Yn y gweithio yng Nghymru, mae'n unig gweithig gwasanaeth rhaglen yn y cyfrifydleeth. Mae'r Eich Mhwyl Gweithreib Dsoeddewch, maen nhw'n mynd i'w ysgolol. Mae'r ei gweithio hefyd, Henry Batchelor, a'n gwneud fel y gweithwyr MCD, ac mae'r gweithwyr haith yn cyfnodd phoblaethol i hynny, mae'n ei ddim yn cyfrifau'r gweithwyr. Mae'n gweithwyr bod mwyn nhw'n meddwl ar ddechrau digwydd, Nid wych i'n dda i'n ddeniau Iergyrchu'r pethau Paedlaethol – dwi'n ddyl cellphone i'r ddweud fflaen a'i ddweud. Nghymru, pa'is gweithio bapau'r rye? Dda'nig i ddweud ar Creu Paedlaethol yn y ddweud, mae'r ddweud er mwyn i'r ddweud. Dwi fawr i ddweud creu o ddechrau, fel ddych chi ei ddweud i'n ddweud yn yr eich gweith gwyfyrdd. This may be an old bit of text that I'm reading. I think the front of the building is sufficient! Can those participating in the livestream please indicate that you wish to speak via the chat column? Please do not use the chat column for any other purpose other than indicating you wish to speak. Please make sure your device is fully charged and that you switch your microphone off unless you are invited to do so otherwise. Please ensure that you've switched off or silenced any other devices you have so that they do not interrupt proceedings. When you're invited to address the meeting, please make sure your microphone is switched on. When you've finished addressing the meeting, please turn off your microphone immediately. Members please note that it we need to vote on any item we should do so via the microphones, only those present in the chamber can vote or propose or second recommendations. Committee members present in the chamber, we're not going to go through a roll-call. I ddweud hynny, chi fod beth bod chi'n deis wng hwnnw i'n gweithio'r gweithio, ti'n gweithio'n cerdd i'n gweithio ar y cyfnod i chi. Isprifodwyd yma. Wyt wedi cael llanog unid, Ham острyn Henry Batchelor, ychydig yn ddu llynedd Cymru i fych o Gymru Unedig â'r Llywodraeth Llywodraeth ac Llywodraeth Cymru. Roedd yng nghymru yn gymhyshu i'r cyfnod cyfnod, Peter Fhame. Rwy'n cael ei cyfnod i chi'n gweithio'r rhaglach. Yn chest dgymru, Clydefaeth allan oetherbé. Roedden Wh nhân C er precisely ar hyn oed sicrhau wasain, i gweithio voedd巴 [? ysvetllent, mae peth Festogul yng Nghy minaf yn chwarae. Holywg arหม Mcaintlyliau ar drithbyn ac roedd yr oedd mahedrin entirely yn prorogaf a'i地 plyddo. Rwy'n llei'n tro i fynd yn wrth'u lang ment. Mae'r cwmpio eitempras, a'i tympras, mae'r cyfarfodd gael ymdorg. Mae'r cyfarfodd gael ei drill yng nghymru. Mae'r cyfarfodd gael ei drafodd gyda'i gael eu fedydliadau hyn, a'r cyfarfodd gael eu meddwl hwnneddiadau. Rwy'n llei'n tro i fynd i mewn cyfarfodd gael ei meddliadau. Mae'r cyfarfodd gael ei meddl wedi'u meddliadau. Mae'r cyfarfodd gael ei meddl hefyd. Debra Roberts, dystrych cwyslwyr o'r Ffockston Ward. Thank you very much. Councillor Heather Williams. Good morning, Chair. Heather Williams, and I represent the Mordins Ward. Councillor Dr Richard Williams. Thank you, Chair. Richard Williams, I represent the Whittlesford Ward. Finally, Councillor Eileen Wilson. Thank you, Chair. Eileen Wilson, Councillor for Cottenham Ward. Thank you very much. Members, we are now quarts, so we can proceed with the meeting. We are also assisting us today. We have two officers present in the chamber. We have to my left, Mr Nigel Blaiseby. Good morning, Members. Nigel is the delivery manager for the interplanetary department. Stephen Reed is our senior planning lawyer. Morning, Members. Morning, Chair. Thank you very much. We also have our democratic services officer who will be clerking the meeting today, joining us virtually, Lawrence Damari Hoeman. Morning, everyone. Thank you, Lawrence. Hope you all the best for today's meeting. Thank you very much, Lawrence. Appreciate that. Members, if any time a member leaves the meeting, would they make that fact known so it can be recorded in the minutes? We'll be taking regular breaks, depending on where we are in the agenda, but if any member feels they desperately do need a break, please do indicate. Councillor Williams. Sorry, just to let you know, on item number six, I've just had a message from Councillor Coe that would be speaking to a local member. He's been delayed with a patient, so if he doesn't make the time of your discretion, if he's able to join in a different sequence, if he's able to speak, he doesn't know how long he'll be with his patient. OK, well, if you could keep us updated on his whereabouts, that'd be useful. Thank you. OK, Members, just another item. Members should have the main agenda pack dated 11th January and an agenda supplement which wasn't posted but emailed around, dated 12th January containing the plans for the various applications we're looking at today. You should have also received a consultation response from the Cambridge and District or CAMRA, C-A-M-R-A, which relates to item eight, the Jolly Millers pub. Is everyone in receipt of all of those documents? Councillor Bradley. OK, thanks, they are available online as well if you could pull them up. Thank you. And one last item for myself before we move into the main agenda. It's with, sad or a heavy heart that I have to tell everyone that on the 1st of January this year, a parish councillor from my own ward, actually, Linton, councillor Enid, board sadly passed away. She was, you know, very heavily involved in village life and the parish council and she has attended this planning committee very regularly to represent Linton and obviously many members of, many elected members and members of the planning service were very well, she was very well known too and it is a great loss to Linton and to planning in general. So, you know, for myself and the committee as well, we do send our condolences and our thoughts with husband John and their family at this time. Thank you. OK, members, with that we'll move on to the agenda starting with item number two, Apologies. Laurence, do we have Apologies, please? Yes, Chair, Apologies from the Chair, Pippa Halings, Councillor Pippa Halings, also Apologies from councillor Judith Rippeth and councillor Jeff Harvey. Thank you. Thank you, Laurence. Agender item three, Declarations of Interest. Members, does anyone have any declarations of interest to make, please? Councillor Daunton and Wilton. Thank you, Chair. I have a declaration in relation to item six, the Ida Darwin hospital. I'm quoted in the papers and will be stepping out. Will not take part in the discussion of that item. But you will still be speaking as a local member. I would like to speak as a local member. I will speak as a local member. Thank you. Thank you very much. And councillor Wilson, please. Thank you, Chair. I declare an opportunity in trust in relation to item eight. I'm the local member for Cottenham Ward. And I have been receiving emails copied to other people with representations about the application. But I haven't discussed it with anyone. And I come to the matter of fresh. I would also like to point out that on item 12, the enforcement report, there is a reference to the Smithy Fenn Gypsy Roman Traveller site. And I have been involved in discussions about that. But I just want to state that I'm the local member. That's fine. Thank you very much, councillor. Councillor Hawkins, please. Thank you, Chair. Two items, items five and item seven. I'm the local member. I am the Welsh council. But I come to this matter fresh. And with item seven, I was not at the meeting where it was discussed. But I have subsequently discussed with the parish chair and clerk, but I'm coming to the matter fresh. Thank you. Thank you very much. And one for myself as well, item nine, Lyndton as this application has already come to us, and I made the same declaration last time. I have discussed this application with neighbours and the parish council, but only around matters of process, Roeddwn dweud i gwneud yryd gyntaf, a'r relOOM yn ei ddechrau i gyd yn modd. Roeddwn i.  Mae'n addysg o'r gael yn wirio gyd yw y g oper Chelsea yn ymooch gôl o'r cyffredinol galei gael y Ddechrau. Dw i'n fawr am ddyghunio'n agorau ond y dweud o'r gael gyd, i'n arweinydd â nhw'n adnodd y gyrweithreith. Mae gwerthfydd gyd-drech wedi ar y τα strengthening y blaenau hyn yn bwysigol Yn ddechrau cyntaf o gyflawn. Yn trwyddi'r cynllun sydd yma, ynghylch yn ei gweithio'r cyngorol bobl ei fod yn ddechrau. Dyfodol rhai ddreuio'r ddweud ar y lyfrantadau hynny sy'n gaes o gweithio'r ddweud yn ei ddweud o'r cynhyrch pan ffathiau. Yn ddweud yma, arwad yna, ar ddweud o'r 2015 cyngorol a nid defnyddio llawer o'r cyfrantadau i wneud. Ond nad yma hwnnw o gweld i'r cyffrediadau yr cymdeilig ar y cyngorol ac yn ystod y gweithio, os ydych chi'n dechrau'n gwybod cyfnod o'r clywbeth ffyrdd yn y cyfnod ar y cyfnod ar y clywbeth, rwy'n rwy'n rwy'n cymwybod i'r cyfnod yr eitem 5 fel ffordd. Byddwn yn gweithio'r clywbeth am yra, os ydych chi'n cael ei wneud bod y cyfnod ar yr eitem, ac yn gweithio'r cyfnod ar y cyfnod ar y cyfnod ar y clywbeth. Yn ceisio. Yn ceisio, Nigel. Er fyddai unrhyw gwaith yn y cyfnod, I would like to propose the defer on that particular item please, and Councillor Roberts is seconding that. Members, do we need any debate on this or is everyone in agreement that this should be deferred? Agreed. Thank you very much. Item five on our agenda has been deferred. With that we move to item six, which is on page 23 of our agenda's members. This is an application of the Ida Darwin site in Fullborn. The application has reserved matters application for 203 dwellings including affordable housing and land for community provision. The applicant is Morris Holmes. We have a list of key considerations in our agenda's members and the reason it's brought to the committee is because the overall scale and complexity of the application warrants it to be judged by planning committee. And just for clarity, Councillor Daunton is taking no part in this but she will be speaking as a local member. The presenting officer is Mr Dean Scrivener, who I can see online. Dean, good morning. If you could give us any updates to the report we have in front of us and then introduce the item please. Thank you, Chair, just to check you can hear and see me all okay. Chair, can you just confirm that you can hear and see me? Quite faint if you could try and hold the mic a bit closer that would be useful. Is that better? Yeah, I think that's okay if you want to carry on. Yep, thank you. Just before I start the presentation, quick update for members. An email sent round last week confirming the discharge of some of the conditions on the outline permission. This included condition 14, which referred to cyclone bins, store details. Condition 28 was a waste minimisation strategy. Condition 17, which was a surface water drainage strategy. Condition 32, which was the design statement. Condition 17 and 32 were required to be discharged prior to the submission of reserve matters application and therefore have been discharged in consultation with technical consultees. So, I just want to admit that members are aware of that before starting and I'll start my presentation. Hold on a sec, Dean. We've got an issue. Councillor Bradman. Sorry to interrupt your presentation, but I can't find any condition 17 on this application. Am I missing something? I'm on pages 90 of our agenda and it stops at 16. There is no condition 17. Sorry, I was referring to condition 17, the outline permission. Sorry to give me, thank you. Sorry. Okay, shall I proceed? Yeah, carry on please, Dean. Just to confirm, Chair, that you can see that, okay? We can. Okay, so this is a reserve matters application for the layout scale appearance and landscaping for the granting of outline permission for 203 dwellings, including affordable housing and then for community division with access and associate works, open space and landscaping. The site is Ardidalbent, full born. The main consideration in this presentation today I'll talk about layout scale, appearance, landscaping, biodiversity and drainage. So just a bit of background to the site location. As you can see, the site is located just outside the village boundary, village framework boundary of full born, which indicated by the dash line. The application site was once occupied by NHS Hospital buildings, which most have been demolished by now, but some still remain as you can see. The site is located within the green belts and the site is an allocated site under policy H3 of the local plan, which also secures outline permission, which was approved back in November 2019. So as part of the outline permission, a land use parameter plan was approved, which just outlines the different sections of development within the site and the different phasing. So all of this area to the left of the orange dash line is phase one and the area development to the right of the orange dash line is phase two. As you can see, there are green areas within development, which should be preserved for open space and obviously you've got the green wedge to the west. The main access points are a cycle access to the west, main vehicle access and a temporary access approved here. As part of the outline permission, there were restrictions on density and heights and this is indicated on this plan here. So the dark area to the northeast of the site has a maximum density of 45 dwellings per hectare and a maximum height of 9.5 metres. The lighter shaded areas have a maximum density of 40 dwellings per hectare and a height of 9.5 metres and the blue areas have a maximum density of 30 dwellings per hectare and a maximum height of 9 metres. The idea was to create a decreasing density from east to west as you move from urban development across into the further countryside. This is again depicted in the illustrations of master plan, which is a document under the outline permission. Again, you can just see how the general layout of each development parcel on the site was allocated with a green central woodland area with water features through the middle, community provision to the west, a leap to the west and area of play here and again the green open parkland to the west. So this is the proposed layout plan, which has been submitted and amended many times with work with discussions with the Urban Design Officer and Morris Homes. So as you can see, the general layout is informal. It's in accordance with the parameter plans approved to outline permission with development surrounding a central woodland area running through the central site. The main access is here in the same position as approved temporary access is here and a cycle access is still maintained here. This is a cycle footway route, which meanders through the site as a whole and increasing permeability through the sites for people to use and meanders through the central village hearts all the way to the eastern boundary. It also travels along the front of the site to again enhance permeability through the site and connectivity. Lots of soft landscaping along the western boundary just to mark the transition from development into countryside and to soften that edge. Community provision is in the advocated position as out as proposed and outline permission and the road layout follows a meanders through the site. One of the main changes which was discussed through the progression of the scheme was to change the layout of the main road which originally was proposed to go through the middle of the central village heart was actually agreed to actually follow around the central village heart to allow the central village heart to be a main focus of the development. As you can see, the general layout plan respects the rural countryside setting in terms of retaining green space and lots of soft landscaping along the eastern boundary. You can see dense layers of soft landscaping along the east to screen the development against neighbouring dwellings and to screen it from local countryside. So the full warm village design guys, which was adopted in January 2020, just outlines the key characteristics of the island sites. So these are the natural woodland to the west of the site, which is rich in biodiversity. The development line, which prevents development encroaching into that western area. Key views into the countryside to the north and to the south across the windmill to the south as well. Local areas of play, the central green woodland heart as well and the main vehicle point cycle access and temporary access as well. So in terms of the progression of the scheme, this just shows an earlier concept which was identified at the pre-application stage. And what I just want to draw members' attention is that each of these parcels of development will comprise a variety of architectural styles and design appearance. So it's a very varied layout. So not every block will appear the same. And this is indicated by different colours on the edges of each block. And this is identified in the character zones area map shown here. So the green edges is the woodland edge character area. The blue is the intimate streets character area and the red is the development edge character area. Again, the scheme is evolved from pre-application discussions with the urban design officer and the parish council who are supporters of the scheme. So these are just snapshots of the layout that I just showed you and I just wanted to hone in on some of the key details within the layout. So as you can see, the development follows a central green village heart, which is the key characteristic of the site and is in accordance with the village design guide. To the west of the site is obviously the green wedge, which remained open, but it's been enhanced with soft landscaping and community orchards, the LEAP and a viewing platform, which is being proposed by a developer to allow views across to the windmill and the countryside further to the south. These conditions are secured by a recommended condition. And this area here is the eastern section of development just showing a footway link, which increases permeability through the site, which is set within grass verges and green hedges and lots of landscaping, which then meanders around the back of the site to a Pinnock area just to the south of the eastern pond. And this just shows the main access and how the layout is very informal with a cycle route which is set within the grass verge, trees being lined along either side and car parking tucked to the side of dwellings. So these are just extracts from the Village Design Guide, which points developers in direction of design and how places should create a sense of place in respect of full borne village. So this extract just shows that natural verges should be preferred to hard landscaping, trees should be planted on either side. Narrow roads to indicate private driveways to reduce any visual dominance of cars, cars parked to the side of dwellings, and either side of accesses should be richly planted. So as you can see, this measures 3.8 metres in width to indicate a private driveway, which will comprise a gravel bound material. Cars are parked to the side of dwellings with tree planting along the side with a grass verge on the other side. And then this just shows what I showed in the previous slide in more detail, so this is the main access way. As you enter the site, as you can see a cycle route set within grass verge to the right footway on the left. Green soft landscape into the front of gardens, cars parked to the side out of view, and obviously trees as well to help soften that approach. And then this is depicted in the Village Design Guide, so it just shows how the scheme has developed and how it is incorporated some of the design features recommended in the Village Design Guide. As well as the Village Design Guide, which was again discussed at pre-application stage, the developer was encouraged to incorporate some of the layout of housing in around the four-borne area. And there are two Muse courts arrangements set within the scheme. Again, as you can see, cars are parked and tucked out of view. They're set back. Soft landscaping has been incorporated. So as you approach the Muse Court arrangement, it softens the use of hard landscaping. And again, this was just to reflect an approach which was in existing form development found within the four-borne area. So in terms of the character analysis undertaken by the developer, they undertake an analysis of the existing characteristics and architectural styles in four-borne. Again, this was in consultation with the Parish Council. And as you can see, there are a range of architectural styles and roof forms and design, which are found within four-borne. For example, an eyebrow window detailing, hip roof, consistent use of one material such as render or red brick. And what they've done is try to incorporate these architectural details within the design. So this is what this slide shows. So as you can see, the dwelling types will contain a range of architectural styles and details to create a variety in appearance as referred to in the Village Design Guide. So for example, gable frontages, eyebrow window detailing, cat slide roof windows, consistent use of one material such as render or red brick. Sash windows, which are all found within four-borne. And these images just show examples of what the house types would look like. So this slide just shows examples or snapshots of some of the street scenes within the development and within each character area. So as you can see, there is a range of architectural styles proposed, which was discussed with the Parish Council on what was agreed with a pre-application stage. So as you can see, cat slide roofs, gable frontages, flint walls, which are found within the four-borne Village. Soft hedging with state railings, which again soften that edge and hit roofs. And then here again in intimate streets, character area have consistent use of red brick, which are probably more simple in appearance, but again found in four-borne. And then down here you have the Brudden Dedge character area, which comprises these in oval windows with red brick and buff brick, which are found at the nearby pumping stations in Jo Hinton. So also within the development, you will find these focal buildings, which again was discussed and agreed at a pre-application stage. So what the developer has done has undertaken a character analysis of architectural styles in the area and incorporated them into some of these focal buildings, which will help create a sense of place and also help navigation for users within the site. So these buildings will be found mainly on street corners, but on the Woodland edge, opening and fronting onto the central Woodland heart. So focal building type one just incorporates these in oval elongated windows with red brick detailing, which is found at the pumping lodges near Jo Hinton. So that's one type of building, which will be found in development. And then the other two types of buildings you have these high gable frontages, which additional front walls to the front, which again found in four-borne. And the other type of building is the building with these eyebrow window detail, detailings, which again are found in four-borne. And then these are just examples of what these house types will look like within the development for members reference. So onto landscaping. So this is the western edge of the development. As you can see, a proposed parkland is proposed, which will incorporate a variety of tree species to buffer that or soften this edge of the development in accordance with the outline permission. A community orchard is also proposed, which will contain a variety of local species, which was raised as a comment by one of the representations on the application. The viewing platform of where people can view and celebrate the historical significance of the windmill to the south. These conditions are secured by, these details are secured by condition recommended and those are for matters. Again, these would be heavily screened by tree planting. The leaf details are also secured by the condition recommended. The number of mature trees are proposed along the western edge of the development to soften that transition from development into the countryside. Soft boundary treatments are also proposed around plots along the western boundaries, just to soften the edge and along the front as well. Just to soften the transition of urban development into the countryside and also respecting the rural location. So this is the eastern side of the development. Again, as you can see, the central village heart, which all the existing trees are being retained and also new planting of trees are proposed to replace the trees which are dying on site or in a poor condition. Again, the eastern boundary densely screens by soft landscaping to respect the privacy of neighbouring dunnings to the east and to mark the boundary of development. Along the northern boundary, there's a 10 metre ecology buffer, which was approved at Outline, which the developer has to retain. They're also enhancing this with more hedgerow planting as well. Again, to the front of the site, the cycle footway link is set within grass verges. Again, the front hedgerow is just to be enhanced significantly to create a soft edge. In terms of biodiversity, the developer has submitted a habitat creation plan, which just highlights all the ecological habitat enhancements on the site. This includes native woodland wildflowers and grasses, mainty grasslands, native wildflower meadows, which seems to care about the yellow, tenuation pond planting, which will have native wetland meadows within them to enhance biodiversity, and native hedgerows around some of the plots, edges, boundaries, and boundaries of the site. As well as that, the developer is proposing a number of ecological enhancements. This includes insect towers, hedgehog highways, swift nest bricks. Swift are obviously prevalent in fullborns, so that's very important. Traditional bat boxes and bird boxes, and that's indicated on this diagram here. A condition is recommended on reserve matters to secure details of these features. On to drainage, as I mentioned earlier, a condition 17, the outline permission, was required to be discharged prior to the submission of reserve matter application. We allowed the developer to submit a deus charge of condition application to run alongside the reserve matters application to discharge these details. This has been discharged in consultation with the Environment Agency, the Locally Further Authority, and the Drainage Officer. So this plan just shows that the proposed drainage scheme will incorporate an infiltration method, whereby these tenuation ponds proposed within the site are to act as water stores in events of extreme rainfall or storm events. So at the members briefing that we had back in early December, myself and Harry Pickford from the Locally Further Authority went through some of the technical drawings on the drainage scheme with members, and it was decided that, or members requested that a more simplified drawing should be provided just to explain how the drainage scheme will work. So in discussions with the developer and their drainage technical consultant, this drawing has been provided just to show areas of, just to show how the surface water drainage scheme will work. So this just shows, so the yellow areas are the permeable areas of permeable roads and driveways, which will help rainwater percolating into the ground. And the blue areas, light blue areas are obviously the attenuation ponds, which will act as water storage in events of extreme rainfall. The dashed purple lines indicate redundant tunnels, which is the existing drainage infrastructure on the site, which are to be removed or replaced. Some of these will exist and still remain, which are the thick purple lines. So some of these will still be used in terms of managing surface water on the site. The blue dashed lines are just showing how the water will drain into these attenuation ponds within the site and how that will work. A new foul pumping water station is proposed to the northeast of the site. And there is an existing sump pump, which is located just outside the red line of the site, which is intended to be retained and is obviously connected by an existing tunnel, which will be used as part of the water drainage scheme. Just to let you know, I have got Harry Pickford from the Locally Further Authority and developers, technical and drainage technical consultant, just in case members have any questions regarding drainage later on. So this is just a simple proposed cross-section through the site, just showing the location of the attenuation ponds and how they will act as water stores. So this is the existing situation with the existing soakways located underground above the groundwater table. And these are to be replaced by these attenuation ponds, which will act as storage waters. As you can see, these attenuation ponds will be located clearly above the existing groundwater level. So this is the proposed section which just simplifies that the cross-section is submitted as part of the drainage strategy, which members requested that members briefing. Also at members briefing, there was a question regarding how the areas of development will be managed or which roads cycleways will be adopted. So this is just a plan just showing which areas will be adopted by whom. The white roads and cycleways are to be built to adopt a standard which the local highway authority will adopt. The green and yellow areas will be managed by private management companies, and the attenuation ponds and the water pump will be adopted by Anglen Water. We understand that the developer has been in conversations with Anglen Water and they have technical details approved for their adoption. Lastly, this is just a plan just showing the affordable housing distribution across the site. So as part of the outline permission, 40% affordable housing was secured. 81 affordable units will be provided with 57 being rented out affordable rent with 24 being shared ownership. This has been consulted with the affordable housing team and they are happy with this distribution and layouts and the tenure and mix is provided as well. So in conclusion, the proposed development accord to the outline permission and its associated conditions, the proposed development corporate design approach which responds well to the character and appearance of four-worn village and the four-worn village design guide and is acceptable in terms of layout, scale, appearance and landscaping. Development proposes a range of ecological enhancements to provide faster enhancement on the site. Service water drainage scheme has been approved and condition 17 has been discharged in consultation with the EA, LFA and drainage officer and therefore officers recommend approval subject to conditions. With some illustrative drawings which the developer has provided just to show members of what the development would look like on the ground but obviously it is just illustrative purposes. Thank you chair. Dean, thank you very much for that. Hugely details introduction there, we really appreciate that. I mean this is a huge reserve matter application we're looking at so we really appreciate the level of detail you've gone into there. I'm sure we will probably have some questions for you so if you could leave your presentation open on your computer but switch it off for the moment please I'm sure we'll be coming back to you for any questions of clarity in the debate. Members we have a raft of public speakers now and we're going to start with a member of the four born forum Mr David Cotty, David are you with us? I can see you Councillor Cohn but I can't see Mr Cotty. You should be able to hear me. Yes we can hear you. Okay you should be able to see me. Yes we can see and hear you Mr Cotty, welcome. Good. So a few ground rules. We have three minutes each for each of our speakers and at the end of your presentation if you could just stay on the line for a second in case any of the members of the committee have any questions of clarity for you if that's okay. Okay thank you very much. Okay so whenever you're ready please. Before I start can I just make one small point of clarification. The playing officer has referred to the water basins as attenuation ponds. In fact my understanding is that they're infiltration basins which are quite different. So I just make that clarification because I'll be referring to infiltration basins in my piece. Okay that's understood thank you. Chair could I just ask that our audio is turned up a little bit in the chamber please. Okay Mr Cotty when if you're ready please. Right thank you. On 19th November 2021 I wrote in response to a further submission of new and amended drawings. I drew attention to what shows that the bank age level of the six surface water infiltration basins was higher and in some cases significantly higher than the surrounding ground level. The bank levels and the basin bed levels were shown on Wyrmold Borough's drawings 503 and 504 but adjacent ground levels were not shown. These levels can only be found at the end of the engineer's drainage strategy document part 3 revision 2 appendix H. By extrapolation of the tabulated data I found that the height of the bank above ground level adjacent to the basin was 270 millimetres and 50 millimetres respectively for basins 1 and 2, 720 millimetres for basins 3, 4 and 5 and 910 millimetres for basin 3a. It should be noted that in appendix H basin 3a is referred to as basin 7. I'll give just one example that of basin 4. On the drawing the bank level is given as 11.80 while in appendix H the ground level is given as 11.08 resulting in a raised embankment of 720 millimetres. The bed level of the basin is given as 10.54 which means that the bottom of the basin is only 540 millimetres below ground level. So the underground drainage pipe discharging into the basin is likely to be below the bottom of the basin that is it doesn't work. I found it difficult to believe what I'd found so in my November letter I asked the planning officer to confirm whether my analysis was correct or whether I had misinterpreted the data I received no reply. Only with the publication of the officer's report did I receive confirmation that my analysis was correct. Paragraph 211 states that I quote the intention is to raise the ground levels around much of the site by approximately one metre or so on average. Please note the words that the intention is and around much of the site. This represents a major change to the proposals and is not as far as I can tell shown on any drawings or in appendix H. The report confirms that the raised ground is required in order to provide the necessary separation to ground water and is also clear that the raised levels are required well away from the basins to allow the underground drainage network to perform under gravity. These very late significant changes to the proposals appear only to be identified in the officer's report. How will the raised ground be achieved? Will buildings also be on raised ground a metre or so above the existing ground levels on this green belt site? What might be the impact on the surrounding lower ground? Together with the contentious water table levels and the environment agencies agreement to reduce the minimum distance between the basin bed level and the peak water table from 1.2 metres to 1 metre, there is no confidence that the issue of surface water drainage has been adequately resolved on this low site at the foot of the Gold Hill. There are still perhaps more questions than asked. Sorry, sir, if you could bring your comments to a conclusion please, the three minutes are left. I'm finished. Perfect timing, thank you very much. Members, do you have any questions of clarity for Mr Cotty and any of the comments he's made? No, okay. Sorry, we have one from Councillor Bradman, please. Thank you Mr Cotty, that was really interesting to hear from you. Could you just tell us, does the vegetation on the site indicate that the site is wet at the eastern end currently or does it not indicate that? Sorry, can you just repeat that, sorry? Sorry, I'm thinking about the vegetation and whether it's an indicator currently of what the level of waterlogging of the ground is. So at the eastern end, near Fullbourne, is the ground damp basically or is it not at present? There's nothing to see at the moment but I'm aware and I have seen that area wet with minor flooding in the past, way back in the past. I think an indication of the damp in that area is possibly shown by the water pump which referred to in the officers report over in the far eastern corner which discharges water into the ditch in Hinton Road. Part of my submission back in February last year I submitted photographs of this pump working and discharging water into the ditch outside the actual site. The pipe appears to go under the playground area of the Steiner School finding its way to the actual ditch. That pump was always part of the NHS site. It's strange that it's somehow now not in the development site because as far as I'm aware that pump is now neither in the county council site who are the ownership of the Steiner School and neither is it in the ownership of Morris Homes. Maybe somebody can clarify that but I think there is indication that there is a wetter area down there. I'm just looking at page 88 of our packs I'm just wondering given a lot of what you've spoken about is about the attenuation ponds there is a condition 5 on here that does say that more details will be coming forward at a later date so I'm just wondering is it your view that what's currently proposed isn't sufficient enough but that there is a way of addressing it there or do you feel that it can't be addressed ever and therefore the development shouldn't happen so do you think a suitable resolution could be found? I'm obviously not a drainage engineer so it's difficult to tell but it's obvious from the fact that there's been this proposed raising of the ground by up to a metre over much of the site. Nowhere does it indicate exactly what area of the site needs to be raised but it's quite clear that the previous scheme was unable to satisfy the requirement of having either 1 or 1.2 metres clearance below the bottom of the infiltration basin and the peak water table level and I made this in several responses during last year that there was concern that this could not be achieved and infiltration basins will not work unless there is this clear area below the bed of the basin and the peak water table it would seem to me that the only way that this can be resolved without having to raise the ground levels would be to provide larger water storage areas but this of course could only be achieved by losing a few of the homes otherwise I can see no other resolution and it doesn't seem appropriate to raise the site by a metre it raises all kinds of other questions as to the effect on the surrounding lower areas potential runoff into those other areas and so on and this site as you know is at the lowest point of full-borne and it isn't far away from the commitment to be aware of the Tewisham Road site recently refused permission this is not very far away from there but it actually suffers from some of the same problems Thank you Mr Cody I believe there is a follow-up from Councillor Williams Thank you chair just to clarify your answer there I think actually what I heard was that there could be a solution there is a way to deal with this issue and just to explain chair why I'm asking is as members as you said you're not a drainage expert nor are we but we have to if we want to approve or refuse it's because we think a solution is possible or not so am I right in considering from your comments there that you think there could be a solution to address it I mean there obviously I assume that there is a solution given a different scheme but I think the solution put forward of raising the ground by up to a metre brings with it all sorts of other questions given that this is a green belt site with restrictions on the heights of the buildings so it really doesn't seem to be appropriate and I think the implications a sudden decision to raise the ground level seems to be a last-minute decision and my feeling is that the implications of that have not been thought through we've not got the full information to understand the impact of that raise going on Thank you Mr Clerk, I think we get the gist Thank you very much We have no further questions of clarity for you so we thank you very much for taking the time to speak to us today and we will move on to our next public speaker which is Mr Mark Gaithouse who is speaking on behalf of the applicant and I believe Mr Gaithouse is sharing his time with a drainage consultant Mr Gary Goodwin Do we have Gary and Mark here? Yes we do I can see you Gary, I can't see Mr Gaithouse Is he with us? Hi there chair, can you hear me and see me? Yes we can see and hear both of you thank you very much so we have roughly three minutes to address the committee please at the end of which if you could just hold on the line in case there's any questions of clarity from committee members so I'm not sure who's going to lead but whoever is, whenever you're ready please Can I just clarify it will be myself that's speaking, Gary Goodwin and Mark Gaithouse is our technical director for our eastern region who is responsible for the design of the development and the drainage scheme so just to find some correction there, sorry Thank you Chairman, members, thank you for the opportunity to speak my name is Gary Goodwin and I'm the group planning and design director for Morris Homes Limited I would also like to introduce our technical director for the eastern region Mark Gaithouse who has been responsible along with our professional consultants for the design and ultimately the approval now in place for the drainage schemes on this development and he's available for questions should you have any through your deliberations The application before you today represents the culmination of over six years of work by your council Homes England and Morris Homes, indeed just this reserve matters application has taken two years to get to this point but that's representative of some of the complex issues on site the level of local involvement and the need to meet all the high design aspirations of all those involved and I believe your planning officer is to be commended for such a detailed report and presentation which is very informative in every aspect of this site and it's very difficult for me to summarise that in three minutes At the beginning of our involvement with this site we embraced every element of the design brief and the conditions approved in the outline consent. We then began a very thorough consultation process with your urban design officers the parish council and other area forums to ascertain their own design aspirations for the shape the form and the appearance of development and any local concerns and after a year long pre-application process and the receipt of everyone's backing we were actually invited to submit the reserve matters application before you today Throughout the last year we've spent an enormous amount of time responding to the very detailed and complex consultation responses associated with the finer detail that we've now applied for even down to the types of hinges and bolts on the bin store gates. A particular importance has been the proposed drainage scheme but we've now proven that that does have the capacity to accommodate our developments and in fact offer significant improvements over the previous uncontrolled former hospital drainage scheme by providing on-site storage for water in the event of extreme weather events and global warming without imposing on any off-site systems or causing flooding elsewhere and we're pleased that the LLFA and the Environment Agency have now approved our proposals and the relevant drainage condition on the outline consent has now been discharged after their own detailed assessment The proposals before you today comply with all your adopted policies in terms of design, landscape, ecology, sustainability and affordable housing etc and in many aspects they go beyond those policies for instance in providing a biodiversity net gain The proposals present a well-designed bespoke development the form of which accords with the outline consent the approved design master plan and the specific requirements of both the parish council and your urban designers Ultimately our proposals meet and exceed the aspirations of all those involved with this site over the past six years and they are worthy of your office's recommendation for approval and I would kindly ask that you vote in favour of his recommendation As with Mark, I am more than pleased to answer any questions you may have during your deliberations Thank you very much Thank you very much for that, that's almost three minutes to the second so I really appreciate the timing on that one Members, are there any questions of clarity for either of the gentlemen? Councillor Hawkins, please Interestingly I picked up on the issue of the drainage and the proposal to raise the ground level when I was going through this application so what I want to ask you is this the condition that has now been discharged on drainage is that based on you raising the ground level on most of the site up to one metre to be able to give the clearance that's needed for the infiltration basins to work? Good afternoon chair Is it OK if I start, Councillor Hawkins? Yes, that's fine So is it possible, I wonder is it possible for the drainage sort of the simplified drainage strategy to be pulled up to identify some points of reference? Was that the document in the office's introduction? Is that the document you can see on your screen now? That's the one, thank you So I think in simple terms I just need to try and explain this graphically So the drainage strategy to our proposal consists of three important elements Ground raising is part of that So the drainage strategy is also to deal with obviously this was a full hospital site so a brownfield site and we've got capping layers to put in there to create a sort of clean garden area so there's actually a residential end-use requirement for us to raise gardens notwithstanding what we need to do about the drainage The drainage really is taking from what was there previously which as Gary has alluded to is largely impervious areas of roof hard-standing areas which are then being piped into soakways and uncontrolled soakways so flooding straight into the groundwater So the system now you've seen in front of you where what we've got here are extensive areas of permeable pavements which are then controlling water getting into the ground also pipe systems which act to storage and control basins which also then percolate the water into the ground below and provide storage Our system as Gary suggested in his commentary includes for not only the sort of peak 100 year rainfall intensity which is what we're required to do as a new development but also includes a 40% increase in climate change The system that was there previously when this was all covered by hospital buildings and our parking drives and all the rest of it didn't have any of those requirements in there So we've actually got within our design large areas of controlled storage and measured importration into the subsource below So to answer your question it's not just being driven by raising ground levels there's a whole site-wide strategy here that's been called into play So what we've looked to maybe just to clarify is that Mr Cote seems to make reference to these sump pumps being an absolute critical part of the previous drainage strategy Our discussions with the NHS and their facility managers have clarified that the service tunnels which are indicated in magenta on this plan Those sump pumps all they're doing is emptying water from those service tunnels are approximately two metres deep You can walk from one end to the other down the primary arterial route They've not been maintained They're leaking, they're redundant Those will in the best part when we build our development be redundant or be at the sump pump which is to the northern boundary of the Steinschool will still be in existence and still be utilised But what they're not doing, they're not lowering the groundwater locally It's a terrible strategy That's incidental as part of the facilities management of the hospital I think there's this urban myth that these sump pumps are protecting the environment and keeping the groundwater artificially low and preventing flooding They're basically a subservient system to the service tunnels that are exhibited across the site Our system will replace that but also retain that in part So it's a significant improvement on what was there previously So I don't know whether that's in a convoluted way as I answered your question, Councillor Hawkins Did you want to come back, councillor? Thank you for your answer I'm still not clear You still have to raise some parts of this site Is that correct? Absolutely, yes Okay And how much of the site are we talking about? Can you tell us which areas of the site please? Where we've got the balancing ponds we are raising levels across there but there's a wider requirement to raise levels for us to put a capping layer in above the existing made ground on ponds because this was obviously a former brownfield site so we've got to bring in material or generate material to install a capping layer across the site Thank you, Chair, I'll come back to this later Thank you My question is similar It's very useful we've got this diagram still up because I wanted to ask in which specific areas will the ground be raised and I've got a couple of other questions but if you'll give me I'll ask those after that question has been raised In other words, for example I hear what you say, you need to put a capping layer over the existing ground because it's a brownfield site and you might need to raise that up so what depth would that be having to raise the ground where the five attenuation ponds and the sixth large pond are in order to make them viably deep for the purpose they're intended and could you indicate where that is? So just in answer to your question in parts, yes we are raising ground levels to give us a basin of the attenuation, the importration basins to give us a sort of a clear at least a metre clearance below sort of above the ground water table in terms of a capping layer where we're required to raise levels to cap over my ground we're required to install a 600mm capping layer where you've got the attenuation ponds which is just south of the pumping station in the east, we're not raising ground levels there So in the immediate vicinity of the three attenuation ponds in the central green area how high are you having to raise the ground in that location? Approximately half a metre OK, thank you The next one is the sump pump which is to the south east corner of the diagram You said it will still be used but as others have pointed out it's outside the red line plant and I wanted to know what is your understanding about whose ownership that's in and who will maintain it? My understanding with that existing sump pump is that our understanding is that it's currently in the ownership of the NHS and they're maintaining their operatives It sits out of the land that Morris Homes will be acquiring and I would presume that whilst the NHS has still got buildings being retained there on our phase 2 parcel it will remain in existence at the point in which that phase 2 land becomes vacant at the site and the building has become demolished then there won't be a requirement for it because all of the service tunnels that sump pump drains will become redundant and will eventually be abandoned and demolished but in the interim while we're building our phase 1 parcel it will remain in existence for the duration that the NHS facilities are still there Thank you Thank you very much I don't think we have any further questions of clarity for either of our speakers so again we say thank you very much to both of you for addressing the committee and for answering the technical questions and we will move on to our next three local speakers or the three local members for full born We will start with councillor Graham Cohn As I appreciate he has work commitments so councillor Cohn if you're with us Thanks very much chair, thanks for allowing me to speak and I'll be brief Essentially I hope the committee support this application I think there's been lots of work done with the developers, the parish council, local residents the local members in trying to make this an application that is suitable for full born and something that is credible for our village I think it does take into account the village design guide and it's a bespoke development that's really taken into account design within full born as a village There's lots of other things that have come up during the consultation in terms of swift boxes brewing platforms, play areas the orchard and the community building those things I think have been taken into account in this development I think given that it's got 40% affordable housing I think this development really could be a good thing for full born so I hope the committee does support it it's got support of the parish council it's got support of itself as local member I think there has been lots of concerns about the drainage and the fact that we know this is an area that could flood given the surrounding area I think there has been a lot of work from the developers to rectify that situation and it is supported by the environment agency and there is, I think there needs to be suitable conditions in place to make sure that that is fulfilled obviously I'm not a drainage officer but I think that condition should make sure that that site isn't going to have an implication on the surrounding areas so in short I support the application and I hope the committee does as well Thanks for letting me speak chair No problem councillor, if you've got a few more minutes I'm just going to ask you to hold on in case there are any questions of clarity for yourself I don't see anyone so I think your comments are duly noted and we thank you very much for taking time out of your busy schedule to speak to us today Lovely, thank you, cheers Now I'll go to our next local member who's councillor John Williams I believe he's online John Thank you chair Good morning committee As you can see from the case officers report my concern has been the surface drainage for this development The report acknowledges that drainage is an issue given that we have a record of flooding in the roads to the east of the Idaarwin site namely Thomas Road and Roberts Way We must ensure that this development doesn't aggravate this problem contrary to our planning policies You have before you a proposed drainage system which as we've heard the developers assured us and me is better than that that was in place for the hospital and that this reserved matters has now been discharged As other speakers have said I'm not a hydrologist and therefore must rely on the experts to guide me and yourselves Nevertheless the development is taking place in two phases and I should ask that you consider instructing the applicant to review the working of the drainage system following completion of phase 1 and before the start of phase 2 and obviously the start of phase 2 involves the removal of the tiles and the pumps I should also ask that you ensure that the ownership of the pumps which are mentioned in the report are secured so they can continue to be maintained and that for as long as they are needed particularly the pump by the Steiner School as we can see is very important until the estate is completed and the new drainage system comes into use Otherwise I support the officer's recommendation of approval given that this development will bring much needed affordable housing to full-born but I would ask you to ask that you instruct the applicant to review the drainage to make sure that we are absolutely certain that the drainage system that is being put in place does the job and doesn't flood other homes around the site Thank you Thank you Councillor Williams If you wouldn't mind holding on in case there are any questions of clarification for the local member I'm looking around, no I think that was all clear thanks very much for your time as well this morning and with that we'll move on to the third local member who's with us in the room Councillor Daunton if you'd like to come forward to the mic please might need to tap in, there you go so as usual three minutes and then if you wouldn't mind holding on for any questions of clarification or we may be having a microphone issue here Any more success? I think you know the rules, three minutes and then hold on for any questions of clarity Whenever you're ready please Thank you, I want to support this application The development provides 40% affordable housing which full-born needs some of which I have already raised at an earlier stage three points, cycle and bin storage outdoor space for affordable housing and overall design first point, the development meets current local plan obligations for cycle storage however this does appear to be under provision for the affordable homes which do not have external storage to provide additional capacity this won't further our aims on active travel full-born is at easy cycling distance and then we'll have to go to employment centres capital park, Peterhouse Technology Park the proposed Cambridge International Technology Park Adam Brooks, the biomedical campus and the city centre even with just one bike space per bedroom the bike stores for plots 50 to 55 those are the on your plans winter, may, grass, may and will side house styles make it impossible for the easy removal of the two end bikes if the central racks are occupied and there is no basis still evident it should also be noted that both have been in cycle stores for the community building in the apartments building plots 40 to 45 have no roof protection previously the bin storage for the affordable homes had individual wheelie bins for each home but because the stores were too small the bins were so tightly packed that somewhat have been very difficult to access the developers tried to deal with this without increasing the size of the storage building and larger shared bins because of the size of the bins it's now not possible for residents to move them into place for collection understand that some kind of management agent will be responsible for taking out the bins each week but the loss of just a few dwellings would enable property size stores and allow for increase in cycle parking second point most affordable homes are provided as flats or masonettes most without gardens even for ground floor flats and no balconies of first floor properties the affordable homes will mostly be reliant on tumble dryers for drying washing but a recent report found that one of the main sources of microfibers into the air was from tumble dryers and these will be the people most unable to afford to buy and run such high energy appliances this is a tightly drawn development where dwellings are clustered together on a larger site third point the Philbourne Village Design Guide pages 14 and 15 advocates good contemporary design of elegant simplicity which should reflect the diversity of the village what is presented here is very loosely based on an interpretation of two styles Jordan and Victorian there are also still houses with meter boxes on the front elevations contrary to Village Design Guide recommendations I draw these points to the attention of the committee since the Village Design Guide project has been sponsored and promoted by Southcams thank you thank you very much members any questions hold on Claire any questions of clarity councillor Hawkins please and then councillor Heather Williams thank you chair I just want to pick up on the point you made about the bin storage can I refers to paragraph 251 on page 83 of our papers I remember marking that thinking to myself how will the management company get people to come and pull the bins out for collection is that have you seen this work elsewhere I mean what exactly is your concern about it I am concerned but I just want to understand what your concern is my concern is that the space is still too tight and do you think this thing will work that the management company will send someone out every whatever it is to pull the bins out well that was my concern that it would be dependent on a management agent and I wondered how that would actually work in practice thank you thank you councillor Heather Williams thank you chair perhaps if the bin storage is of a particular concern or if it will debate it would you be agreeable if there were some sort of conditions on bin storage perhaps that's my first question secondly this one's probably more for officers I don't think we can take use of tumble dryers as a material planning consideration I'm having shakes of heads so I'm afraid I'll have to glaze over that the other issue you raised was around design and the village design statement that's a balance of material but obviously the parish council fill the opposite to yourself that it does fit in with the character is it just the fact that it's only two styles whereabouts in the actual if you're asking us to object to this what would be the material parts of the design guide that you feel it's in conflict with thank you chair my copy of the village design guide which I have here so in one point and the village design use your mic please I'm trying to find the exact the village design guide refers to simplicity sorry chair I can't find it now yes here we are 10.12 building should not be a repetitive and provide variety of building types and design with coherent scale massing in elegant simplicity in detail and that's on page 15 and on page 14 is mentioned contemporary design for new developments contemporary design is what is promoted or advised and my point here is that the styles are copying Victorian and Georgian styles and not contemporary styles you want to come back so to be clear the reason for refusal for yourself would be that there's it's two historical styles but it also said about simplicity and you said about there needs to be more variations from what we've seen there are three different areas in the site for 200 houses and also there's lots of sub variations within that how much more do you think there needs to be how many more variations because we've seen about probably about 10 I'd have to add them up but it should be then if 10 or plus isn't sufficient I think my main point is that I would say that those are copying earlier styles rather than the elegant simplicity of a contemporary design so to clarify it's not that there isn't enough variation it's the type of style ok that's different from the original thank you thank you and a question for councillor Bradlin thank you I'm going to come back to the refuse storage and I just want to understand because I'm sure you understand it more clearly than I do as I understand it the designs that the amount of space allocated for bin storage in your view has caused them to be required to change what would normally be the arrangement in other words in normal developments you'd have each house responsible for its green, black and blue bin and because the space that's been allocated is not sufficient they are presumably indicating a communal bigger size of bin which a management company is going to pull out do you have the feeling that if the bin storage area was made larger it would be more possible for people to manage their own bins because like other members here I think it's deeply dubious as to whether a management company will come out it says should the managing agent put the bins out the night before the collection you think about this in your own arrangement a paved area will need to be provided for the bins however if the bins are put out at 6am in the morning of the collection day this is not required so somehow they're going to sit out in the middle of the road until the bin man comes around I mean is it your impression that there might be enough room within the site if they just configured it differently yes thank you for your elegant simplicity of your answer might I come back on that briefly yes I think my main point is as I said that it is a little too tightly packed and if it were less tightly packed there would be the requirement for managing agent thank you very much I think those are all the questions for you councillor so thank you for your time okay members that's the end of our public speakers so we have two options now we can either move straight to the debate or we can have a brief 10 minute recess if anyone fancies we've been going for an hour and a half just want to take a quick straw poll if anybody does anybody want to break now are they happy to continue okay we'll carry on then members moving into the debate now obviously we do also have an opportunity to ask any questions of clarity of either the case officer or we do have a drainage officer with us as well if there's any specific questions that a drainage officer can help with so I'm going to start with councillor Heather Williams please thank you can I just get clarification first from officers about we've got this issue with the bins and obviously we have been recommended approval so this would be something that the officers have looked at so can we have a bit more view from officers as to where that is in the planning balance for them because it does seem a minor bit in the balancing of all of this but if perhaps some sort of conditioning could work to alleviate concerns I think it answer that one I will point out I see there's a condition 11 which does relate to waste collection yeah that's why I'm asking do we think that's sufficient to cover if I just could ask the second one as well which is about how the comments around the design guide because obviously it's been felt in balance it's supportive we've heard one section of it by Councillor Daunton that it might be in conflict due to contemporary styles so just if officers who are probably know it off by heart by now could say about the design guide as a whole and the issues that sure who wants to take that Dean or I see Treveen's appeared yeah I'll probably let Treveen jump in on the design grounds I was just going to answer the question regarding waste or refuse plans first which was raised obviously as the chair you have indicated that condition 11 is recommended to secure details and management of the refuse across the site I would just like to remind members that condition 14 has been discharged which secured bin and cycle store details this was carried out in consultation with the waste department and they were happy with the bin storage and they are satisfied that there is sufficient capacity of bins provided and the arrangements including pool distances and bin collection points are all secured and they are happy with these arrangements so I just wanted to answer that first, I'll let Treveen jump in to answer the comment regarding design, thanks Thanks Dean, good morning members my comment with regard to contemporary design and what stated in the village design statement is simply the definition of contemporary and contemporary means of its time and the scheme that's before members today is a scheme that is drawing from kind of the features as shown by Dean in his presentation the features that are found in full born village and trying to adapt the house types of Morris homes to respond to the characteristics that are found in full born it is in no way a Victorian house or in no way a Georgian house but it's interpreting some of those historic features that are found in full born in this development so in the true sense contemporary means of its time and this could be seen that way the other point I think to say is also the consultation exercise that we conducted at pre-app stage and the opportunity to discuss the future of what the future style of this place would be like and we carried quite an open consultation process through which we have got feedback from the parish council that they wanted to go with this form of approach and that's the way that's the direction that we when taking on board some of the views coming in from the village thank you Thank you for that I believe Councillor Williams you wish to come back on those points Chair I was just going to give my view for the debate if that's okay so given the condition that's in here in regards to waste and given that the other conditions have already been discharged and that our operatives are happy with what's being provided I don't feel it would be reasonable to look at that as a grounds for refuse or given technical offices that probably know much more about emptying bins and what have you than us and if they have to go out the night before that's no different to what any of us do I think to be quite honest in relation to it as a principle and the design I have some agreements with the parish council because when I was looking through it personally I thought how nice that we've actually got three different sort of styles with its 200 houses all development really in the grand scheme what we've seen for me I've really liked the fact that it's got character I've seen so many things here where I've thought it's just standardised blocks and it gets said it's urban or it's contemporary and these words are used to give alternative whereas actually for me maybe it's my degrees in law and history perhaps I'm nostalgic I've really liked particularly the sort of arches and the windows you know it's got something about it and also I think it does reflect many areas of Forbwn you've got more modern areas but one thing that's always struck me by the village of Forbwn is its green spaces in its settlements it is an area that has seen development but managed to maintain those little patches of green in places and that communal green area and I think to have that at the centre the way it's been done and I agree with the way the road has moved so it's not cutting through I have to say for myself very much in line with the feeling of Forbwn so I will be I will be supporting it in line with supporting the parish council Thank you very much for those comments The council of Hawkins please Thank you very much chair two things if I may but first of all just to say well done to Dean found the report quite exhaustive and easy to read and good work can we bring up if you don't mind please Dean the picture showing the distribution of the affordable housing please if you could Dean whilst he's doing that it's just I so the top left seems to have a lot as you can see there's a lot of yellow at the top towards the western side and there's hardly any sorry Dean can you remind us of the colour please what does yellow mean yeah so the yellow represents the affordable units which we affordable rent and the red shows shed ownership so that is the distribution which has been consulted with the affordable housing team and they are happy with that split and the distribution sorry I'll let you finish I know they say they're happy with it it just seemed to me when I initially looked at it I thought there is a bit missing at the bottom western end but yeah that I just wanted to point that out but I didn't think that that was the best distribution however it's still a good distribution the other issue that actually concerns me is paragraph 116 on page 58 where it talks about some degree of conflict with the village design guide in that some of the buildings will not sit below the crown of the trees and it also further on when I read about having to raise the land at some points raised an alarm in that if we're raising the ground already and this isn't sitting below the crown of the trees then what sort of height difference are we looking at how much does it stand out it might be in material plan in terms that it's a minor conflict but that point isn't clear to me yet and I'll just add some clarification on that otherwise yes it is a good plan I'd love to see it when it's done Thank you, is there any clarification on Councillor Hawkins' point from either Dean or the flooding officer? Yeah I'll go first in terms of the heights of the buildings some of the apartments were actually three stories high as originally proposed and we had a discussion with the developer and it was agreed to lower those heights which would actually also reduce the visual impact of those buildings to two and a half stories are reports probably not quite as clear in that respect in that the apartment blocks I was referring to they actually have a two and a half story element but they actually step down into one and a half story element so they're not completely two and a half stories in total and it has been confirmed that those heights will be in line with the crown of the trees and they wouldn't actually appear above them in terms of the raising of ground levels I might ask Mark just to clarify on the raising of ground levels is my understanding that the raising of ground levels would just be around the proposed ponds area but I'll just see if Mark can clarify that if he's still here Is that Mark Gatehouse who spoke previously? Yes If he's able to clarify for the committee? Idein, so you're correct we don't want to get carried away that we're raising ground levels across the entire site that isn't the case we're raising obviously to achieve the surface water headroom above the groundwater table but when I'm talking about raising ground levels I'm talking about putting in a capillary garden so you've got clean material in rear gardens I don't want the committee to have these visions that we're coming on with huge amounts of earth and raising the whole thing that really isn't the case so when I'm talking about raising ground levels not raising the units, we're raising the earth around the gardens to generate a capillary so you've got clean gardens for the residential end-use which is a building regulation requirement Is that clarified Councillor Hawkins? No it doesn't, sorry, maybe I've been thick today so when the building is built are you telling me that the reach height will be at or around the level of the crown of the trees including whatever raising of ground that you need to do? Correct, I believe in certain places the reach heights of some of the apartment units which are two and a half storey will be at the crown of the trees but most of the units will be significantly lower than the crown of the trees and that will also be after any ground raising is required for drainage and remediation Thank you chair, clear now Thank you very much Next we have Councillor Bradlin please Thank you chair I'm going to come back to drainage because we've got an engineer here so why not use them I would like clarification of the issue that was raised early on in the report at paragraph 32 the environment agency raised the matter of the necessity for a minimum of 1.2mm clearance between the base of any infiltration sustainable drainage system and peak seasonal groundwater and then later on on the 25th of August they said ultimately the 1.2 clearance is not a statutory requirement so that seemed to be saying one thing on one hand and then changing their mind on the other but in addition at paragraph 213 on page 76 there was all the business about the pumps and I know we've been told that the concerns that were originally raised have now been resolved to the satisfaction of the lead local flood authority I would like to know so I want some address of that EA comment I want some address on the tunnels that are already there and I also want to concentrate as would happen in times of heavy rainfall on that very eastern attenuation pond next to Robertsway and Thomas Road who know they have already a history of flooding and I want to be absolutely sure that that attenuation pond at the very eastern end of the site what is the arrangement if that becomes very full where does the water go from there does it go out through the pump near the Steiner school does it go to a ditch where the water is already high and I take us back as a planning authority to the Christmas Eve 2020 when the water table was already very high all over the county and we had very heavy rain on 24th or 25th of December and places flooded and I want to know what would happen under those circumstances to the properties in Thomas on the road and sorry in that area so that's fine I think there's three points to address there please Dean or equally the drainage engineer so we have some clarity around the environment agencies comments and then retraction of comments some clarity on the tunnels and then some clarity on the eastern attenuation basin please I'll take the question regarding the EA's comments so the EA had originally requested 1.2 meter clearance between basin level and the groundwater however their main concern was the potential of groundwater becoming contaminated and had actually overlooked that conditions 21 and 25 of the outline permission required these details to be submitted prior to commencement which the developer will have to demonstrate at a later stage under a separate discharge condition application so after discussions with the EA they withdrew that comment regarding the 1.2 meter clearance level and it's my understanding that that will be dealt with under a separate application I will let Mark explain the answer to the other two questions regarding the drainage of the eastern ponds if that's okay Mark thank you Dean. Chair is it possible to pull up the cross section that Dean had in his planning pack that showed the ponds I'll get that up so just to answer the counciller's concerns if I can just reset the scene when this site was the hospital facility the large buildings large areas of heart standing all of the drainage was directed via pipes into the socaways which sat in the groundwater and so therefore you had uncontrolled rainwater flows going straight into the socaways and straight into the local groundwater and I understand that there have been local and historical flooding events as a result of that because you've got uncontrolled large areas of catchment being directed straight into existing groundwater what our system does and I think the proposed section at the top there again helps to demonstrate against the sort of scale really against the sort of tree landscape as well could you explain what that section shows sorry to interrupt you but could you just describe where that section is thank you I don't know whether you've got the plan which shows where that section was taken through it's essentially this cuts through the central green heart of the site areas of the road and housing through the middle of the site but is it north south north south so this is where the attenuation ponds are correct yes that central area and this is the bit where racing ground levels you can see on that top section the red line which shows existing ground level on that left hand side where the housing and carriage way are raising ground levels to make sense of the infiltration pond to make that shape but actually on the right hand side we're not raising ground levels significantly to make the attenuation pond work but we are raising ground levels to make the capping layer work if that kind of makes sense so what you had previously was all this rainwater firing onto roofs into the groundwater in an uncontrolled manner or I would suspect that at some point in intense rainfall the wider groundwater to become saturated I understand has been historic flooding in the adjacent development what we now have with our scheme is all of that rainwater both infiltrating through permeable layers and going straight into the ground in much wider areas but importantly everything goes onto a roof and onto carriage way is captured into a piped system which obviously has got its own storage by virtue as you've got a pipe and you've got manholes directed into the infiltration basins where in low levels of rainfall the rain just simply enters those basins and infiltrates through into existing groundwater albeit at a metre above existing groundwater table and an intense rainfall those basins actually act as storage so if you take the consideration of if you've got a bath and you've got a shower which is pouring into the bath at low falls, at low rates all of that bath goes down the plughole if you turn the power up and you've got lots of water coming up the shower head and it can't get down the plughole the shower eventually percolates away and that's what you've got here is a very much a controlled surface water system to answer your concerns about future flooding the system that we've designed that we'll be delivering not only has adequate volumetric storage for the 100-year storm event which is quite an intense rainfall but also an additional 40% storage requirement to cover future climate change now none of those requirements featured as part of the previous development and obviously aren't in place currently what you have at the moment is part of the site or three-quarters of the site which has been demolished and the only thing that is actually on site which is still removing small degrees of water is the service trenches which are then served by that sump pump now we're keeping all of that sump pump and those trenches on that final third of the development in place whilst the NHS facility is still there because it's important that that is still there because it drains their service trenches that sump pump isn't part of a site-wide surface water drainage strategy for us and it wasn't part of a surface water control system on the NHS, all it is there doing is draining 2m deep trenches which are full of gas pipes electric cables, water pipes and the like and are 2m deep so that the operatives could walk through those tunnels and carry out maintenance repairs on that infrastructure without having to do it I think we've probably enough for the moment for the time being I've actually just been reminded of course Mr Gatehouse a drainage engineer for the applicants not our drainage engineer so I think it would be more appropriate if we could hear from the council's drainage engineer please Mr Harry Pickford Mr Pickford are you online? Yes I can see and hear you please sorry for rehashing everything but if you could give us the council's view on the question around attenuation basin please I'm hearing from the applicants, thank you Could I clarify the attenuation basin it was useful to go back through that again but the attenuation basin I'm concerned about is the one right on the east of the property next to Robert's Way and Thomas Road I take the point about these but it's the one right at the east of us yes exactly that one I'm concerned about sorry to clarify I know the site I used to work at Capital Park and I have walked across this site when it was occupied by the NHS frequently I know the number of buildings that were there and the likely change that is going to cause in recharging to the groundwater when all of these houses are built out so I can understand the relative development of the site as it were currently and then so I just want an explanation of how this system is going to cope with the intensification of development on the site compared to what it is now because a lot of the site currently although yes it did have buildings on it and it did have parking on it there was actually also large expanses of green space so I want to understand the difference, thank you I think it's important to point out that the applicant has provided quite a lot of hydraulic modelling that's kind of used to size up these systems and it's kind of been demonstrated that they've designed these systems to accommodate the 100 year plus 40% climate change storm so they are providing sort of ample capacity within these basins to hold what is quite an intense storm and obviously being the 100 year it's a lifetime of the development we can't ask that there is additional capacity provided within the system in terms of water intensity I guess one way to look at it is that the water that's falling on the site is infiltrating as it is yes they are providing basins to accommodate and hold the water to infiltrates but there will be no increased volume of infiltration across the site as it is continuing to infiltrate so there will be no increased levels of rainfall expected if that makes sense Sorry Members I'm sure will remember that in the last five years we have had quite close to one in 100 year events several times and I'm just really concerned that yes I'm not suggesting that well actually yes I am suggesting that there might be an increase in rainfall not in totality but in intensity and we know don't we that this happens often during the summer when the ground is hard it's effective to water and when we have heavy sudden intense rainstorms in the summer that's when we're at risk we did have the event in December 2020 which was when the ground was already sudden and I just would really appreciate your view on whether you think this is modelled to cope with these intense summer rainstorms and I do want somebody to think about the people on this road because what happens to the water in that very eastern infiltration pond if it over tops does it go into does it go into those two roads or does it get pumped somewhere else or what happens to it you know if there's not enough if there's not enough capacity to cope with the water that will naturally drain into that lowest pond where does it go Yes to address the winter differences that the modelling does they look out the summer and winter storm scenarios and that plays into what the ground conditions are and run of coefficients for the ground so it does accommodate that sort of difference in the rainfall events in terms of addressing the increased rainfall that is expected it's kind of a set parameter within the modelling systems and the 40% climate change is designed as that contingency to accommodate that increased rainfall over the course of the next 100 years so that's kind of how the modelling is kind of carried out and you know they've designed these attenuation basins to accommodate that maximum volume expected from the employer of the site and in that sense the modelling that we can ask for they are expecting that basin not to over top with the rates that will be measured for the infiltration Okay, thank you for that clarification Four more speakers, members, councillors Wilson, Roberts, Caern and Richard Williams Councillor Wilson please Thank you chair My questions have been thoroughly answered by Councillor Bradman's questions I was wondering about the 100 year event living in a village where the 100 year event happened a couple of times over the last year My other question is relates to a point raised by Councillor Daunton about people living in flats with no balconies and how they dry their washing having been involved in a number of case work cases where people have black mould in their homes and I'm wondering what the provision will be in those apartments if people don't have tumble dryers for drying washing that this is a perennial problem and I know that quite often it's trying to dry washing in a closed space with no outside facility what provision there will be Also I would like some sort of explanation about what the amenity space is for those apartments that don't have outside balconies or gardens Thank you I think it has been reminded that specifically conditions around tumble drying aren't material so we can't base our decision on that but if we can have a comment from the case officer hopefully on drawing arrangements for the apartments that are not on ground floor Can you hear me? Each of the apartment blocks no balconies have been provided this was a design approach which an design officer discussed with developer during pre-application stage Treveen might be able to explain that in more detail but I think it was because balconies weren't considered to be a prevalent feature within Fallbourne despite that each of the apartment blocks have outside amenity areas provided which in accordance with the standard set-out in the SPD so in terms of outdoor space for each of the apartment blocks there is sufficient provision of outdoor amenity space provided Treveen, did you want to add anything regarding balconies? You are on mute Treveen Thank you I just wanted to make the point that where flats have been located in the development is around areas where there is lots of wider amenity provision be it amenity directly related to the apartment as well as large amounts of open space as walkways or through routes and so there was ample of space and relief for people within the blocks to kind of move out and so that was the rationale for not providing balconies Did you want to come back councillor, is that clear? I'm just wondering whether that public community space is a suitable place for people to hang out washing Yeah, I suppose not Good question Treveen, are you popping back? Obviously not is the answer and so the drying will have to be accommodated within the apartment block in itself and that's down to the space standards of blocks that has been set out nationally I accept that as the answer but I'm not particularly happy that that's the solution for the people living in those accommodation I know that especially if they're families with small children in those flats then that's going to be a difficult problem but I accept that that's the answer Thank you, and I believe we have the interjection for Mr Readied Mr Gathers, can I request that you do not put any comments on chat? That is not the purpose of chat and it is completely out of order Thanks, and on a practical scale the majority is not going to read it Moving on, councillor Roberts, please Thank you very much, chairman The talk of the washing brings me back because I'm so damned old now that I remember my grandmothers and they're back to back houses with their back lane at the back of them with everybody with the washing out down the back lane and the kids still racing around and playing all sorts of games The council house had a line in the kitchen, a wooden line which had the thing that you pulled I think washing has always been a bit of a problem but we women usually get over it somewhere or other However, in the main I think that the time that this has taken has been well spent and I think we are so often in this committee that we come to us this sort of size and we say, well, it's okay but it's got a long way to go and I think in this case we haven't got that argument to use I think it's commendable that everybody seems to have put their heads into this and tried to work hard obviously including our own officers but the developers, the parish council all these different groups and that is a refreshing change that people have worked so well together I'm quite happy with the design I think our officers explanation of modernity and character is right and I think in general, I think it will look nice I think there's some nice designs there it certainly isn't a development where they've just literally taken that thing off the top row and worked to that so they really have put some effort in so I think it's a good one if some bits and bats but it appears that the refuse has been sorted out to our departments hope and that they're quite happy with it so I think it's a good scheme and let's watch as councillor Tim Hawkins said I think we'll all look forward to seeing it in the future Great, thank you councillor Graham, you ought to come back is this on a specific point, we do have other speakers? Yes, sorry I just wanted to pick up the point that local member councillor Williams made councillor John Williams which was he recommended a condition or that we made sure that given that our concerns about the drainage that the applicant was asked to review after the completion of phase 1 and before the start of phase 2 whether the drainage was actually working as was intended and also that the ownership of pumps be secured so that they continue to be maintained especially the one by the Steiner school so can I ask that we I'm not sure where the decision will go but can I ask that we put that into our any approval if we do approve this that we put in that condition? I did actually ask that as we're going through the debate and I believe we can't condition a review of the drainage after phase 1 but we can include it as an informative on the second point I haven't had any advice on that yet I don't know if officers can assist on that front and again we can include an informative regarding the ownership Sorry and the other one was we need to secure the maintenance sorry the ongoing management plan and that management association recognises in words of one syllable its responsibility towards the drainage infrastructure for the site and that that should then be maintained in perpetuity either by the management company itself or by delegation to you know numbers of house users or whatever how they're going to do it but we do need to maintain the ongoing responsibility for maintenance of drainage infrastructure Okay I don't know if Dean if you can comment on that I don't know if this is already included in either a condition in the reserve matters or in the outline Yeah thanks Chair Condition 19 secures the management and maintenance of the drainage strategy approved so that will be covered under Condition 19 of the outline commission and those details will be submitted prior to your occupation I believe Okay so but the reason I'm battling on about this is because sometimes when the developer has an understanding of their responsibility but sometimes that responsibility is not explicitly explained to the management company and I would just like to make sure we're absolutely sure that the management company knows that they're responsible for that Thank you Yeah Dean can you just clarify? Yeah yeah there'll be sufficient details submitted and all parties involved will be agreed on the management maintenance of the strategy Okay and going back to the issue of the informatives obviously when we finish the debate I'll obviously ask the committee if they wish to include that before we make go to the recommendation Moving on then we have Councillor Cahn who's joining us online Councillor Cahn Simply I come back to the drainage that's the one issue that affects everybody and concerns me there are two points which I still have not totally cleared off and I would like to have some clarity on is the comment that the level of the pipes leading into the attenuation ponds was actually below the level of the ponds which would be very difficult to see how they would effectively evacuate now maybe that's a misunderstanding maybe that's not accurate or there's a typo somewhere but I wonder if you could confirm to me that they would actually evacuate in and the second issue that I'm concerned about is the raising of the land around the actual generally in the lower areas you're talking about I wanted to have a bit more information about what the actual ground conditions are are these gravels which then discharge underneath to permeable chalk or is it clay lying there impermeable and will the raised land be impermeable or permeable if you're leaving it as as porous land you may find that you're just passing the racing put it sending the stuff straight to the ground water and maybe causing problems in the lowest parts of the site I would like a bit of clarity on that if it's impermeable will then the surface water on the surface from the land go straight into the attenuation ponds I have to obviously accept the comments of the drainage office that they think it will work but I'd like some explanation exactly how that would work ok, I'm not sure who wants to tackle that Dean or perhaps Harry I'll let Harry answer that one that's alright so in terms of the levels of the pipes they will drain positively into the basins the system is designed to do so I guess wouldn't make sense to have a basin which is shallower than the pipes that are taking it taking the water into it so that is it will drain by gravity into the basins and I think the thing that shows that is obviously you've got quite a few basins across the site and the reason for that is because there's kind of limited falls so it's being split up into quite a few sub-catchments to assist with allowing that to drain by gravity in terms of ground conditions I'm not sure whether Mark Gatehouse has kind of the direct information I'm not sure what the ground conditions are off the top of my head existing because they've done infiltration testing which confirms the permeability of the ground but I'm not sure what the ground conditions existing are off the top of my head and I'm not sure what will be going in if you can't I don't know if Dean you can confirm that I'd rather an officer respond it rather than the applicant I can't confirm that the underground rock which council council is referring to is chalk so it is a permeable rock to allow water to infiltrate and percolate away from the site underneath so that's it's a permeable rock which would allow water to run run through so I believe that was the main point of the question so that would work in that instance I also want to know whether the raised ground would be impermeable or permeable and how that would affect it I'm not sure Dean you might be able to correct me I'm not sure whether you've actually been provided with that what the sort of made up ground would be at this point I mean obviously with it being an infiltration design it would be expected that will be a permeable permeable layer I'm not sure whether this might be a better one for Mark if it's okay if he is able to answer Is that okay chair to ask Mark If you can answer very succinctly yes Mark if you could jump in please Hi there chair Firstly apologies for my comments in the chat I thought that was helpful so apologies for that I'll move on So very quickly our intention is to recycle material on site we don't want to be taking material away from site existing ground level existing ground conditions are permeable so you've got obviously chalk material there in the larger open space areas will be utilising that material and that will be utilised so natural materials being used to raise ground levels where we need to raise ground levels where the ponds are in rear gardens obviously will be raising ground levels we need to put an permeable capping layer in there above the main ground where there's main ground areas where there's natural ground natural ground that's been ported so there is a bit of a mixed bag what you won't have is creating a scenario where you've got large imperious areas of clay material creating surface water runoff I think that was one of the councillors concerns I don't know if that answers your questions Okay well for me it does councillor Carney is that satisfactory Yes fine that's that's what I wanted to find out Thank you very much you're free Okay final speaker we have councillor Richard Williams Thank you Thank you Jay I'll keep it very brief and just to say I think this has been a really good debate I think the officers papers put together really well the presentation has been excellent I did have a number of questions that other members have raised they've all been answered to my satisfaction and again I would commend the officers who I think have dealt with all the questions extremely well and certainly to my satisfaction so I've not heard any reasons to not accept the officers recommendations and I will plan to do so when we come to vote Thank you very much or members those are all the another interjection for Mr Reid please Sorry chair I've got a question chair I've just looked at the 106 agreement under the outline scheme and at this stage I cannot see the fallback provision that in the event that the management company failed to deal with ongoing maintenance and management of the what I'll call the pond areas that in fact the that there is a fallback whereby the liability would pass to the individual residents as we've seen on a number of key developments so if members are minded to prove this application I would recommend chair that it's subject to delegated authority for me to verify whether in fact the 106 agreement should be amended to cover the fallback position we've seen the importance of this for example in relation to the development the other development in full gone where the developer refused to provide certainty as to long term maintenance of those key areas and although the appellant won every ground of the appeal the inspector dismissed the appeal because of the uncertainty as long term management so I would ask for delegated authority to verify that like reading of the 106 needs to be improved to deal with that chair one second I thought the responsibility that's really helpful from Mr Read but it's just coming back into my brain didn't it say the applicant say that the responsibility for the attenuation ponds would fall to Anglian water at some point in I'm sure somewhere I wrote down the responsibility will fall to Anglian water and I thought oh good because actually what they've done is recognise that it's complicated and it needs to be maybe these two things can go alongside each other I'm not disagreeing with Mr Read but I did think that at some point the applicant said that it should fall to Anglian water and I now can't find it in my notes so I apologize okay Mr Read chair I would still ask for delegated authority because even if those ponds were to go to Anglian water there is sufficient open space where we need the certainty of ensuring that if the management if the parish council didn't take a transfer of those open space areas and it went across to management company that if the management company was not to look after those areas always to be folded because the residents didn't want to pay their management charge that in fact the liability would pass to the residents because that would be in effect the guarantee to ensure that those areas of open space irrespective of the ponds were properly looked after the areas are of such significance on this development that that to me is a key consideration okay thank you I was just going to say in a bid to try and move along that perhaps we just changed the recommendation to say subject to investigations into the 106 but make it clear that if officers find that they've covered it or they're able to we give them authority to negotiate it and sort that bit out that it doesn't have to come back to us chair obviously if everyone goes to war with each other and they don't sort it out we don't have to come back absolutely okay members so we've had that recommendation from the legal officer to include that condition members are we content to include that yes good and we also had a request earlier in the meeting to include an informative on the applicant to review the drainage scheme after phase one is complete before they begin phase two again is everyone content that we include that informative great okay well we come to the recommendation and which is on page 86 which is to recommend approval subject to the condition we've just we've just agreed upon where we delegate the legal officer to investigate the section one is six responsibilities members I haven't heard anyone say they were planning on voting against so can I take this recommendation as amended by affirmation agreed does anyone wish to vote against abstain no so that application is approved thank you very much members we're getting dangerously close to lunch how does everyone feel about taking their lunch break now and coming back after lunch okay so if I give us 40 minutes we can come back everyone in their chair is ready to start again at 1pm okay thank you thank you very much and welcome back everyone in the room and on line to this meeting of south camps district council's planning committee we on the agenda are now up to item seven which is an application land northwest of seven primrose walk little grenzen is an outline application for the erection of a single self-build dwelling the reason it's before us today is because the district council are the applicant so it's for reasons of transparency and also because we have an objection to it from the local parish council the presenting officer is Mary Collins I'm hoping is online and is able to join us do we have you Mary is she online Erin Mary are you with us bear with me chair and I'll try and get hold of her for you thanks yes okay we'll give Mary a minute to try and rejoin if not we may have to come back to this item I'm afraid members if we don't have the presenting officer if everyone on line could bear with we're just trying to get hold of the case officer for this application apologies everyone Mary is having some difficulties with connection but she should be with us imminently thank you Lawrence yes I'm here now sorry about that Mary welcome back no problem that's fine it happens to all of us Mary we've just introduced the item and we're hoping you'll be able to let us know of any updates and then introduce the item please if you could the only updates was I believe the councillors have been sent the what little grandston parish council are going to present to you later on sort of in a written form so this is on my end the document we've received is back up in case little grandston parish council can't send a representative I'm hoping they will be with us but if not I will provide that document to you thank you brilliant thank you very much for letting us know great thank you Mary right okay I'll just share my screen and then we can start can everyone see that we can yes right okay I'll start in that case the proposed development site lies within the development framework on the southern western side of primrose walk to the north west and immediately adjacent to an existing number seven primrose walk the as I say it lies within the development framework so here you can see where the framework ends and where the actual site is just in here so primrose walk is off of primrose hill and is characterised by bungalows and two story houses there is built development opposite the application site which currently extends marginally further along this side of the road the site would also extend up to the village limits on the southern western side and would result in built development on either side of the road up to the edge of the village so I may need to just go back so yeah so it would be filling this gap right to the edge of the village there the piece of land is currently grassland and with shrub and trees the perimeter particular access would be from the existing hard core track which leads to serve the existing dwellings and this this road is within the ownership of south Cambridgeshire district council there is a public footpath number two which also forms part of the goes alongside this access road along the stretch and then it goes out towards Great Grandston I think it's Great Grandston the application seeks outline permission for the erection of a sorry this is just another picture just showing the access track and the application site so the applicant seeks outline permission for the erection a single story a single self-build dwelling with all matters reserved south Cambridgeshire district council is a right to build vanguard authority James to support people to design and build their own homes a potentially a lower cost than buying an existing property so that's part of the application so this is where it would be located this is just indicative only because as I say it's an outline application we haven't got any other details at the moment it's just the principle we'll be looking at this indicates the potential scale for the property so as I mentioned layout is a reserved matter however the sighting of the proposed dwelling is indicatively shown and indicates that there is sufficient room on the application site with the sighting of a dwelling and garage height to the proposed dwelling is not known at this outline stage therefore a similar height dwelling is considered appropriate this will be subject to the reserve matters application in this particular stretch of street there is a mixture of styles in the surrounding neighbouring properties there's no single architectural style and as I say we haven't got a specific designer for the the dwelling at the moment given the location of the dwelling we don't consider it would have a significant adverse impact on the heritage of the landscape but this would again be an assessment for the reserve matters stage the proposed dwelling so I'll just go back to some of these other drawings one second Mary I think we've got a request from councillor Roberts to go back to our previous slide councillor Roberts sorry Mary there's a photograph that we keep seeing very briefly but it's of the road I think it's before this one the one before this one that one please yes because there's obviously can we go back again there's comments about from the parish council about the the accessibility can we go back again just one previous please Mary for your primrose walk no no keep going and then the one after photograph one back please stop there we go yes so this photograph is showing existing access which serves the dwellings already there and this here is the application site so in terms of exciting it would be alongside number seven primrose walk which is here which is a bungalow the indicative position shows an insect in the boundary of this property and it would be approximately the same depth this adjacent bungalow and aligned in a similar fashion so giving this orientation was satisfied that the directionless dwelling would be detrimental to the amenities of this adjacent occupier by way of overbearing, oversharing or loss of light the main issues raised by the parish council is flood risk and drainage there is concern that the development would exacerbate existing drainage issues in the village particularly as primrose hill primrose walk are on higher ground to where the regular flooding occurs and the parish council are concerned that run of water from these more recent development areas would end up flowing down to the villages old areas at lower levels a little grounds in those the site is situated on the green sand formation drainage offices are satisfied that they can make an assumption that the infiltration coefficient would be good enough to permit infiltration subject to BRE365 testing and detailed design of the drainage can be obtained by way of condition and we have recommended that condition is attached so yes the principle of sustainable drainage is considered acceptable in this location subject to compliance with the proposed drainage conditions it would be in accordance with policy the proposed condition is a pre-commencement condition which would need to be satisfied prior to any work on the development commencing so this would ensure that the site is drained without causing flooding issues inside or outside of the application site and so because of this condition any issues auto-management flood risk would be addressed to the satisfaction that the drainage team before this condition could be discharged then if acceptable the drainage scheme must be implemented in accordance with the approved details so subject to that condition officers consider that the application meets the local planning policy and we're recommending that planning permission is granted subject to conditions so that's my presentation thank you chair thank you very much Mary appreciate the detail and you indulging us flicking through the presentation if you could stay on the line I'm sure there will be some questions of clarity for yourself during the debate but we're going to move to the public speakers now and I believe we have two speakers representing the applicant Clara Cabello and Darren Heffa are either of you there Mary could you stop sharing please thank you Darren Heffa speaking I hope that you can see me we can we can also see the Clark of the PC if you can switch off thank you very much so we have Clara and Darren welcome both yep I said you all speak on behalf of the applicant today so I understand you're going to be sharing the 3 minute time slot I'm not sure who will be kicking off but I'm sure you know the procedure by now 3 minutes to address the committee then if you could hold on at the end for any questions of clarity around your comments please absolutely that's fine thank you very much chair I'll be speaking first Darren Heffa I'm a director of Saunders Boston Architects based in Cambridge and we are the agent acting on behalf of South Cams District Council who are obviously the applicant for this site this is one of a series of sites that's been identified that are owned by South Cams to be potentially developed as part of their self and custom build scheme and I don't need to remind you of the local authority's statutory obligation to maintain a self and custom build register this particular project has been through a formal pre-app process and has been significantly redesigned we are establishing at this stage as has been presented as purely this is an outline application with all matters reserved for a single dwelling which we are showing at the moment at one and a half stories there is an identified need within Little Grandston for such a self build property the development is outside of the conservation area it's within the development framework there was a question which was raised there by the presenting officer reference to the road just to clarify the point there this is access to this particular plot is from an unadopted road which serves a type of 12 properties and it is owned, managed and maintained by South Cams district council it's worth noting as well that the highways authority at CCC has stated that they have this would have no adverse effect on the current traffic flow that's all I wanted to say really other than here if there are any questions for clarification and I would just urge the committee if they're so minded please to support this application to assist South Cams district council in fulfilling or helping to fulfil their obligation to maintain a custom and self build register I'll just hand you over now very briefly to my colleague who will purely just introduce herself in case again any questions are asked thank you for your time I am Clara Cabello I also work at some of the foster architects and architecture and technology in case you have any questions thank you okay thank you both of you for the update and the introductions I'm now going to ask if any committee members have any questions of clarification for either of the agents starting with councillor Heather Williams then Richard thank you and thank you for your comments but I'd just like to check my understanding is we have a statutory responsibility to hold a register we don't actually have a statutory responsibility to make plots available could you confirm if that's my understanding of that is correct please is that a question for the agents that might be a question for the case officer possibly yes chair I believe we haven't got any specific policies that relate to self-build or custom build but we are a vanguard authority and as such we should be providing this register but we should also be identifying places where self-build could happen but I don't think we have a specific thing that's correct sure could you clarify please thank you chair so the agent to clarify I'm asking the agent this question because they have referred to the statutory responsibilities in their comments and whether we should or shouldn't be doing something or whether there's policy or not is not my question here he referred to statutory responsibilities I'm asking if he's referring to statutory responsibility to hold and maintain a register or responsibility to make available plots I'm trying to clarify what was said because he said this would honour our obligation for statutory responsibilities but I'm pretty sure he said list of which therefore is not a statutory responsibility okay thank you chair yeah Darren or Clara I'm not sure if you can clarify that for us I'm afraid no I can't clarify that I know that there is an obligation to maintain a list whether there is an obligation for the authority to actually provide sites is something that I'm afraid I can't respond to I know that we've been involved in other applications similar applications to this which have gone through the committee but I can't categorically state whether you have a a responsibility to actually bring forward and provide the actual sites thank you chair chair I now understand what the agent has said which is all I was seeking to achieve it's okay and councillor Richard Williams please question of clarification yeah sorry chair I think my question might be actually better for the for the planning officer it was about the ownership of the track but I think that might actually be better directed at the planning officer yeah I think it's actually shelved on for the debate councillor Hawkins please thank you chair the access road also acts as a public right of way but you omitted to mention that how does that work with public rights of way and access road is it either one of the agents want to answer yeah yes I can answer yes absolutely as was suggested in the presentation by the officer public right of way does follow the same route as this unadopted road there is no segregation of a footway is from the road as you will have seen from the from the photographs so there's no delineation of a separate footpath and the road I would just refer again to the fact that the local high rise authority has stated that granting of consent would have no adverse impact upon this we're proposing a single dwelling here the unadopted road already serves 12 properties we're proposing just one further property at the end so there would be very very limited traffic traffic movements okay thank you very much for that response members I think those are all the questions of clarification for the agents so we say thank you to both Darren and Clara for their time this morning and we'll be moving on to the next public speaker which is the Clark for Little Gransden parish council do we have Miss Sylvia Sullivan on the line yes chair I'm here thank you good thank you we can see and hear you perfectly so if you've heard me before the rules are three minutes to address the committee and then if you wouldn't mind holding on at the end in case there's any questions of clarity around the comments you've made thank you very much chair I am Sylvia Sullivan and I am Clark to Little Gransden parish council I have been asked by Little Gransden parish council to represent the parish council's views on this application the parish council first considered this application on 4 February 2021 and took note of residents concerns the parish council's main concern was that Primrose Walk has the status of a public foot path it is a well used path that provides an essential link to Great Gransden for residents walking to the shop taking their children to the local primary school and going to church services as well as linking to the network of paths used for recreational exercise historically Primrose Walk was the site of ministry of defence accommodation huts for military personnel serving at Gransden lodge airfield during World War II after the war the ministry of defence relinquished any upkeep of the huts which were taken over by the district council for rented accommodation the huts were eventually demolished and replaced by semi-detached houses there are now 14 dwellings these were built by or are now the responsibility of the district council as tenanted dwellings some are now in private ownership the parish council is concerned that the access to the proposed development site is via the public foot path a track that has not been maintained and is not of a sufficient standard to withstand modern day traffic requirements through regular comings and goings not only of residence vehicles but also delivery vehicles and utility vehicles such as waste disposal lorries although the district council did provide additional car parking space several years ago near the junction with Primrose hill for these provide for single story dwellings they do not have their own driveways Primrose walk however is not maintained to a standard sufficient for existing dwellings it was for this reason that the parish council response was that if the planning office were minded to approve the application little grandstone parish council strongly urged that a condition of any approval should be that either the vendor or the purchaser of the land should make up Primrose walk to public highway standards and that the county council should adopt Primrose walk to the extent of the dwellings at their meeting on 2 September 2021 little grandstone parish council noted Mr Stephen Kelly's letter of 19 August 2021 and had no wish to make any further comment but could not support this application thank you so much for listening and paying attention to us we much appreciate it thank you Mr Chair thank you very much for addressing the committee if you mind holding on the line for a few minutes in case there are any questions of clarification for yourself we do have a few starting with councillor Heather Williams please thank you I'm just looking at on google maps the entrance from what I'm looking here it looks as if the area where you've got the two you've got properties either side of the road looks a bit wider but that could just be the imagery do your knowledge is it the same width for Primrose walk for the entire section or does it narrow towards the end please I can always ask the local member if she's speaking if that's easier I think that's a question that's a question for yourself Miss Sullivan I believe the current access track along the track put in by the Ministry of Defence is approximately the same width throughout at the end of the dwellings the semi-detached houses at the end it reverts to what would normally be regarded as a footpath width of approximately two to three metres okay thank you for that clarification we have a question from Councillor Hawkins thank you chair Sylvia can you tell the committee or explain what the issues are with the condition of the access road and any items the PC has made in the past to get it sorted thank you the parish council has made applications in the past for the road to be adopted by the county council and was told that it was not within their intention or remit to do so the parish council also asked at one point whether a turning circle could be put at the end at least to facilitate vehicles going in and out and was told that there wasn't sufficient requisite area to make that turning circle and so far as the current condition of the access track there are several potholes in it and as a frequent walker I have to be quite careful to avoid these potholes to avoid turning my ankle in it I was quite interested to hear that it is the responsibility of the district council to maintain that path thank you for that clarity is there anything further council thank you very much and we have a question of clarity in councillor Roberts thank you chairman good afternoon one of the comments that I've been picking up is from people who actually live down there who are saying in the paperwork that this is the only area of grass in Little Grandstone and it's used for community gatherings, children's games etc there is nowhere else for children to play that is close to home can you just confirm that that is correct is the sort of play area community area for the village Little Grandstone parish council has no responsibility for any public land can you confirm to me though that the area that we are talking about the site area is the only open space in the village that is used by the community for sort of play type activities there is no playground yes that answers my thing there is no proper playground so this is the one of the well the only area that children can actually play on what children do I'm not party to I don't know where they go but there's no official playground as such I think that's answered the question I think we have completed our public speakers so I'd like to thank all the public speakers for their time and their input today and following that members we are going to now move into the debate of course we do again have the opportunity to ask the case officer sincere apologies I've forgotten the local member sorry you weren't on my list my apologies we do have councillor Tumi Hawkins speaking as local member as well thank you very much chair this site yes kids do play on it I was still there on Saturday Sunday and on one of the trees on the boundaries there was a rope you know how they play with swings on ropes so there was one still there and I only just found out that Southcams owns the access road an access road as well as the public price of way that picture that you saw that had the narrow that is the width of that road some of the houses the semi-detached houses don't actually have anywhere to park which is why Southcams put up a six car park space right at the top of the road, access road and yes it's got potholes in it it's not been maintained properly and as you heard they have had difficulty actually getting anyone to own up to on in the on in the road and maintaining it so I have I will request as part of this if you are minded to approve it to ask that the owner of the road brings it up to standard before giving a right of access over it to that site I do support the parish council in their objection because when I first saw the piece of land I thought to myself why aren't we developing this ourselves seeing the size of it we could put affordable housing on it it doesn't have to be huge we've got a pair of semi-detached bungalows right next to it something like that could go on there for local people is my view which I have expressed to housing and I think for me this thing of doing getting planning permission and then selling off to self-build yes and no in this case I think no if you look at paragraph if I can find it paragraph 13 on page 100 it does say that our policy for infill villages which this one is is to build sort of in gaps in the built-up frontages of roads this one isn't and as it says it does not accord with policy S11 however exception is being made because site is within the framework of the village which is fine but in my view I would prefer to see this develop for us rather than to be sold off and so my v