DEVELOPMENT MANAGEMENT COMMITTEE 22 JUNE 2020

Case No: 18/00958/FUL (FULL PLANNING APPLICATION) Proposal: HYBRID PLANNING APPLICATION COMPRISING: 1)

APPLYING FOR OUTLINE PLANNING PERMISSION FOR THE ERECTION OF 38 CUSTOM/SELF BUILD HOUSES WITH ROADS, SERVICES, ATTENUATION POND AND INFRASTRUCTURE; AND 2) FULL PLANNING PERMISSION FOR THE ERECTION OF 5 CUSTOM/SELF-BUILD SHOW HOUSES WITH SALES CENTRE & CAR PARKING FOLLOWING DEMOLITION OF FACTORY AND OFFICES.

Location: POTTON LTD ELTISLEY ROAD GREAT GRANSDEN

SANDY SG19 3AR Applicant: POTTON KINGSPAN GROUP PLC Grid Ref: 527013 256247 Date of Registration: 02.05.2018 Parish: GREAT GRANSDEN

RECOMMENDATION - APPROVE subject to the prior completion of a Section 106 obligation relating to an off-site contribution for affordable housing, provision of open space and maintenance contribution, wheeled bins, Waresley & Gransden Woods SSSI mitigation and subject to conditions OR RECOMMENDATION – REFUSE in the event that the S106 Agreement referred to above has not been completed and the applicant is unwilling to agree to an extended period for determination, or on the grounds that the applicant is unwilling to complete the agreement necessary to make the development acceptable in planning terms This application is referred to the Development Management Committee (DMC) as, in accordance with the scheme of delegation, it involves the payment of financial contributions of more than £100,000 towards off site affordable housing. Both the officer and Great Gransden Parish Council’s recommendation for the proposals is one of approval. The planning application was deferred at the DMC meeting on 11 November 2019 to allow for a site visit to be made by County Highways in relation to the proposed footpath being secured as part of the application proposals. This site visit took place on 28

November 2019, following which detailed plans for the footpath have been prepared as they impact upon the adjacent ditch. The detailed design of the footpath has been the subject of extensive discussions and liaison with both the LLFA and County Highways with detailed matters to be agreed before bringing back to DMC for consideration.

1. DESCRIPTION OF SITE AND APPLICATION 1.1 This application site is located to the north of the village centre of

Great Gransden and sits to the west of Eltisley Road. The roughly L-shaped 3.2 ha site currently comprises the Kingspan Potton factory site and offices, which are to be relocated. There is currently 7,380sqm of office and production floorspace at the site comprising a range of industrial and commercial buildings of varying types and ages with open hard surfaced areas. The site has a frontage with Eltisley Road of approximately 146 metres and a depth of 240 metres. The site slopes from the north east corner to the south west corner, with a fall of around 4.5 metres.

1.2 To the south of the site is the village of Great Gransden whilst to

the north is an existing employment area (Highbury Fields) and agricultural fields. Along the frontage of the site with Eltisley Road there is an established group of trees at the northern end. To the rear of the existing car park there is a leylandii hedge with sporadic trees along the northern edge behind this. Along the western and southern boundaries there is some existing and developing planting, although within the site itself there is limited established vegetation.

1.3 The site is currently served by two points of access onto Eltisley

Road, which provide an ‘in’ and an ‘out’ for HGV’s. 1.4 Kingspan Potton self-build homes is a leading manufacturer of

pre-fabricated kit houses and timber frame systems. The business was established in the 1960’s and in the 1970’s the production facilities were developed at Great Gransden. The management of the business including the marketing and sales moved to the site in Great Gransden in 2005, when new offices were opened. The application site currently provides employment to 110 people.

1.5 With the growing economy and order books, the business has

reviewed the scope to increase production at Great Gransden and efficiency savings, but the opportunities are limited due to site constraints (size and shape). The company has therefore decided to relocate the current Great Gransden operations and is considering relocation sites that will enable the current workforce to be retained.

1.6 The application has been submitted as a hybrid proposal for

outline planning permission of 38 custom-build /self-build houses

with roads, services, attenuation pond and infrastructure and full planning permission for the erection of five custom-build /self-build show houses with sales centre and car parking, following demolition of the existing factory and offices on the site (Potton Kingspan premises). For confirmation, full approval is sought for means of access into the site and overall plot layout for the outline element of the application proposals.

1.7 For the duration of the site development, the current office on the

site frontage will be retained to facilitate overseeing the site works. In the final phase of the development the office building will be demolished to make way for plots 41 and 42. The show house complex will be retained after the completion of the wider site and will be used to demonstrate both Potton’s product range and provide workshops and seminars to help custom and self-builders through the process on other future development sites.

1.8 Details relating to the appearance, landscaping, scale and layout

within the plots of the custom -build / self-build dwellings would be considered in subsequent reserved matters submissions for each plot.

1.9 The proposed show house element of the proposals facility will

over time replace the current showhouse centre and self-build academy at Mill Lane in St Neots and will support bringing forward the custom/ self-build proposals on the rest of the site.

1.10 The application is supported by the following documents: * Topographical plan

* Photographic record of buildings to be demolished * Site location plan * Proposed overall site layout plan * Proposed site layout plan for proposed showhouses and sales centre * Proposed floor plans and elevation details for showhouses and sales centre * Planning, Design and Access Statement * Highway Statement (MTC Engineering) * Flood Risk Assessment (M-E-C) * Geo-environmental Desk Study (M-E-C) * Noise Impact assessment (Mas Environmental) *Preliminary Ecological Assessment (Conservation Constructions) * Follow up further Ecological information (Green Environmental Consultants) *Biodiversity net gain report and calculator (Green Environmental Consultants) * Tree Survey (Arbtech) * Financial Viability Appraisal and Affordable Housing Statement * Planning, Design and Access Statement * Design Guide * Detailed off-site highway works plans

1.11 In accordance with the Self-Build and Custom Build Act 2015, public authorities must maintain a register of individuals who wish to acquire serviced plots of land to bring forward self-build and custom-build housebuilding projects and places a duty on public authorities to have regard to those registers in carrying out planning and other functions. The Act also places a legal duty on authorities to grant sufficient development permission to meet the demand for self-build and custom-build in its area. As of June 2020, there are 225 people on the HDC self-build and custom-build register.

1.12 The current application proposes an initial phase of show

houses, quickly followed by the installation of roads, strategic planting around the site boundaries and creation of open space. The serviced plots will then be sold with the purchasers then submitting reserved matters applications detailing the plot specific access, layout, appearance, scale and landscaping.

1.13 During the lifetime of the application there have been

negotiations on design matters (discussed later in this report). Revised details and information have been submitted and re-consultation has been undertaken accordingly with all relevant consultees, including in relation to the detailed footpath proposals

1.14 With regard to the Town and Country Planning (Environmental

Impact Assessment) Regulations 2017 the development does not meet the relevant thresholds or criteria to require a detailed screening opinion. The development is therefore not considered to be EIA development.

2. NATIONAL GUIDANCE 2.1 The National Planning Policy Framework (19th February 2019)

(NPPF 2019) sets out the three objectives - economic, social and environmental - of the planning system to contribute to the achievement of sustainable development. The NPPF 2019 at paragraph 10 provides as follows: 'So that sustainable development is pursued in a positive way, at the heart of the Framework is a presumption in favour of sustainable development (paragraph 11).'

2.2 The NPPF 2019 sets out the Government's planning policies for

(amongst other things): • delivering a sufficient supply of homes; • achieving well-designed places; • conserving and enhancing the natural environment; • conserving and enhancing the historic environment.

2.3 Planning Practice Guidance is also relevant and a material consideration

2.4 National Design Guide (2019): • C1 - Understand and relate well to the site, its local and

wider context • C2 - Value heritage, local history and culture • I1 - Respond to existing local character and identity • I2 - Well-designed, high quality and attractive • I3 - Create character and identity • B2 - Appropriate building types and forms • M3 - Well-considered parking, servicing and utilities

infrastructure for all users • N1 – Provide high quality, green open spaces with a

variety of local landscapes and activities, including play • N3 - Support rich and varied biodiversity • U2 – A mix of home tenses, types and sizes • H1 - Healthy, comfortable and safe internal and external

environment • H2 - Well-related to external amenity and public spaces • H3 - Attention to detail: storage, waste, servicing and

utilities

For full details visit the government website National Guidance

3. PLANNING POLICIES 3.1 Huntingdonshire's Local Plan to 2036 (Adopted 15th May 2019)

• LP 1 Amount of development • LP 2 Strategy for Development • LP 3 Green Infrastructure • LP 4 Contributing to Infrastructure Delivery • LP 5 Flood Risk • LP 6 Waste Water Management • LP 9 Small Settlements • LP 11 Design Context • LP 12 Design Implementation • LP 14 Amenity • LP 15 Surface Water • LP 16 Sustainable Travel • LP 17 Parking Provision and Vehicle Movement • LP 24 Affordable Housing Provision • LP 25 Housing Mix • LP 30 Biodiversity and Geodiversity • LP 31 Trees, Woodland, Hedges and Hedgerows • LP 34 Heritage Assets and their Settings • LP 37 Ground Contamination and Groundwater Pollution

3.2 Supplementary Planning Documents (SPD) and Guidance:

• Huntingdonshire Design Guide SPD 2017

• Huntingdonshire Townscape and Landscape Assessment SPD 2007

• Developer Contributions SPD 2011 • Cambridgeshire Flood and Water SPD 2017 • Huntingdonshire Tree Guidance Note 3 • Noise Policy Statement for England (NPSE) 2010 • British Standard 8233: 2014 ‘Guidance on Sound

Insulation and noise reduction for buildings’ • Huntingdonshire District Council Annual Monitoring Report

– Part 1 (Housing) 2019/2019 (October 2019) • Huntingdonshire District Council Annual Monitoring Report

– Part 2 (Non- Housing) 2018/2019 (December 2019) • RECAP CCC Waste Management Design Guide (CCC

SPD) 2012 Local For full details visit the government website Local policies

4. PLANNING HISTORY 4.1 Various applications associated with the use of the site by Potton

Homes, the most pertinent to the current proposals are set out below:

4.2 02012903OUT – Erection of office building and formation of

product display area – Permitted 21.01.2003. 4.3 0500338REM – Approval of siting, design and external

appearance for the erection of office building – Permitted 24.03.2005.

4.5 0801113OUT – Formation of product display area – Permitted

24.07.2008. 4.6 0901026FUL – Retention of temporary marquee structure –

Permitted 24.03.2010. 4.7 1001359FUL – Erection of extension to workshop/store building

within existing commercial premises – Permitted 08.10.2010. 4.8 1001360FUL – Erection of a first floor office extension for

existing single storey building within existing commercial premises – Permitted 08.10.2010.

4.9 17/70138/PENQ - Demolition of industrial and office buildings

and the development of 40 custom self-build housing units with road.

4.10 17/70174/SCRE – Screening opinion for Demolition of industrial

and office buildings and the development of 40 custom self-build housing units with road – Response that the proposals are not EIA development 08.09.2017.

5. CONSULTATIONS 5.1 Great Gransden Parish Council (10.06.2018 – copy attached):

PC unanimously resolved to recommend approval of this application as it is sustainable development under the NPPF; develops a brownfield site; retains a commercial use; comprises a small site providing a range of opportunities for small builders and those commissioning their own homes; there are a proportion of smaller plots as shown on the site layout plan; site is within the village envelope; proposals reflect the character of the village with a mix of housing and reduction in noise and traffic and the density of development is more rural than urban. It was however noted that there are drainage issues which need looking at carefully as well as the appearance of the footpath.

5.2 Great Gransden Parish Council (07.10.2019 – copy attached):

Further additional comments – the attenuation pond may have been improved with the size increased, but the destination of where the water ends up needs to be looked at. The attenuation pond is to feed into the drainage ditch alongside Park Riddy. The plans detail the description of the culvert at the southern end but do not mention the different pipe size when the culvert was made wider. This already gives the problem of flooding over the path as the water is held up due to restricted flow. If the release to the ditch from the attenuation pond is matching the existing, there will still be flooding along the Riddy during wet times. In addition, the drainage detail given for the proposed pipe along the proposed footway to the East of Eltisley Road means that more water will arrive at the culvert under Fox Street to the village drainage system. This has a partial blockage where the old pump used to be at the corner of Fox Street and West Street which puddles excessively in wet weather. The attenuation pond may well take care of the drainage on the site, but the problems elsewhere as detailed above will also need to be addressed.

5.3 Great Gransden Parish Council (11.05.2020 – copy attached):

No further comments.

Officer note: In response to the above PC comments, the agent has confirmed that in relation to flooding over The Riddey Path, the engineer has highlighted the attenuation pond reduces the discharge from the site by 30% when compared to the existing brownfield runoff rate and coupled with additional greenspace (gardens, landscaping and open space) and the requirement to attenuate up to a 1 in 10 year storm event plus climate change, the proposed development will provide a noticeable betterment over the existing situation which will reduce the intensity of flows into the watercourse and should help alleviate the downstream issues. In addition, the LLFA have requested a condition requiring the submission of a surface water strategy and infiltration testing, thus the full technical details will be secured by

condition. With regard to the proposed footway to the east of Eltisley Road, these works will require specific approval from the County Council under a highways related Section 278 Agreement as well as the works requiring consent under the Land Drainage Act as they affect a watercourse.

5.4 Cambridgeshire County Council as LLFA (18.05.2020 final

comments): The proposals demonstrate that surface water from the proposed development can be managed through the use of a basin to store and attenuate runoff. This will either discharge to ground (if infiltration testing finds favourable rates) or alternatively it will discharge to a watercourse to the south. No objections subject to conditions relating to infiltration testing, a detailed surface water drainage scheme and maintenance arrangements for the surface water drainage system and informatives

5.5 Natural England: See advice regarding appropriate consideration

of recreational pressure impacts through residential development to sensitive Sites of Special Scientific Interest (SSSI).

5.6 HDC Operations (bins): No objections -tracking for the waste

collection vehicles is satisfactory. 5.7 HDC Operations (Open Space): No objections subject to

securing open space and maintenance. 5.8 Cambridgeshire County Council Highways (14.11.2019): The

traffic generation with the proposal shows that there will be a reduction compared to the sites existing use. There will also be the removal of the industrial element (i.e. vehicles larger than a saloon car being removed), which would be a benefit. The proposed access meets the required standards in relation to geometry and vehicle to vehicle visibility and the connecting footway looks to be appropriate in standard and should be provided prior to any occupation of the development. The existing southernmost access to the site will no longer be required and should be removed and returned to highway verge, as it will no longer serve any purpose. No objections subject to conditions.

5.9 Cambridgeshire County Council Highways (13.05.2020): There

has been a lengthy investigation and consultations between the applicant, CCC Flood and Water Team and the Asset Information Team. Confirms that the highway boundary has been established along Eltisely Road and the works associated with the construction of the proposed off-site proposed footway (within the proximity of the existing ditch) has been approved in principle. As a result of the investigation, it is noted that the footway as originally proposed cannot be achieved to a standard width in several locations because of the restricted width

afforded by the limits of the public highway, and with due consideration to the adjacent watercourse. However, whilst the proposed solution is not ideal, consideration should be given to the following: * The existence of the brownfield site which already generates a

level of pedestrian movements; * Reduction in heavy vehicle movements associated with the

existing commercial use; * Lack of any existing pedestrian infrastructure (i.e. benefit to

existing residences/ residents), * Likely limited footfall associated with the development

proposed, and * The minimum widths are acceptable over short distances and

meet criteria within manual for streets guidance.

Given the above points, the proposed infrastructure is considered acceptable in principle subject to detailed engineering drawings for the purposes of Section 278 Agreement being submitted and agreed in relation to the implementation of the works. Confirms that the Local Highway Authority accepts the proposed footway based on the submitted plans numbers 2000-04, 2000-05, 2000-06 and 2000-07.

5.10 Cambridgeshire County Council Archaeology: No objections,

subject to a condition securing a programme of archaeological investigation.

5.11 Wildlife Trust: Are satisfied that the submitted ecological

assessment has confirmed that further surveys are not required and that the submitted biodiversity matrix results in the development creating a biodiversity net gain. However, there are concerns about indirect impacts off site on Waresely Wood SSSI and therefore a mitigation package has been prepared that will maintain the site as a strategic natural greenspace. A contribution of £14,559.80 has therefore been sought through a section 106 planning agreement to contribute towards site management costs of Waresley and Gransden Woods SSSI, which will be made prior to first occupation of the site to enable the implementation of phase 1 of the mitigation package before the new residents start to use the site.

5.12 Cambridgeshire Fire and Rescue: No objection subject to

condition securing fire hydrants. 5.13 Anglian Water: No objection, subject to an informative relating to

Anglian Water assets close to or crossing the site. 5.14 Environment Agency: The site is within Flood Zone 1. No

comments on the submitted FRA and no objections subject to conditions relating to contamination, surface water disposal, protection of groundwater and informatives.

5.15 HDC Environmental Health: No objections subject to conditions relating to the submission of a noise assessment (given the adjacent Highbury Fields industrial estate) and site investigation regarding contamination.

5.16 HDC Trees and Landscape: Following receipt of amended plans,

the proposals minimise adverse visual and landscape character impacts associated with the development. The proposals link to existing rights of way (Park Riddey PROW) and there will be new planting to the north west of the site to assist screening. No objections subject to conditions. With regard to the submitted Tree Survey, no objections subject to conditions.

5.17 HDC Urban Design: Following receipt of amended plans and an

updated Design Guide, no objections subject to conditions. 5.18 HDC Conservation: This site is adjacent the conservation area.

The redevelopment of this brown field site is unlikely to cause harm to the conservation area.

5.19 HDC Housing Officer – No objections subject to securing off-site

affordable housing contribution through S106 Agreement. 5.20 Natural England – See advice regarding Impact Risk Zones for

SSSI’s across Cambridgeshire. 5.21 Cambridgeshire County Council (Local Education Agency): The

local school, Barnabas Oley C of E Primary School, have a Published Admission Number (PAN) of 21 and an overall capacity of 147 places. In January 2018, there were 125 pupils on roll. Of the 125, 21 children were coming from out-of-catchment to access a school place. The number on roll increased slightly this year with 134 on roll as of January 2019, however, there are no details of the migration to advise how many were coming from in/out of catchment at this time. The catchment forecast shows that the number of primary pupils resident within the catchment area is forecast to remain fairly stable over the coming years. However, with other developments coming forward in the village there would not be capacity at the local school by 2021/22.

Officer comment: With regard to concerns regarding the impact of additional development on infrastructure, CCC have confirmed that there is no capacity at the local Primary school (Barnabus Oley CE Primary School) once existing residential commitments (in particular 17/01375/OUT for 40 dwellings at Mandene Gardens) are taken into account. However some of the existing places at the school are taken up by children outside the catchment. Future occupants of the proposal would have priority over children outside the catchment. There is a statutory duty to secure sufficient school places, not to secure places within a local school. From looking at the school site it appears that there

is space to expand in the future. As this application is a small-scale major development for less than 200 dwellings, S106 contributions for education cannot be sought as the proposal falls below the threshold identified in the Developer Contributions SPD (2007)

6. REPRESENTATIONS 6.1 Three representations (one from an immediate neighbour and

two from other residents within Great Gransden) have been received which object to the proposed development. Concerns include the following: * Proposals make no provision for affordable housing (should be 40%) * Concerns regarding the site becoming a building site for many years * Will lead to a strain on infrastructure including school, doctors, sewage and roads.

Officer response: * In response, the proposals provide for an off-site contribution towards affordable housing and a condition is proposed relating to the submission of a CEMP (construction environmental management plan) which will need to include details of working hours, delivery times, access routes etc to protect residential amenity. It is understood that health service provision has changed recently in Great Gransden as the mobile clinic no longer visits the village. However as this application is a small-scale major development for less than 200 dwellings, S106 contributions for health cannot be sought as the proposal falls below the threshold identified in the Developer Contributions SPD (2007). Officer comments regarding school places are noted above

7. ASSESSMENT 7.1 When determining planning applications it is necessary to

establish what weight should be given to each plan’s policies in order to come to a decision. The following legislation, government policy and guidance outline how this should be done.

7.2 As set out within the Planning and Compulsory Purchase Act

2004 (Section 38(6)) and the Town and Country Planning Act 1990 (Section 70(2)) in dealing with planning applications the Local Planning Authority shall have regard to have provisions of the development plan, so far as material to the application, and to any other material considerations. This is reiterated within paragraph 47 of the NPPF (2019). The development plan is defined in Section 38(3)(b) of the 2004 Act as “the development plan documents (taken as a whole) that have been adopted or approved in that area”.

7.3 In Huntingdonshire the Development Plan consists of:

- Huntingdonshire Local Plan to 2036 -Cambridgeshire & Peterborough Minerals and Waste Development Plan Core Strategy -St Neots Neighbourhood Plan -Godmanchester Neighbourhood Plan - Huntingdon Neighbourhood Plan -Houghton and Wyton Neighbourhood Plan

7.4 The statutory term 'material considerations' has been broadly

construed to include any consideration relevant in the circumstances which bears on the use or development of land: Cala Homes (South) Ltd v Secretary of State for Communities and Local Government & Anor [2011] EWHC 97 (Admin); [2011] 1 P. & C.R. 22, per Lindblom J. Whilst accepting that the NPPF does not change the statutory status of the Development Plan, para 2 confirms that it is a material consideration and significant weight is given to this in determining applications.

7.5 The main issues to consider in assessing this application are

whether there is any conflict with Development Plan policies. If there is any conflict, whether the application can be considered to be in accordance with the Development Plan when taken as a whole. If the application is not in accordance with the Development Plan, whether there are any material considerations, including the NPPF (2019), which indicate that planning permission should be granted. With this in mind the following issues are assessed below:

• Principle of Development; • Design and layout; • Landscape and Visual Impact, including trees; • Housing mix; • Residential Amenity; • Open space; • Ecology; • Heritage assets; • Accessibility, parking and the impact on highway safety: • Flood Risk and Drainage; • Fire hydrants; and • Infrastructure Requirements and Planning Obligations.

The Principle of Development: 7.6 In terms of national planning policy, paragraphs 59 and 61 of the

NPPF 2019seek to significantly boost and deliver a wide choice of homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities. It is noted that the size, type and tenure of housing needed for different groups in the community should be assessed and reflected in planning

policies, including for people wishing to commission or build their own homes.

7.7 In accordance with the 2015 Act, Huntingdonshire District Council maintains a custom and self-build register which currently has 201 people interested in serviced plots within the district. The provision of serviced plots meets the aims of paragraph 59 of the NPPF which seek to deliver a wide choice of homes, which in turn could significantly boost the supply of housing.

7.8 The site is located within Great Gransden, which is a Small

Settlement as identified within Policy LP9 of the Huntingdonshire Local Plan to 2036. The supporting text to LP9 notes that “a proposal that is well located within a built-up area will be supported where the amount and location of development proposed is sustainable in relation to the level of service and infrastructure provided, opportunities for users to access everyday services and facilities by sustainable modes of travel including walking, cycling and public transport and the effect on the character of the immediate locality and settlement as a whole.” The application site is considered to be located within the built-up area of Great Gransden.

7.9 Policy LP25 of the Huntingdonshire Local Plan to 2036 explains

that the Council will work with developers to address identified local requirements for self and custom-build homes as identified in the Huntingdonshire self and custom-build register.

7.10 The application site is not allocated for development within

Huntingdonshire’s Local Plan to 2036. However, as part of the supporting work for the Local Plan, the Housing and Economic Land Availability Assessment 2017 (HELAA) analysed the application site and assessed its constraints as below: * A proportionate transport assessment will be required to demonstrate that safe, appropriate access can be provided from Eltisley Road and that any adverse offsite transport impacts can be adequately mitigated. * To the north of the site is an existing employment site with noise generating activities. To address potential noise issues a noise assessment and acoustic treatments will be required, ensuring an appropriate level of residential amenity. * The site's current use means there could be land contamination. A contamination risk assessment will be required, and any necessary remediation carried out. * The site's location on the edge of Great Gransden means that impact on the surrounding landscape is a development constraint. The site is relatively enclosed on all sides by mature hedges and includes a line of hedging running from north to south within the site along the western side of the car park. The design of any development proposal and its landscaping scheme should demonstrate how it will mitigate and minimise landscape

impact, including retaining the existing screening referred to above. * Due to the presence of trees and hedgerows along the boundaries, there may be protected species existing on the site. An ecological survey should be undertaken, and development should ensure that any impacts on protected species are avoided, mitigated, or compensated for, and that opportunities are taken to enhance biodiversity. * This land was not assessed in the Detailed WCS. Taking a cautious approach it is assumed that some work may be necessary to ensure there would be no adverse impacts on the water supply and foul sewerage networks. A preplanning enquiry with Anglian Water Services will be required to confirm that these networks have capacity to accommodate development proposals at this site. * There is the potential for surface water flooding in the centre of the site. To address this issue, a flood risk assessment and drainage strategy will be required, to be produced in agreement with relevant bodies.

7.11 The HELAA confirmed that the site was considered suitable for

low density residential development across a net developable area of 70% of the site, which resulted in an estimated capacity of 59 dwellings.

7.12 This application addresses the constraints at the site and these

are detailed further on in this report. 7.13 As noted above, the Council have previously granted planning

permission for a showhouse development on part of the site (as approved under application references 02012903OUT and 0801113OUT). It should be noted however that these previous permissions were not implemented and have now expired.

7.14 The applicants have confirmed that the proposals comprise self/

custom-build development and satisfy Sections 1 (A1) and (A2) of the Self-build and Custom Housebuilding Act 2015 (as amended). For clarification, Section 1(A1) of the Act states “self-build and custom housebuilding” means the building or completion by: a) individuals, b) associations of individuals or c) persons working with or for individuals or associations of individuals of houses to be occupied by those individuals. Section (A2) clarifies it does not include the building of a house on a plot acquired from a person who builds the house wholly or mainly to plans or specifications decided or offered by that person. In the case of these current proposals the plots will be sold to individuals and Potton will assist the plot purchasers by guiding them through the process of supplying kit homes to varying levels and specifications depending on the purchasers requirements. However, the plans and specifications will be decided entirely by the plot purchaser and the arrangement therefore complies with the definition of custom and self-build.

7.15 The existing site, whilst currently providing employment

opportunities, is not within an Established Employment Area, as designated by the Huntingdonshire Local Plan to 2036. There are two other Established Employment Areas within Great Gransden (at Hardwicke Road and Sand Road industrial estates) which continue to provide for a range of employment uses in the locality. It should be noted that some employment opportunities will still be retained at the site associated with the show home element of the proposals.

7.16 Kingspan Potton have been exploring relocation options for the

factory and the company is progressing site acquisition negotiations. No further details of the relocation site are available due to commercial sensitivities, but it is understood the relocation site is within the local area.

7.17 In conclusion, the proposed residential development for 38

custom/ self-build plots and 5 showhomes is therefore supported in principle in this location and for the form of development proposed, in accordance with the NPPF (2019) and Policies LP9 and LP25 of Huntingdonshire’s Local Plan to 2036, subject to the development being in accordance with other relevant policies.

The design and layout of the proposals: 7.18 Whilst the self and custom build element of the proposals have

been submitted in outline form, the site-wide plot layout of the site is for determination at this stage.

7.19 The submitted Site Layout Plan (drawing reference 40901/001V)

illustrates the proposed layout of the site with open space and other requirements, set around an internal loop road. The design guide includes example plot passport details. These plot passport details set out the building character for each plot and style, scale and palette of materials to be used as follows: * Extent of plot ownership; * Rear garden space (no build zone); * Front garden green space; * Driveway access for parking; * Car parking (hard surface); * Build zone of the dwelling; * Single storey build zones for some areas, where height is

restricted to 1 storey; * Building line and closest proximity to highway edge; * Primary frontage for required surveillance; * Secondary frontage for required surveillance; * Rear façade zone as an interface for the garden with patio etc; * Suggested planted zone for planting, small shrubs and small trees;

* Boundary type (with fence/ wall to match plot materials); and

* Retaining features (if any retaining structure is required).

7.20 A materials palette is also included within the Design Guide, together with a section covering LPA ‘rules’ which details requirements for cycle storage, parking spaces, dimensions for garages, bin storage, boundaries, back to back distances and BRE guidance, all of which are set out within the HDC Design Guide (2017).

7.21 Plot passports for all the plots will be submitted for approval and

secured by condition through the submission of an updated Design Guide.

7.22 It is proposed the plot purchasers will enter into a Design and

Planning Agreement with Potton, who will be responsible for submitting the detailed proposals for the design, siting, appearance and landscaping of the individual plots, in accordance with the agreed design guide. The qualifying self-builder will also be required to enter contractual terms requiring construction on the plots to be commenced and completed within prescribed time limits.

7.23 Roads, services and structural landscaping on the site will be

secured in accordance with the layout plan and will be coordinated and delivered by Potton.

7.24 The custom and self-build part of the site has an area of 2.8

hectares and the proposed dwellings would have a density of 16 dwellings per hectare. Given the location of the site on the edge of the village setting and the surrounding pattern of development, this density is considered to be acceptable and relates well to the character of the area. As set out by the applicant’s agent, custom and self-build sites do generally have a lower density of development due to different delivery arrangements as normally a housebuilder would undertake the groundworks with footings and floor slabs across an entire phase in one go, followed by the construction stage across all stages. This is all managed from a central sites manager office, welfare facilities and storage compound. As each self-build house will have its own manager, welfare facilities and store area, this will be a phase in its own right and will likely be on a different time line to adjoining plots. To practically achieve self-build development more space and a lower density of development is required.

7.25 It should be noted that whilst the size of the properties will be

addressed by purchasers of the plots at reserved matters stage, if an average built footprint of 120 sqm is assumed per plot, this would equate to around a 35% reduction in the current building footprint on the site.

7.26 'Appearance', 'landscaping', 'scale' and ‘individual plot layout’ would be considered in detail as part of reserved matters applications for each plot, should outline permission be granted.

7.27 Detailed Urban Design comments have been discussed with the

applicants during determination with regard to the layout proposed and ‘plot passport’ details which have been developed. Following receipt of amended plans and a revised design guide, HDC Urban Design have no objections to the proposals subject to conditions.

7.28 Refuse tracking has been submitted which demonstrates

appropriate access can be gained to each of the properties. 7.29 With regard to the showhome elements of the proposals, it is

considered that these will be well related to the proposed custom and self-build dwellings and will be screened by the existing hedgerow along Eltisley Road and proposed buffer planting at the northern boundary of the site. The impact of this development upon the surrounding countryside is therefore considered to be limited.

7.30 Overall it is considered that the submitted layout plan

demonstrates that the quantum of development proposed could be satisfactorily accommodated within the application site and in a form which is acceptable. The proposal is therefore considered acceptable in this regard and the ‘appearance’, ‘landscaping’, ‘scale’ and ‘individually plot layout’ would be considered in detail as part of reserved matters should outline planning permission be granted.

7.31 The proposed development is therefore considered to comply

with policies LP11 and LP12 of Huntingdonshire’s Local Plan to 2036.

Landscape and Visual Impact, including trees: 7.32 Great Gransden is located in the Claylands Landscape

Character Area, as defined by the Cambridgeshire Guidelines. The Huntingdonshire Landscape and Townscape Assessment notes the South East Claylands contain extensive areas of high quality landscape, achieved through the combination of landform, established woodland and hedgerows, well managed farmland and attractive villages. The relative lack of settlement in the area, combined with the mature vegetation creates an intimate and tranquil landscape, which feels remove and has a strong sense of history. The smaller villages also contribute to the area’s serenity with their village greens.

7.33 The application proposals are supported by a Design Guide,

layout plan, tree survey plans, arboricultural impact assessment plan, arboricultural method statement and tree protection plan. It

is noted that none of the trees within the application site are protected by Tree Preservation Orders.

7.34 The supporting Arboricultural Impact Assessment plan (Arbtech)

notes that twenty trees and a small group of trees will need to be removed to facilitate the proposals. These trees to be removed fall within category B (moderate quality and value - 16) and C (low quality and value - 4), whilst the group of trees to be removed fall within category C. There are no category A trees (those of high value) on the site or proposed for removal.

7.35 Some of the existing trees and hedging along the site frontage

with Eltisley Road are to be removed as part of the proposals, but most will be retained to ensure appropriate screening.

7.36 The proposals include a new landscape buffer along the northern

and western boundaries of the wider site and also within the parking area of the showhome site. Additional tree planting is proposed along the western boundary of the site, both on land within and adjacent to the site (on land within the applicants ownership).

7.37 The Council’s Landscape Officer has been consulted on the

proposals and has confirmed that the proposed landscaping minimises any adverse visual and landscape character impacts. There are no objections subject to conditions to secure hard and soft landscaping.

7.38 Although there will be a loss of a number of trees to facilitate the

development, it is considered that these losses will be mitigated by replacement planting of both trees and shrubs. These details will be submitted through the landscaping reserved matters.

7.39 The Council’s Tree and Landscape Officer has reviewed the

Arboricultural information submitted and notes that following receipt of an updated Tree Survey and accompanying details, there are no objections and conditions can be imposed to secure tree protection.

7.40 The proposed development is therefore considered to comply

with policy LP31 of Huntingdonshire’s Local Plan to 2036.

Housing mix: 7.41 In general, residential proposals should provide for a mix of

sizes, types and tenures and accord with the Cambridge sub-region Strategic Housing Market Assessment (SHMA) 2013, which provides guidance on the mix of housing required for Huntingdonshire up to 2031. This gives broad ranges reflecting the variety of properties within each bedroom category and indicates a requirement for the following mix: up to 4% 1 bedroom homes, 16-42% 2 bedroom homes, 26-60% 3 bedroom

homes and up to 30% 4 or more bedroom homes. However, it is noted in Policy LP25 of the Huntingdonshire Local Plan that housing mix can also be based on local assessments of housing need and demand.

7.42 The Huntingdonshire District Council Annual Monitoring Report

(December 2018)sets out that the majority of people seeking plots for custom and self-build proposals are looking for four-bedroom dwellings (57% of respondents). 29% of those responding are seeking three-bedroom dwellings whilst 12% are seeking five-bedroom properties.

7.43 The current application proposals include a mix of three, four and

five bedroom properties, as follows: * Two/ three bedroom – 5 (13%) * Three bedroom – 14 (37%) * Four bedroom – 12 (32%) * Four/ five bedroom – 3 (7%) * Five bedroom – 4 (11%)

7.44 Whilst the proposals slightly overprovide on the three bedroom

properties, they generally comply with Policy LP25 regarding housing mix and the scheme responds to the local assessment of housing need and demand as set out within the AMR.

7.45 The requirements within policy LP25 of Huntingdonshire’s Local

Plan to 2036 relating to accessible and adaptable homes are applicable to all new dwellings. This states that all dwellings should meet Building Regulation requirement M4(2) ‘accessible and adaptable dwellings’. These include design features that enable mainstream housing to be flexible enough to meet the current and future needs of most households, including in particular older people and those with some disabilities, and also families with young children. Homes meeting M4(3)(a) ‘wheelchair user adaptable dwellings’ include further design features so that homes are capable of simple adaptation to meet the needs of wheelchairs users. Policy LP 25 seeks a further uplift above the M4(2) ‘accessible and adaptable’ standard for a proportion of new dwellings unless site specific factors demonstrate achieving this is impractical or unviable. The starting point for negotiations for provision of M4(3)(a) ‘wheelchair adaptable dwellings’ is set at 9% for market dwellings. As this application is in outline for the self and custom build element of the proposals, with only access and layout details submitted for approval, a condition is therefore recommended to ensure that the submission of reserved matters applications comply with this policy.

7.46 The proposals are therefore considered to comply with Policy

LP25 of the Huntingdonshire Local Plan to 2036.

Residential amenity: 7.47 The application is supported by a Noise Assessment (MAS

Environmental) which considers the impact of the proposals in relation to noise arising from a number of light industrial uses to the north of the site. Noise monitoring equipment was installed to monitor existing conditions.

7.48 The report confirms that during quieter periods at the Potton

Homes site and with no screening, noise from the jet washing of coaches, coach engines and some hand held tools is audible at the boundary of the proposed development site. At the closest point on the northern boundary, some noise breakout was also experienced including hammering and cutting from within an industrial unit further to the north. The noise affects the development site to varying degrees.

7.49 The submitted report recommends an additional site visit at

reserved matters stage to consider noise post site clearance. This would allow any specific noise not identified by short term observations or longer term monitoring, due to masking noise from the Potton Homes site, to be assessed. It is noted this would not be an impediment to development but may require additional mitigation measures or layout changes to the site and/or to the closest dwellings. A proposed noise mitigation scheme accompanies the submission to provide screening from the metal fabrication (classic car restoration), fixed plant (Aquadistri) and other industrial noise that may affect residential amenity (coach washing and manoeuvres).

7.50 Policy LP14 of Huntingdonshire’s Local Plan to 2036 seeks to

ensure that adverse impacts from a range of sources will be made acceptable through the proposal. These include noise, contamination and pollution amongst others.

7.51 HDC Environmental Health have reviewed the submitted noise

assessment and agree that following the cessation of existing works at the application site, noise mitigation measures will be required to protect proposed future residents. A condition requiring the submission of a noise protection scheme has therefore been proposed. This is deemed necessary and will require reserved matters application(s) to be accompanied by a ventilation scheme to demonstrate how adequate ventilation and cooling will be achieved for dwellings without undermining the performance of the Noise Mitigation scheme once the final details of this are agreed.

7.52 The application is supported by a Geo-Environmental Desk

Study (MEC) which explains that the site has generally been fields throughout mapped history until works appeared in 1974 and that widespread significant contamination is unlikely to be present at the site however localised sources of contamination

such as tanks, the former substation, storage areas and a fuelling area have been identified. It is therefore recommended that post-demolition intrusive investigation in the form of a ground investigation is undertaken to confirm the risk posed to future site users and controlled waters from potential sources of contamination.

7.53 HDC Environmental Health have assessed the submitted geo-

environmental desk study and have confirmed that they also agree that a Phase 2 intrusive land contamination ground investigation and risk assessment is required. These details can be secured by condition (site investigation, remediation scheme and reporting).

7.54 With regard to existing residents, the proposed layout plan

indicates to the satisfaction of HDC Urban Design that the site can accommodate the proposed 38 self and custom build dwellings and 5 show houses in an arrangement which avoids an unacceptable detrimental impact upon the amenity of neighbours with regard to overshadowing or by way of being overbearing.

A condition securing an appropriate construction environmental

management plan (CEMP) will be attached to any permission, in the interests of residential and visual amenity.

7.55 Overall, it is considered that the proposed use of the site would

not have a significant detrimental impact upon the amenities of existing or future occupiers of the land subject to the imposition of conditions. In this regard the development is considered to accord with the NPPF (2019) and policy LP14 of Huntingdonshire’s Local Plan to 2036.

Open Space: 7.56 In accordance with Policy LP4 of Huntingdonshire’s Local Plan to

2036 and the Developer Contributions SPD (Part B) proposals are required to provide the development specific land for informal and formal green space.

7.57 Based on the submitted scheme which includes 38 dwellings of

unknown size properties and the requirements of the Developer Contributions SPD, the development generates a requirement for in the region of 2000m2 of POS including 774m2 of continuous green space where children can stretch their legs and play. The submitted layout plan demonstrates that the full quantum of development could be accommodated to meet the requirement.

7.58 HDC Operations have been consulted on the proposals and

raise no objections subject to securing the open space and its maintenance, noting that revised plans for the site now provide adequate green space.

7.59 As such, the on-site open space could be provided which complies with policy LP4 of Huntingdonshire’s Local Plan to 2036 and the Developer Contributions SPD.

Ecology: 7.60 Paragraph 170 of the NPPF (2019) states that ‘the planning

system should contribute to and enhance the natural and local environment’ including by ‘minimising impacts on and providing net gains for biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures’.

7.61 The application is supported by a Preliminary Ecology

Assessment (PEA), an addendum and Biodiversity Offsetting Calculations. The reports confirm that data searches have revealed one statutory protected site; Waresley Wood Site of Special Scientific Interest, approximately 997 m to the south-west and one non-statutory County Wildlife Site approximately 992 m to the west. The small area of woodland shown adjacent to the north boundary of the site is no longer present and has been replaced with rough grassland. There are no ponds on site but ponds occur in the search area, all of which are separated from the site by housing or farmland. The site is bounded by hedgerows, a priority habitat. The hedgerow along most of the south boundary is one of two that bounds a public footpath and there is also a ditch. The other hedgerows are of more variable quality. All the buildings on the site have been surveyed for evidence of bats, but none were found. Bird activity associated with the buildings also reflects site activity with only one swallow nest in one of the office buildings and feral pigeons in some of the open, timber buildings. The hedgerows in comparison are likely to be used by a variety of species and are valuable as commuting, foraging and nesting habitat. The report notes that the site is not considered suitable for reptiles or amphibians and whilst there is a seasonal ditch on the site, this is generally dry throughout the summer.

7.62 The submitted Ecological addendum confirms that following

comments on the original site layout with regard to potential impacts on hedgerows and protected species, the scheme has been revised to take these issues in to account. With regard to hedgerows, the revised layout has repositioned the plots around the edges to ensure greater separation from the boundary, which will protect the hedgerow in the long term. The hedges on the western and partial northern boundaries are to be retained and much of the roadside (eastern) boundary will also be retained. This provides a green edge to almost the entire site boundary. With regard to bats, the southern hedgerow, with a parallel hedge and footpath between the two, forms a green corridor and the layout changes have removed nearly all the potential impacts on this corridor.

7.63 The completed Biodiversity Impact Calculator and accompanying

report demonstrate that a net gain will be achieved on site. 7.64 Natural England have been consulted on the proposals and note

that there are a number of SSSI’s across Cambridgeshire which are publically accessible and sensitive to the effects of recreational pressure. It is noted that whilst NE appreciates the need for LPA’s to give due consideration to existing Local Plan policy, NE advice is that risks to SSSI’s should be rigorously assessed and adverse impacts appropriately avoided and mitigated.

7.65 The Wildlife Trust have reviewed the submitted reports and are

satisfied that there are no significant ecological constraints to the proposed development and that the proposals will be able to demonstrate a net gain in biodiversity. A condition is recommended to ensure the mitigation measures outlined in the Ecological Report (EDP Ltd: June 2017) are implemented together with a financial contribution toward site management costs (£14,559.80) at the Waresley and Gransden Woods SSSI being secured through a S106 agreement.

7.66 This contribution is considered to accord with the statutory tests

in the Community Infrastructure Levy Regulations 2010 and paragraph 56 of the NPPF (i.e. it is considered that this contribution is necessary to make the development acceptable in planning terms, it is directly related to the development and it is fairly and reasonably related in scale and kind to the development).

7.67 Both the LLFA and Anglian Water offered no objection to the

proposed development, subject to the imposition of conditions and informatives.

7.68 It is therefore considered that the impacts of the proposed

development on biodiversity would be minimised such that it would not have a significant adverse impact on biodiversity and would ensure the provision of measures to achieve net gains. The proposed development would accord with paragraph 170 of the NPPF (2019) and policy LP30 of Huntingdonshire’s Local Plan to 2036.

Heritage Assets: 7.69 Paragraph 193 of the NPPF advises that when considering the

impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance.

7.70 Section 66 of The Planning (Listed Buildings and Conservation Areas) Act 1990,- in considering whether to grant planning permission for development which affects a listed building or its setting, the Local Planning Authority shall have special regard to the desirability of preserving the building or its setting or any features. Section 72 of The Planning (Listed Buildings and Conservation Areas) Act 1990, requires special attention to be paid to the desirability of preserving or enhancing the character or appearance of the conservation area. There is a statutory presumption and a strong one, against granting planning permission for any development which would fail to preserve the setting of a listed building or character and appearance of a conservation area. This should not be considered lightly.

7.71 The application site is not within or adjacent to any Conservation

Area and is not located nearby to any listed buildings. However, the Great Gransden Conservation Area is located approximately 70m to the south of the application site.

7.72 HDC Conservation have been consulted on the proposals and

have noted that whilst this site is adjacent the conservation area, its redevelopment is unlikely to cause harm to the conservation area.

7.73 CCC Archaeology have noted that the site lies in an area of

archaeological potential, at the northern corner of the medieval/post-medieval core of Great Gransden bounded by West Street/Eltisley Road and Fox Street, as evidenced by the surviving 16th and 17th century listed properties lining West Street and Fox Street/East Street (eg. National Heritage List for England references 1290055, 1211323, 1211125). The medieval moated enclosure at Hall Park lies to the south-west (Cambridgeshire Historic Environment Record reference 00938) and the 14th century St Bartholemew’s Church lies to the south-east (CHER ref 10345). Previous archaeological investigations to the west of the church have revealed that the settlement is likely to have had even earlier origins, identifying a rare sunken-featured building thought to date to the Anglo-Saxon period, as well as pottery and other artefactual evidence indicating continuous usage of this site through the medieval and post-medieval periods (MCB19711, MCB20236). An archaeological watching brief carried out to the south-west of the proposed development at land off West Street identified archaeological features but no dateable artefacts (ECB1289, 11983), however substantial quantities of medieval pottery have previously been collected at shallow depths from garden topsoil at 39 West Street, and properties adjacent (02401). The proposed development area is additionally surrounded by extant remains of medieval ridge-and-furrow agriculture, surviving as earthworks in undeveloped land to the east and south (MCB26883, MCB26884), and examination of aerial imagery has revealed that cropmarks denoting the presence of curvilinear enclosures of as-

yet unknown date also survive within the land parcel to the immediate west of the development redline area (MCB26890), with extensive areas of undated cropmarks of enclosures and trackways also visible further to the west and north-west (MCB26888, MCB26889). As such, they do not object to development from proceeding in this location but consider that the site should be subject to a programme of archaeological investigation secured through the inclusion of a condition.

7.74 The proposed development is therefore considered to comply

with NPPF 2019 and policy LP34 of the Huntingdonshire Local Plan to 2036, subject to the imposition of the conditions suggested by consultees. As such, the proposal is considered to be acceptable with regard to the impact on heritage assets.

Accessibility, parking and the impact on highway safety: 7.75 Paragraph 108 of the NPPF (2019) advises that in assessing

applications for development, it should be ensured that ‘appropriate opportunities to promote sustainable transport modes can be – or have been – taken up, given the type of development and its location’ and that ‘safe and suitable access to the site can be achieved for all users’, and that any significant impacts from the development on the transport network (in terms of capacity and congestion), or on highway safety, can be cost effectively mitigated to an acceptable degree.

7.76 Paragraph 109 goes on to state that development should only be

prevented or refused on highway grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe.

7.77 Policy LP16 of Huntingdonshire’s Local Plan to 2036 encourages

sustainable transport modes. 7.78 The main consideration (in terms of access and highway

matters) is whether there would be any severe adverse impacts on highway safety or on the transport network, as a result of traffic flows arising from the proposed development. In determining whether the development would have severe residential cumulative impacts or adverse highway safety impacts, Cambridgeshire County Council (CCC) as Local Highway Authority has been involved in detail in the proposals.

7.79 The application is supported by a highways statement which

explains that the site is accessed from Eltisley Road, which runs along the western boundary of the site, with two existing access points present. The southern access is primarily a delivery entry for the site, with numerous goods delivery vehicles including heavy goods vehicles/articulated vehicles, whilst the second access point to the north provides an access to the main area of staff car parking at the site and also an exit for delivery vehicles

having entered the site at the southern access. Eltisley Road is subject to a 30mph speed limit along the site frontage (the change to national speed limit is located at the dwelling to the north). No footways are present along Eltisley Road along the site frontage or between the site and Fox Street, with an existing footway present on the eastern side of Eltisley Road from the point where thus becomes West Street (at the Fox Street junction). A public footpath runs in a westerly direction from Eltisley Road along the southern boundary of the site before turning to run in a southerly direction adjacent to the small watercourse that flows in a southwesterly direction to the rear of the agricultural land behind the dwellings fronting the western side of Eltisley Road/West Street.

7.80 As part of the current redevelopment proposals, there will be one

vehicular access from Eltisley Road which will be located in the vicinity of the existing northern access point. A 2 metre footway is proposed to extend along the site frontage to the south and north from the access road, as illustrated on the proposed site layout plan. There is insufficient highway boundary available to continue the footway further south on the western side of Eltisley Road, thus to ensure adequate pedestrian connectivity to the services and facilities in central Great Gransden is available, a footway connection will be provided south along the eastern side of Eltisley Road from the southern side of the layby, as shown on the general arrangement plans (references 2000-04, 2000-05, 2000-06 and 2000-07) . A 2 metre wide crossing point with dropped kerbs and tactile paving will be provided on Eltisley Road.

7.81 To deal with the existing drainage issues on Eltisley Road, the

northern section of ditch along the highway verge will be culverted, with the existing 450mm pipe beneath the new development access extended northwards to the point where a new headwall can be created to the rear of the proposed footway. This 450mm diameter pipe will also be extended south beneath the proposed footway as far as the pedestrian access across the verge at the end of the recently regraded/excavated section of ditch.

7.82 The existing footway on the southern side of Fox Street will also

be extended along the verge as a 1.8 metre wide footway, and new 2 metre wide crossings with tactile paving provided between this and the footway to the north on Eltisley Road and the footway which runs south along the western side of West Street.

7.83 As noted above, following a detailed site investigation by

Cambridgeshire County Council (see report dated 28 November 2019), the footway as was originally proposed could not be achieved to a standard width in several locations because of the restricted width afforded by the limits of the public highway, and with due consideration to the adjacent watercourse. However,

whilst the proposed solution is not ideal, consideration should be given to the following: * The existence of the brownfield site which already generates a level of pedestrian movements; * Reduction in heavy vehicle movements associated with the existing commercial use; * Lack of any existing pedestrian infrastructure (i.e. benefit to existing residences/ residents), * Likely limited footfall associated with the development proposed, and * The minimum widths are acceptable over short distances and meet criteria within manual for streets guidance.

7.84 The details of the footway now proposed can be delivered within

the highway maintainable at public expense, along a grass verge on the eastern side of Eltisley Road, thus there is certainty that this can come forward as part of the proposals.

7.85 The highway works proposed will firstly provide suitable

pedestrian access from the application site into Great Gransden and secondly deal with the existing drainage issues at the Eltisley Road/Fox Street junction.

7.86 Whilst the submitted Highways statement notes that the show

homes will subsequently become private dwellings, this assertion is incorrect. Confirmation has been received from the applicant’s agent that the show houses will be for commercial use and it is accepted this will be secured by condition.

7.87 No public rights of way will be affected by the proposals. Whilst a

section of the Park Riddey Bridleway track adjoins the site to the south, the proposals will not affect this.

7.88 With regard to parking provision for the development, full details

will be submitted and considered at the reserved matters application stage. It is however anticipated that the custom and self-build element of the proposals at the site can accommodate the maximum quantum of development sought with sufficient car and cycle parking provision. With regard to the showhome element an area for car parking is provided illustrating 22 spaces, which is considered to be acceptable.

7.89 CCC Highways have been consulted on the proposals and have

no objections with regard to highway safety, subject to the imposition of conditions relating to: * Footway and cycle way surfacing details * Existing access to the south shall be closed and footway/ highway reinstated * Construction specification * Minimum access width * Details of future management/maintenance of the proposed streets within the development

* Temporary facilities clear of the highway for construction period * Spaces laid out prior to occupation * Visibility splays * Kerb specification for junctions * Drainage measures * Site traffic management plan * Off-site improvement works completed

7.90 The above conditions are considered to meet the 6 tests in the

NPPF in that they are: 1. Necessary; 2. Relevant to planning and; 3. To the development to be permitted; 4. Enforceable; 5. Precise and; 6. Reasonable in all other respects

7.91 County Highways have noted that the access proposed

demonstrates suitable geometry and vehicle to vehicle visibility, in accordance with the speed of the road and for the development proposed. With regard to the proposed footway it is noted that this is appropriate in standard and should be provided prior to any occupation of the development.

7.92 In relation to detailed layout, County Highways have noted that

the existing southernmost access to the site which will no longer be required would need to be removed and returned to highway verge, as it would no longer serve any purpose.

7.93 The availability of services/facilities in Great Gransden is noted.

It is accepted that the proposed development would lead to an increase in private vehicle traffic generation, as it is anticipated that the majority of the future occupants of the proposed development would use private means of transport to access amenities located outside of Great Gransden.

7.94 It is considered that a safe means of access could be achieved

for the development and the traffic generated by the proposal would not have a severe impact upon the highway network. Given the availability of services/facilities and employment opportunities in Great Gransden, coupled with the proximity of the services/facilities in St Neots (approximately 9.5 km to the northwest) and the status of the highway network in the vicinity, the proposed development, from an accessibility perspective, is considered to be acceptable with reference to NPPF 2019 and policies LP16 and LP17 of the Huntingdonshire Local Plan to 2036, subject to the imposition of the conditions suggested by consultees.

Flood Risk and Drainage: 7.95 The application site is in Flood Zone 1 as confirmed by the SFRA

2017, which means it has a low probability of flooding. The application is supported by a Flood Risk Assessment as the site area is greater than 1 hectare. The proposed development will incorporate SuDS for the surface water drainage, designed to the 1 in 100 annual probability plus 30% allowance for climate change rainfall event, and limiting runoff to the greenfield runoff rate. The proposed construction and mitigation arrangements demonstrate a robust solution that will minimise the risk of flooding to the proposed development and its occupants, and ensure the proposals do not cause an increase to flood risk to the surrounding area.

7.96 Cambridgeshire County Council as the Lead Local Flood

Authority (LLFA) have no objection in principle to the proposed development. The submitted FRA demonstrates that surface water from the proposed development can be managed through the use of a basin to store and attenuate run-off. This will either discharge to ground (if infiltration testing finds favourable rates) or alternatively it will discharge to a watercourse to the south. The LLFA have suggested conditions relating to infiltration testing, a surface water drainage scheme and maintenance arrangements together with various informatives. The LLFA are also happy with the latest footway details which have been submitted.

7.97 Anglian Water have been consulted on the proposals and note

that Waresley Water Recycling Centre has available capacity for flows and the sewerage system also has available capacity for flows. An informative is requested relating to Anglian Water assets and conditions have been suggested relating to the submission of a remediation strategy (contamination), surface water disposal and piling.

7.98 The proposals are therefore considered to be in accordance with

Policies LP5 and LP6 of the Huntingdonshire Local Plan to 2036.

Fire Hydrants: 7.99 Cambridgeshire Fire and Rescue have requested that the

provision of adequate fire hydrants is secured by condition. The imposition of such a condition is considered acceptable and would meet the statutory tests.

Infrastructure Requirements and Planning Obligations 7.100 Statutory tests require that S106 planning obligations must be

necessary to make the development acceptable in planning terms, directly related to the development and fairly and reasonably related in scale and kind to the development. S106

obligations are intended to make development acceptable which would otherwise be unacceptable in planning terms.

7.101 Without prejudice to the eventual determination of the planning

application, negotiations have been held with the applicant in order to determine the extent of the obligations required to make the development acceptable. These negotiations have been held in line with the advice within the Regulations and the outcome is summarised below.

7.102 The Developer Contributions SPD sets out within part 2 that in

determining infrastructure needs, the Council and partners have had to translate dwelling numbers into population generation. This has been undertaken utilising the anticipated change in average household sizes. For the purposes of calculating the likely infrastructure requirements, the 2016 average household size has been used (2.25 people per household). With the application seeking permission for 38 dwellings this equates to (38 x 2.25) 85.5 people.

7.103 The planning obligations sought and agreed by the Applicant are

summarised below. These obligations are all considered to meet the statutory tests and are compliant with relevant policies and the Developer Contributions SPD:

Affordable Housing: 7.104 The site is over 0.5 ha in size and therefore the development

should seek to achieve a target of 40% affordable housing in accordance with policies LP4 and LP24 of Huntingdonshire’s Local Plan to 2036 and the Developer Contributions SPD, unless this is not viable due to specific site conditions or other material considerations. It is noted that in exceptional circumstances it may be appropriate to accept off-site provision and/or commuted payments where this would offer an equivalent or enhanced provision of affordable housing.

7.105 During the course of consideration of the application a viability

assessment has been prepared by the applicants, which has been assessed by the Valuation Office Agency (VOA). The VOA report concluded that the proposals could provide four affordable homes on the site, or a commuted sum of £612,913.00 based on an appropriate agreed level of developer profit.

7.106 Given prevailing grant requirements, the HDC Housing Officer

has confirmed that an off-site contribution should be able to deliver considerably more than four affordable homes in the District with a commuted sum. The precise details of alternative provision will be agreed once a suitable opportunity is identified and after consultation and agreement with relevant Council officers and members. This commuted sum will be secured within

the S106 being drafted. The HDC Housing Officer raises no objections to the proposals subject to securing this off-site contribution through the S106 Agreement.

Green Space: 7.107 As noted earlier, in accordance with Policy LP4 of

Huntingdonshire’s Local Plan to 2036 and the Developer Contributions SPD (Part B) proposals are required to provide the development specific land for informal and formal green space. Based on a scheme of 38 dwellings of unknown size properties and the requirements of the Developer Contributions SPD, the development generates a requirement for in the region of 2000m2 of POS including 774m2 of continuous green space where children can stretch their legs and play. The submitted illustrative masterplan demonstrates that the full quantum of development could be accommodated to meet the requirement.

7.108 As such the on-site open space could be provided which

complies with policy LP4 of Huntingdonshire’s Local Plan to 2036. This will be secured along with maintenance of the land on a formula basis through the S106 Agreement. This maintenance would comprise either a commuted sum following the transfer of the green space to the Town Council or the District Council, or the site will be maintained by a maintenance company that would be set up by the developer and funded through contributions from residents of the site (as per the cascade mechanism in the Developer Contributions SPD).

Residential wheeled bins: 7.109 Each dwelling will require the provision of one black, blue and

green wheeled bin. The current cost of such provision is £150 per dwelling. As such a formula based approach is suggested with the scheme and details will be secured through the S106 Agreement.

Waresley & Gransden Woods SSSI Mitigation: 7.110 In accordance with Policy LP4 of Huntingdonshire’s Local Plan to

2036 and the Developer Contributions SPD (Part B) proposals are required to provide the development specific land for informal and formal green space.

7.111 Detailed access enhancement and mitigation project costs have

been prepared by the Wildlife Trust which include new panels and signage, leaflets, new pedestrian gates and fencing, waymarkers for a new rationalised path, temporary signage during bluebell/ bird breeding season, enhancements to the car park, renovation to ditches, site wardening during bluebell/ bird breeding season, bridge replacement, replacement of vehicle access gates, annual mowing and river edge coppicing. These project costs amount to £112,280 and over the next 15 years the

Wildlife Trust will invest in the region of £457,000 in maintaining and enhancing the SSSI as an accessible strategic natural greenspace for the local population.

7.112 The Wildlife Trust has identified that a contribution of £14,559.80

towards site management costs associated with the current proposals would be required. These have been calculated on undertaking a number of projects in year 1 which include interpretation panels and signage at the main entrances to Waresely/ Gransden Woods, waymarkers to signpost new path network, temporary signs during bird nesting/ bluebell season, leaflets and signage encouraging responsible use of the nature reserve, installation of gates and fencing to formalise official entrances, enhancements to the car park (surfacing and grading), renovation of ditches to aid drainage and site wardening.

7.113 As noted above, it is considered that this contribution is

considered to accord with the statutory tests in the Community Infrastructure Levy Regulations 2010 and paragraph 56 of the NPPF.

7.114 This payment is to be secured through the S106 Agreement. 7.115 The proposals were discussed at the S106 Advisory Group on

11th November 2019. Members resolved that the content of the proposed Section 106 Agreement comprising terms for affordable housing, provision of informal green space and maintenance contribution, Waresley and Gransden Woods SSSI mitigation and provision of residential wheeled bins be supported.

7.116 Given the period of time since the S106 Advisory Group held in

November 2019, officers consider it appropriate that a further report is taken to the S106 Agreement Advisory Group. This will take place on 15 June 2020 and an update following this meeting will be provided at or before the DMC meeting.

CIL: 7.117 The development will be CIL liable in accordance with the

Council’s adopted charging schedule. 7.118 However, as the existing commercial site has been in use for at

least 6 months within the last 3 years, the “in use” calculation can be applied for the demolition of the existing buildings, which will reduce the chargeable amount. It is anticipated that there will be no CIL payments collected from these proposals given the existing floorspace of the buildings on the site.

7.119 It should also be noted that self-build development can apply for

a CIL exemption through the assumption of liability forms.

Conclusion and Planning Balance: 7.120 The NPPF has at its heart the presumption in favour of

sustainable development (para 11) and requires the approval of development proposals that accord with an up-to-date development plan without delay. The presumption in favour of sustainable development requires proposals to achieve economic, social and environmental gains; as such a balancing exercise has to be undertaken to weigh the benefits of the scheme against its disadvantages. When considered in the round, the proposal would contribute to the economic, environmental and social dimensions of sustainability.

7.121 Consideration has been given to the points previously in this

report but can be summarised as below: 7.122 In terms of the economic dimensions of sustainable

development, the proposal would contribute towards economic growth, including job creation – during the construction phase and in the longer term through the additional population assisting the local economy through spending on local services / facilities. There will also be Council Tax and New Homes Bonus receipts arising from the development.

7.123 Regarding the social dimension, the site appears to have no

significant constraints and is deliverable. It would also increase the supply of housing for the custom and self-build market. There is a local and district identified need for both private and affordable housing and whilst the Council can demonstrate a 5 year supply of deliverable housing land, the provision of market housing and an off-site contribution towards affordable housing provision would amount to a moderate benefit in terms of providing a greater flexibility to the supply of housing. The proposals would also make provision for green space and its maintenance, wheeled bins and a financial contribution towards Waresley & Gransden Woods SSSI mitigation.

7.124 In terms of the environmental dimension of sustainable

development, the proposal offers the redevelopment of a brownfield site, delivery of green space and a net gain in biodiversity. The visual impacts of the development are considered to be acceptable and potential impacts from the adjacent noise sources would be made satisfactory for new residents.

7.125 Whilst the village of Great Gransden is classified as a ‘Small

Settlement’, with limited services and job opportunities, and the inevitable reliance on private motor journeys to job opportunities and more services further away), there are no objections from the Highway Authority with reference to the safety or capacity of the local highway network. The redevelopment of this brownfield site in the village would remove HGV vehicles accessing the site.

7.126 Having fully assessed all three objectives of sustainable development; economic, social and environmental within this report it is concluded that the development of this site will: * Provide custom and self-build housing plots to help meet needs from current and future generations and as required by the NPPF and Housing and Planning Act 2016; * Provide an off-site affordable housing contribution; * Provide for the redevelopment of a brownfield site; * Provide for a new footpath connection in the village; * Creates a development of a good design and acceptable layout; * Result in a reduction in current building footprint on the site; * Minimises pollution; * Manage flood risk, drainage, contamination, noise and health and safety risks effectively; * Provide housing which would provide a high standard of amenity for future occupiers; * Have no adverse impacts on features of landscape or ecological value whilst enabling net gains in biodiversity to be achieved; * Provide appropriate infrastructure to meet the needs generated by the development

8. RECOMMENDATION - APPROVE subject to the prior completion of a Section 106 obligation relating to an off-site contribution for affordable housing, provision of open space and maintenance contribution, wheeled bins, Waresley & Gransden Woods SSSI mitigation and subject to conditions.

OR

RECOMMENDATION – REFUSE in the event that the S106 Agreement referred to above has not been completed and the applicant is unwilling to agree to an extended period for determination, or on the grounds that the applicant is unwilling to complete the agreement necessary to make the development acceptable in planning terms.

Conditions: Outline permission:

• Reserved Matters submitted prior to commencement of development (appearance, scale, landscaping, layout of individual plots)

• Time Limit for Reserved Matters to be submitted (5 years) • Time Limit following last Reserved Matters (2 years) • Scale parameters – maximum of 38 self and custom build

dwellings • Submission of revised design guide to include plot

passports for all plots • Phasing plan

• Site levels and finished floor levels • Noise Mitigation Scheme and Ventilation Scheme • Infiltration testing • Surface water drainage scheme and maintenance

arrangements • Foul water drainage scheme • Construction Management Plan • External lighting scheme • Ecological mitigation measures • Biodiversity Management Plan submitted as part of

reserved matters for landscaping to demonstrate net gain in biodiversity

• Programme of archaeological investigation • No burning of waste • Land Contamination Assessment • Provision for Fire Hydrants • Tree survey adherence and tree protection • No piling • Housing mix and accessible and adaptable homes • Management and maintenance of proposed streets • Surfacing material of proposed streets • Existing access closed • Minimum access width • Construction specification • Vehicle turning requirements • Site parking, servicing, loading, unloading, turning, waiting

area • Temporary facilities clear of the highway for construction

period • Visibility splays • Kerb specification for junctions • Access drainage measures • Site traffic management plan • Off-site highway improvement works • Residential travel plan

Full permission:

• Time limit • Materials • Architectural details • Securing show home use for properties • Hard and soft landscaping • Refuse store details • Site levels and finished floor levels • Infiltration testing • Surface water drainage scheme and maintenance

arrangements • Foul water drainage scheme • Construction Management Plan • External lighting scheme

• Ecological mitigation measures • Landscape and ecological management plan • Programme of archaeological investigation • No burning of waste • Land Contamination Assessment • Tree survey adherence and tree protection • No piling • Management and maintenance of proposed streets • Surfacing material of proposed streets • Existing access closed • Minimum access width • Construction specification • Vehicle turning requirements • Site parking, servicing, loading, unloading, turning, waiting

area • Temporary facilities clear of the highway for construction

period • Visibility splays • Kerb specification for junctions • Access drainage measures • Site traffic management plan • Off-site highway improvement works

If you would like a translation of this document, a large text version or an audio version, please contact us on 01480 388388 and we will try to CONTACT OFFICER: Enquiries about this report to Laura Fisher Senior Development Management Officer Laura.Fisher@huntingdonshire.gov.uk

1

From: Catherine Fox <gransdenpc@hotmail.co.uk>

Sent: 06 May 2020 20:30

To: DevelopmentControl

Subject: PARISH COUNCIL CONSULTATION – APPLICATION REF. 18/00958/FUL

HUNTINGDONSHIRE DISTRICT COUNCIL Head of Planning Services Pathfinder House St Mary’s Street Huntingdon Cambridgeshire PE29 3TN

APPLICATION REF. 18/00958/FUL

PARISH COUNCIL CONSULTATION – APPLICATION REF. 18/00958/FULHybrid planning application comprising: 1) Applying for outline planning permission for the erection of 38 custom/self build houses with roads, services, attenuation pond andinfrastructure; and 2) Full planning permission for the erection of 5 custom/self-build showhouses with sales centre & car parking following demolition of factory and offices.Potton Ltd Eltisley Road Great Gransden Sandy SG19 3AR

At their meeting on 4th May 2020, Councillors acknowledged the updated information given but felt that the documents provided no additional points requiring comment at this time.

Kind Regards,

Catherine Fox

Clerk to Great Gransden Parish Council

37 West StreetGreat GransdenNr SandyBedsSG19 3AUTel: 01767 677846Email: gransdenpc@hotmail.co.uk

1

From: Diane Taylor <gransdenpc@hotmail.co.uk>

Sent: 07 October 2019 22:52

To: Fisher, Laura; DevelopmentControl

Subject: Planning Permission Consultation - Potton Ltd Eltisley Road Great Gransden (ref

18/00958/FUL)

Hello Laura,With reference to the above application incorporating the amended masterplan, design guide and updated documents, at their meeting on the 7th October 2019, councillors unanimously resolved to make the additional comments in addition to the comments recommending approval made on 4th June 2018:

The attenuation pond may have been improved, with the size increased, but the destination of where the water ends up needs to be looked at. The attenuation pond is to feed into the drainage ditch alongside Park Riddy. The plans detail the description of the culvert at the southern end but do not mention the different pipe size when the culvert was made wider. This already gives the problem of flooding over the path as the water is held up due to restricted flow. If the release to the ditch from the attenuation pond is matching the existing, there will still be flooding along the Riddy during wet times. In addition the drainage detail given for the proposed pipe along the proposed footway to the East of Eltisley Road means that more water will arrive at the culvert under Fox Street to the village drainage system. This has a partial blockage where the old pump used to be at the corner of Fox Street and West Street which puddles excessively in wet weather

The attenuation pond may well take care of the drainage on the site, but the problems elsewhere as detailed above will also need to be addressed.

RegardsDiane TaylorClerk to Great Gransden Parish Council

Elm Cottage, 33 Meadow Road, Great Gransden SG19 3BDTel: 01767 677487Email: gransdenpc@hotmail.co.uk

Sent from Mail for Windows 10

Application Ref: 18/00958/FULo © Crown copyright and database rights 2020 Ordnance Survey HDC 100022322

1:2,500Scale = Date Created: 26/03/2020

Development Management Committee

Location: Great Gransden

!

KeyConservation Area

Listed Building

The Site

HYBRID PLANNING APPLICATION COMPRISING: 1) APPLYING FOR OUTLINE PLANNING PERMISSION FOR THE ERECTION OF 38 CUSTOM/SELF BUILD HOUSES WITH ROADS,

SERVICES, ATTENUATION POND AND INFRASTRUCUTRE; AND 2) FULL PLANNING PERMISSION FOR THE ERECTION OF 5 CUSTOM/SELF-BUILD SHOWHOUSES WITH SALES

CENTRE & CAR PARKING FOLLOWING DEMOLITION OF FACTORY AND OFFICES AT POTTON KINGSPAN PREMISES, ELTISLEY ROAD, GREAT GRANSDEN, BEDS, SG19 3AR

LOCATION PLAN

Scale 1:2500 Plan No. K-287P/1

3.59

3.00

RECEPTION

PRODUCTCENTRE(x3 GARAGE)

T. FRAMESYSTEMS

SEMINARROOM

TOILETS

003

002

001

004

005

1.46

4.66

6.19

2.90

3.27

1.05

1.13

4.00

13.90

12.03

14.80

9.53

3.74

Show Centre

BINSTORE

PROPOSEDLANDSCAPE BUFFER

PROPOSEDLANDSCAPE BUFFER

Kingspan Timber Solutions LtdEltisley Road,Great Gransden,Beds, SG19 3AR

This document is the copyright of Kingspan Timber Solutions Ltd, and ismade available on the express condition that it shall not be used inconnection with the erection of any building or the production of anycomponents for such a building unless the building to be erected or thecomponents are supplied by Kingspan Timber Solutions Ltd.

© Kingspan Timber Solutions Ltd.

Checked:

Drawing Scale (UNO):

Tel: 01767 676400Fax: 01767 676444E-mail: sales@potton.co.ukWeb: www.potton.co.uk

Job Number: Drawing Number:

Drawing Title:

Site Address:

Client:

Date: Drawn:Rev: Description:

Gransden ShowcenterProperty Type:

0 2 4 6 8 10

Revision:

18-GSH-00

Eltisley Road, Great Gransden,Bedfordshire, SG19 3AR, UK

Potton

00 PL03

Site Layout

1:200@A1

20.03.18PL01 PLANNING DRAWINGS -VC

N

20.04.18PL02 PLANNING DRAWINGS -VC

20.04.18PL02 PLANNING DRAWINGS -VC

FRONT ELEVATION

9264

MM

GROUND FLOORGROUND FLOOR INTERNAL AREA : 179m²

LIVINGROOM

838

838

CUSTOMERTOILETS

838

838

KITCHEN

OFFICE

RECEPTIONAREA

838

UTILITY

838

SNUG

DINING

838

838

HALLWO

OD

BUR

NER

SEMINAR ROOM(VAULTED)

CUSTOMERTOILETS

7814

o/a

mas

onry

11093 o/a masonry

21405 o/a masonry

1477

8 o/

a m

ason

ry

AA

762

C'bd

FIRST FLOORFIRST FLOOR INTERNAL AREA: 74m²

838

838

700

1700

1050850

838

838

838

838

BATHROOM

MASTERBEDROOM

1

EN-SUITE

BEDROOM2

BEDROOM3

BEDROOM4

REAR ELEVATION

SIDE ELEVATION SIDE ELEVATION

SECTION A-A

LIVINGROOM

SNUG

BEDROOM4

MASTERBEDROOM

Kingspan Timber Solutions LtdEltisley Road,Great Gransden,Beds, SG19 3AR

This document is the copyright of Kingspan Timber Solutions Ltd, and ismade available on the express condition that it shall not be used inconnection with the erection of any building or the production of anycomponents for such a building unless the building to be erected or thecomponents are supplied by Kingspan Timber Solutions Ltd.

© Kingspan Timber Solutions Ltd.

Checked:

Drawing Scale (UNO):

Tel: 01767 676400Fax: 01767 676444E-mail: sales@potton.co.ukWeb: www.potton.co.uk

Job Number: Drawing Number:

Drawing Title:

Site Address:

Client:

Date:

20.03.18

Drawn:Rev:

PL01

Description:

PLANNING DRAWINGS -

Showhouse Plot 1Property Type:

0 1 2 3 4 5

Revision:

18-GSH-01

Plot 001Eltisley Road, Great Gransden,Bedfordshire, SG19 3AR, UK

Potton

VC

01 PL03

Plans, Sections and Elevations

1:100@A1

20.04.18PL02 PLANNING DRAWINGS -VC

17.10.19PL03 PLANNING DRAWINGS -VC

FRONT ELEVATION

8016

MM

HOME CINEMAROOM

LIVINGAREA

DININGAREA

HALL STUDY

838

(VAULTED AREA)

KITCHEN /BREAKFAST

PLANT

BOOTROOM

838

850700

Fridge /Freezer

WOODBURNER

GROUND FLOOR PLANGROUND FLOOR INTERNAL AREA: 150m²

AA

(curtains)

610

1079

0 o/

a m

ason

ry

16002 o/a masonry

1249

7 o/

a m

ason

ry

W/C

838

838

838

838

WALK-THRUWARDROBE

BATHROOMBEDROOM2

BEDROOM4

(Edge of 2.1m Headroom area)

ENSUITE

762

BEDROOM3

MASTERBEDROOM

1(VAULTED)

1250 850

762

762

762

700

1700

FIRST FLOORFIRST FLOOR INTERNAL AREA: 128m²

762

762

AC

762

1050

850

LANDING

REAR ELEVATION

SIDE ELEVATION

SIDE ELEVATION

SECTION A-A

2348271

HALL

GALLERY

LANDING

DINING

BEDROOM45.0°

45.0

°

7203

1100

2324

Kingspan Timber Solutions LtdEltisley Road,Great Gransden,Beds, SG19 3AR

This document is the copyright of Kingspan Timber Solutions Ltd, and ismade available on the express condition that it shall not be used inconnection with the erection of any building or the production of anycomponents for such a building unless the building to be erected or thecomponents are supplied by Kingspan Timber Solutions Ltd.

© Kingspan Timber Solutions Ltd.

Checked:

Drawing Scale (UNO):

Tel: 01767 676400Fax: 01767 676444E-mail: sales@potton.co.ukWeb: www.potton.co.uk

Job Number: Drawing Number:

Drawing Title:

Site Address:

Client:

Date:

20.03.18

Drawn:Rev:

PL01

Description:

PLANNING DRAWINGS -

Showhouse Plot 2Property Type:

0 1 2 3 4 5

Revision:

18-GHS-02

Plot 002Eltisley Road, Great Gransden,Bedfordshire, SG19 3AR, UK

Potton

VC

02 PL03

Plans, Sections and Elevations

1:100@A1

20.04.18PL02 PLANNING DRAWINGS -VC

17.10.19PL03 PLANNING DRAWINGS -VC

FRONT ELEVATION

8100

MM

838

838

LIVINGROOM

KITCHEN/DINING

STUDY

WC

GROUND FLOOR PLANGROUND FLOOR INTERNAL AREA: 166m²

WOODBURNER

PLANT

762

AA

76283

8

838

838

762

762

C'bd

686

686

UTILITY

1716

6 o/

a m

ason

ry

14636 o/a masonry

FIRST FLOOR INTERNAL AREA: 133m²

GALLERY

762

762

FIRST FLOOR

838

838

762

762

838

838

838

1050

850

838

83810

50

850

BEDROOM2

MASTERBEDROOM(VAULTED)

BEDROOM4

BEDROOM4

ENSUITE

BATHROOM

LINEN

686

686

686

686

W'b

W'b

REAR ELEVATION

SIDE ELEVATIONSIDE ELEVATION

MASTERBEDROOM

50.0

LOUNGE

4120

SECTION A-A

Kingspan Timber Solutions LtdEltisley Road,Great Gransden,Beds, SG19 3AR

This document is the copyright of Kingspan Timber Solutions Ltd, and ismade available on the express condition that it shall not be used inconnection with the erection of any building or the production of anycomponents for such a building unless the building to be erected or thecomponents are supplied by Kingspan Timber Solutions Ltd.

© Kingspan Timber Solutions Ltd.

Checked:

Drawing Scale (UNO):

Tel: 01767 676400Fax: 01767 676444E-mail: sales@potton.co.ukWeb: www.potton.co.uk

Job Number: Drawing Number:

Drawing Title:

Site Address:

Client:

Date: Drawn:Rev: Description:

Showhouse Plot 3Property Type:

0 1 2 3 4 5

Revision:

18-GSH-03

Plot 003Eltisley Road, Great Gransden,Bedfordshire, SG19 3AR, UK

Potton

03 PL03

Plans, Sections and Elevations

1:100@A1

20.03.18PL01 PLANNING DRAWINGS -VC

20.04.18PL02 PLANNING DRAWINGS -VC

17.10.19PL03 PLANNING DRAWINGS -VC

FRONT ELEVATION

8172

MM

LIVINGROOM

838

838

WC

838

838

838

838

BOOTROOM

838

KITCHEN

MEDIAROOM

GROUND FLOOR PLANGROUND FLOOR INTERNAL AREA: 126m²

ORANGERY

PANTRY

winechiller

proj

ectio

n sc

reen

838

PLANT

610

610

HALL

AA WO

OD

BUR

NER

838

838

1343

4 o/

a m

ason

ry

12804 o/a masonry

686

SPABATHROOM

MASTERBEDROOM

1

BEDROOM4

GUESTBEDROOM

3

FIRST FLOOR PLANFIRST FLOOR INTERNAL AREA: 110m²

STUDY /BEDROOM

2

762

762

EN-SUITE

762

762

762

900

1000

900

1000

window seatW'bW'b

HALL

AA

762

750

850

762

762

AC

2 pers sauna

EN-SUITE

REAR ELEVATION

SIDE ELEVATIONSIDE ELEVATION

2500

271

215

2324

37.5°

LIVINGROOM

MEDIAROOM

BEDROOM3

GUESTBEDROOM

2EN-SUITE

HALL

SECTION A-A

Kingspan Timber Solutions LtdEltisley Road,Great Gransden,Beds, SG19 3AR

This document is the copyright of Kingspan Timber Solutions Ltd, and ismade available on the express condition that it shall not be used inconnection with the erection of any building or the production of anycomponents for such a building unless the building to be erected or thecomponents are supplied by Kingspan Timber Solutions Ltd.

© Kingspan Timber Solutions Ltd.

Checked:

Drawing Scale (UNO):

Tel: 01767 676400Fax: 01767 676444E-mail: sales@potton.co.ukWeb: www.potton.co.uk

Job Number: Drawing Number:

Drawing Title:

Site Address:

Client:

Date:

20.03.18

Drawn:Rev:

PL01

Description:

PLANNING DRAWINGS -

Showhouse Plot 4Property Type:

0 1 2 3 4 5

Revision:

18-GSH-04

Plot 004Eltisley Road, Great Gransden,Bedfordshire, SG19 3AR, UK

Potton

VC

04 PL03

Plans, Sections and Elevations

1:100@A1

20.04.18PL02 PLANNING DRAWINGS -VC

17.10.19PL03 PLANNING DRAWINGS -VC

FRONT ELEVATION

7965

GROUND FLOORGROUND FLOOR INTERNAL AREA: 57m²

838

LIVINGAREA

W/C

BOILER

610 C

KITCHEN

WOODBURNER

Fridge /Freezer

838

AA

5809

10475

1872

4348

EN-SUITE

MASTERBEDROOM 1

(vaulted)

762

762

762

762

1000850

700

1700

1000

850

762

762

BEDROOM2

BEDROOM3

C

BATHROOM

LANDING

FIRST FLOORFIRSTFLOOR INTERNAL AREA: 57m²

AA

REAR ELEVATION SIDE ELEVATION

SIDE ELEVATION

SECTION A-A

Kingspan Timber Solutions LtdEltisley Road,Great Gransden,Beds, SG19 3AR

This document is the copyright of Kingspan Timber Solutions Ltd, and ismade available on the express condition that it shall not be used inconnection with the erection of any building or the production of anycomponents for such a building unless the building to be erected or thecomponents are supplied by Kingspan Timber Solutions Ltd.

© Kingspan Timber Solutions Ltd.

Checked:

Drawing Scale (UNO):

Tel: 01767 676400Fax: 01767 676444E-mail: sales@potton.co.ukWeb: www.potton.co.uk

Job Number: Drawing Number:

Drawing Title:

Site Address:

Client:

Date: Drawn:Rev: Description:

Showhouse Plot 5Property Type:

0 1 2 3 4 5

Revision:

18-GSH-05

Plot 005Eltisley Road, Great Gransden,Bedfordshire, SG19 3AR, UK

Potton

05 PL03

Plans, Sections and Elevations

1:100@A3

20.03.18PL01 PLANNING DRAWINGS -VC

20.04.18PL02 Revised layout -VC

12.03.19PL02 Window added -VC

17.10.19PL03 PLANNING DRAWINGS -VC

Kingspan Timber Solutions LtdEltisley Road,Great Gransden,Beds, SG19 3AR

This document is the copyright of Kingspan Timber Solutions Ltd, and ismade available on the express condition that it shall not be used inconnection with the erection of any building or the production of anycomponents for such a building unless the building to be erected or thecomponents are supplied by Kingspan Timber Solutions Ltd.

© Kingspan Timber Solutions Ltd.

Drawing Scale (UNO):

Tel: 01767 676400Fax: 01767 676444E-mail: sales@potton.co.ukWeb: www.potton.co.uk

0 1 2 3 4 5

GROUND FLOORGROUND FLOOR INTERNAL AREA: 32.72m²GROUND FLOOR INTERNAL PERIMETER: 22.90m

6004

mm

o/a

mas

onry

6454mm o/a masonry

6130mm o/a t'frame

5680

mm

o/a

t'fra

me

1360x1050WG10

2400x2100 2400x2100

910x

2100

DG

03

GD GD

EE

Basic section E-E5680

GARAGE

7524

28

150

4535

125

4810

35.0°

Property Type:

Bespoke Garage

Revision:

Checked:

Site Address:

Client:

Date: Drawn:Rev: Description:

Property Type:

Plot 002Great Gransden

Potton

Job Number: Drawing Number:

Drawing Title:

Double Garage

Front Elevation

SP

Rear ElevationSide Elevation

Side Elevation

SP Solar thermal panels specified, supplied and installed byothers. Final position to be confirmed by others.

Canopy above the door - not by Potton

Key.

Garage door and frame not supplied by Potton. Fixing detailabove frame by client.GD

Denotes timber frame structural opening in millimetres forwindow & door openingsLower box denotes item reference. 'FE' suffix, where shown,denotes item to be fire escape compliant.

widthxheightWG01 FE

ROOF PLAN

EE

SP

Garage Plans & Elevations

1:100@A3

Kingspan Timber Solutions LtdEltisley Road,Great Gransden,Beds, SG19 3AR

This document is the copyright of Kingspan Timber Solutions Ltd, and ismade available on the express condition that it shall not be used inconnection with the erection of any building or the production of anycomponents for such a building unless the building to be erected or thecomponents are supplied by Kingspan Timber Solutions Ltd.

© Kingspan Timber Solutions Ltd.

Drawing Scale (UNO):

Tel: 01767 676400Fax: 01767 676444E-mail: sales@potton.co.ukWeb: www.potton.co.uk

0 1 2 3 4 5

GROUND FLOORGROUND FLOOR INTERNAL AREA: 41.53m²GROUND FLOOR INTERNAL PERIMETER: 25.84m

GD

7415mm o/a masonry

10562mm o/a t'frame

6190

mm

o/a

t'fra

me

6514

mm

o/a

mas

onry

GD

GARAGE CARPORTUP

1360

x105

0W

G01

910x

2100

DG

01

JJ

HH

2280x21002280x2100

GC

FIRST FLOORFIRST FLOOR INTERNAL AREA: 38.99m²FIRST FLOOR INTERNAL PERIMETER: 28.76m

STORAGE

DOWNJ

J

HH

2100mm head room

2100mm head room

Basic section H-H

2388

6050

5850125

2216

4000

45.0°

911

GARAGE

STORAGE

2678

206

229

6190

42.0

°

2000

Key.

Garage door and frame not supplied by Potton. Fixing detailabove frame by client.GD

Denotes timber frame structural opening in millimetres forwindow & door openingsLower box denotes item reference. 'FE' suffix, where shown,denotes item to be fire escape compliant.

widthxheightWG01 FE

Property Type:

Garage

Revision:

Checked:

Site Address:

Client:

Date: Drawn:Rev: Description:

Property Type:

Plot 003Great Gransden

Potton

Job Number: Drawing Number:

Drawing Title:

Double Garage + Carport

Front Elevation

Rear Elevation Side Elevation

Side Elevation

Basic section J-J

2538

6050

125

2216

4000

45.0°

911

CARPORT

STORAGE

Garage ceiling to to achieve min. half hour fire resistance.GC

Garage Plans & Elevations

1:100@A3