ of the site but Jon Finney stated he was ‘there to be convinced’ and could offer no actual legitimate planning grounds to justify their comments.
THESE STATEMENT WHERE MADE IN SPITE OF FACTS THAT THE SITE HAS BEEN OPERATED COMMERCIALLY BY THE SOUTH CAMBRIDGE COUNCIL AND DEPARTMENTS ASSOCIATED WITH HIGHWAYS WITH CLEAR EVIDENCE OF COMMERCIAL ACTIVITY OVER NUMEROUSE YEARS.
As we had conflicting statements, we sought the advice of Transport Planning Associates who have suggested a workable solution for upgrading the access.
ACCESS STATEMENT by Transport Planning Associates
The site is located on Mill Lane and between the A1301 Sawston Bypass and railway line approximately 1 kilometre west of Sawston village centre. The site is currently greenfield, with vehicular access provided via a narrow, gated access with Mill Lane.
In order to provide vehicular access to the site, it is proposed to improve the existing access with Mill Lane to provide a 7.3m carriageway with 2.0m wide footways on either side. In addition, the eastern kerb radius has been increased to 12m to allow HGVs to safely access to the site. The proposed site access arrangement is shown in TPA drawing no. 1202-51 PL01 – See Appendix **.
To ensure that adequate visibility is provided at the site access, drawing no. 1202-51 PL01 indicates appropriate visibility splays. Using an x-distance (set-back) of 2.4m, a visibility splay of 25m is indicated, which is commensurate with Manual for Streets (MfS) standards for a design speed of 20mph. A visibility splay of 43m is also indicated on drawing no. 1202-51, which is commensurate with MfS standards for a design speed of 30mph. Whilst the design speed of vehicles approaching Mill Lane from the east is not known, it is considered that either of these visibility splays is sufficient to ensure safe and satisfactory operation of the junction.
It is further considered that the proposed development will have a negligible impact on the performance of the highway network, with the level of traffic generated by the site not considered sufficient to result in any perceptible impact on junction capacity or road safety, particularly given the likely low level of existing traffic flows on Mill Lane.
Pedestrian access to the development is proposed to be provided via footways adjacent to Mill Lane, which will be improved to 2.0m in width as part of the development. These footways will link with existing pedestrian links across the A1301 to provide a route between the site and the facilities within Sawston village centre which include convenience stores and bus stops.
Parking for 20 cars will be provided at the site, which equates to a ratio of 1 space per 25m2. In addition, parking for 18 bicycles will be provided at the site, a ratio of 1 space per 28m2. This parking provision is considered consistent with Cambridgeshire County Council standards.
TRAFFIC ENTRANCE
LOCAL HIGHWAYS AUTHORITY RAISES NO OBJECTION SUBJECT TO THE ACCESS BEING IMPROVED SO THAT ITS CENTRE LINE IS A MINIMUM OF 19 METERS FROM THE NORTH WESTERN CORNER OF TEH SITE IT IS A MINIMUM OF 7.3 METERS WIDE AND ANY GATES ARE SET BACK A MINIMUM OF 10 METERS FROM THE CHANNEL LINE OF MILL LANE EXTRACTS FROM DELIGATION FORM DATED 21.10.2005
"HOW IS IT THAT HIGHWAYS ARE NOW OBJECTING WHEN THEY THEMSELVES USED THE SITE FOR COMMERCIAL USAGE AND CONRAD BAY LTD ARE IMPROVING THE SITE ACCESS & ROAD SIGNIFICANTLY"?
South Cambridgeshire’s councillors question.
"HOW IS IT THAT HIGHWAYS ARE NOW OBJECTING WHEN THEY THEMSELVES USED THE SITE FOR COMMERCIAL USAGE AND CONRAD BAY LTD ARE IMPROVING THE SITE ACCESS & ROAD SIGNIFICANTLY"?
South Cambridgeshire’s councillors question.
RELEVANT PLANNING POLICIES
National Planning Policy Framework 2012 - (NPPF)
The new NNPF actively encourages localisation and sustainable development that provides for local needs. The core principles promotes empowerment of local people to shape their surroundings and the use of ‘land of lesser environmental value’ – this site is within Green Belt but is of low environmental quality due to the previous nature of its usage. The policy framework underpins our desire to provide employment and economic growth in a sustainable fashion.
This new policy calls for the protection of the Green Belt. This application site is sandwiched between a dualed trunk road (A1301) and the main Cambridge-London railway line, so it remains a grey area on the edge of so many arguments and policies. We read the policies with a positive balanced view and that our development is encouraged by much of the guidance contained within the new NPPF. If the policies are read in a negative manner then our country would not progress and growth would slowed down.
Structure Plan Policies P1/2 – Environmental Restrictions + P9/2a - Green Belt
Local Plan Policy GB2 – Mitigating the Impact of Development in the Green Belt
We do understand that the development is contrary to these policies in that it could be considered ‘inappropriate development’ as we are proposing a commercial development within the Green Belt boundary. We do however feel that the proposals are worth considering on their own merit and the benefits they bring to the area.
Our proposals will keep any impact on the Green Belt to a minimum and will attempt to maximise the benefits for the local community and sustainability of small businesses. We will attempt to mitigate any harm to the Green Belt and its setting.
Policy GB7: Decline of the Landscape
This policy seeks to:
“promote the improvement and maintenance of the landscape ....... , it will seek to improve those areas by the planting of trees and hedges and by the removal of unsightly features. Other measures such as the clearance of rubbish and the improvement, maintenance and creation of wildlife habitats are also important in protecting and enhancing the landscape.”
It is our belief that if this site is not dealt with in a proactive fashion, it will fall into disrepair and become unsightly. Over the 40 years in the ownership of Cambridgeshire County Council, the site has been used commercially for storage of materials, plant and machinery. At no time has the site been reinstated back to a ‘green belt’ status. By carrying out the development of the site money can be spent on renovating the landscape and provide a centre of business for the local community.
Policy ET/4 New Employment Development in Villages
We believe this policy is relevant, particularly in the austere times of our economy. This policy seeks to grant permission for small-scale employment:
“Planning permission will be granted at an appropriate scale for new small-scale employment in the B1 to B8 Use Classes provided that the development would contribute to a greater range of local employment opportunities, or facilitate cluster development ...... on previously developed sites adjoining or very close to the village frameworks of Rural Centres or Minor Rural Centres. Small-scale employment development in villages is defined as employing no more than 25 people....”
5.13 + 5.14 of The policy goes on to say:
“5.13 Sensitive small-scale employment development can help sustain the rural economy, and achieve a wider range of local employment opportunities. It can enhance the vitality of rural centres, and reduce the need to travel. There is also potential for cluster related firms to develop on an appropriate scale.
5.14 Employment development may provide the opportunity to make best use of a previously developed site, including vacant, derelict, or under used land. The policy provides an element of flexibility for the redevelopment of suitable sites adjoining or near to the more sustainable villages in the district.”
Our proposed development seeks to provide a small-scale employment development that will cater for small local businesses on a site which is on the outskirts of Sawston village. We have received much interest and support from local businesses on hearing about the proposed development and have also received letters expressed interest.
We know there is a need and we know there is local support from local people and businesses. Local businesses have been petitioned and details included in Section 2.3. Letters of support are available.
Details selection of the local business that have signed the petition letter offering their support for a development S.T.P. on the site located on the A1301 Sawston Bypass adjacent the rail crossing Mill lane Sawston
The site was given the development was given the approval of the Sawston parish planning council 22 may 2012
The new NNPF actively encourages localisation and sustainable development that provides for local needs. The core principles promotes empowerment of local people to shape their surroundings and the use of ‘land of lesser environmental value’ – this site is within Green Belt but is of low environmental quality due to the previous nature of its usage. The policy framework underpins our desire to provide employment and economic growth in a sustainable fashion.
This new policy calls for the protection of the Green Belt. This application site is sandwiched between a dualed trunk road (A1301) and the main Cambridge-London railway line, so it remains a grey area on the edge of so many arguments and policies. We read the policies with a positive balanced view and that our development is encouraged by much of the guidance contained within the new NPPF. If the policies are read in a negative manner then our country would not progress and growth would slowed down.
Structure Plan Policies P1/2 – Environmental Restrictions + P9/2a - Green Belt
Local Plan Policy GB2 – Mitigating the Impact of Development in the Green Belt
We do understand that the development is contrary to these policies in that it could be considered ‘inappropriate development’ as we are proposing a commercial development within the Green Belt boundary. We do however feel that the proposals are worth considering on their own merit and the benefits they bring to the area.
Our proposals will keep any impact on the Green Belt to a minimum and will attempt to maximise the benefits for the local community and sustainability of small businesses. We will attempt to mitigate any harm to the Green Belt and its setting.
Policy GB7: Decline of the Landscape
This policy seeks to:
“promote the improvement and maintenance of the landscape ....... , it will seek to improve those areas by the planting of trees and hedges and by the removal of unsightly features. Other measures such as the clearance of rubbish and the improvement, maintenance and creation of wildlife habitats are also important in protecting and enhancing the landscape.”
It is our belief that if this site is not dealt with in a proactive fashion, it will fall into disrepair and become unsightly. Over the 40 years in the ownership of Cambridgeshire County Council, the site has been used commercially for storage of materials, plant and machinery. At no time has the site been reinstated back to a ‘green belt’ status. By carrying out the development of the site money can be spent on renovating the landscape and provide a centre of business for the local community.
Policy ET/4 New Employment Development in Villages
We believe this policy is relevant, particularly in the austere times of our economy. This policy seeks to grant permission for small-scale employment:
“Planning permission will be granted at an appropriate scale for new small-scale employment in the B1 to B8 Use Classes provided that the development would contribute to a greater range of local employment opportunities, or facilitate cluster development ...... on previously developed sites adjoining or very close to the village frameworks of Rural Centres or Minor Rural Centres. Small-scale employment development in villages is defined as employing no more than 25 people....”
5.13 + 5.14 of The policy goes on to say:
“5.13 Sensitive small-scale employment development can help sustain the rural economy, and achieve a wider range of local employment opportunities. It can enhance the vitality of rural centres, and reduce the need to travel. There is also potential for cluster related firms to develop on an appropriate scale.
5.14 Employment development may provide the opportunity to make best use of a previously developed site, including vacant, derelict, or under used land. The policy provides an element of flexibility for the redevelopment of suitable sites adjoining or near to the more sustainable villages in the district.”
Our proposed development seeks to provide a small-scale employment development that will cater for small local businesses on a site which is on the outskirts of Sawston village. We have received much interest and support from local businesses on hearing about the proposed development and have also received letters expressed interest.
We know there is a need and we know there is local support from local people and businesses. Local businesses have been petitioned and details included in Section 2.3. Letters of support are available.
Details selection of the local business that have signed the petition letter offering their support for a development S.T.P. on the site located on the A1301 Sawston Bypass adjacent the rail crossing Mill lane Sawston
The site was given the development was given the approval of the Sawston parish planning council 22 may 2012
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