Planning in East Cambridgeshire

Community-led development

The District Council is generally supportive of community-led development. This may include schemes involving affordable housing, small business units, renewable energy generation and other appropriate uses. The non-housing elements of schemes will be assessed against other relevant Local Plan policies. However, the District Council will also expect schemes to broadly accord with criteria 5 and 6 below. The affordable housing elements may be permitted outside development envelopes as an exception to the normal policies of control where: 1. The site is well related to a settlement which offers a range of services and facilities, and there is good accessibility by foot/cycle to those facilities. 2. No significant harm would be caused to the character or setting of the settlement and the surrounding countryside. 3. The scale of the scheme is appropriate to the location and the level of identified local affordable housing need. 4. The scheme incorporates a range of dwelling sizes, types and tenures appropriate to identified local need. 5. The District Council is satisfied that (i) the scheme was initiated by, and is being led by, a legitimate local community group such as a Parish Council or Community Land Trust and (ii) the scheme has general community support, with evidence of meaningful public engagement. 6. It can be demonstrated that the scheme will be well managed and financially viable over the long-term and that any benefits provided by the scheme can be retained by the local community in perpetuity; and 7. The scheme accords with all other policies of the Local Plan. An element of open market housing on the site will only be acceptable where: • It is demonstrated through a financial appraisal that this is essential to enable the delivery of affordable housing or other community benefits on-site; and • The community benefits of the scheme (such as the level of affordable housing or open space) are significantly greater than would be delivered on an equivalent open market site.

Retaining community facilities

Commercial community facilities Proposals that would lead to the loss of commercial community facilities (existing sites or sites last used for this purpose) will only be permitted if: • It can be demonstrated that the current use or an alternative community use is not financially viable and that all reasonable efforts have been made to sell or let the property for community purposes at a realistic price for at least twelve months; or • Development would involve the provision of an equivalent or better replacement community facility (either on-site or in an appropriately accessible alternative location); or • Development would involve the the provision of an alternative community facility which brings demonstrable greater benefits to the settlement or neighbourhood - except in the case of open space, sports and recreational facilities which should be retained where possible in accordance with paragraph 74 of the National Planning Policy Framework. Non-commercial community facilities Proposals that would lead to the loss of non-commercial community facilities (existing sites or sites last used for this purpose) will only be permitted if: • It can be demonstrated there is a lack of community need for the facility, and that the building or site is not needed for any alternative community use – and in the case of open space, that the site does not make an important contribution in amenity, visual or nature conservation terms; or • Development would involve the provision of an equivalent or better replacement community facility (either on-site or in an appropriately accessible alternative location); or • Development would involve the provision of an alternative community facility which brings demonstrable greater benefits to the settlement or neighbourhood - except in the case of open space, sports and recreational facilities which should be retained where possible in accordance with paragraph 74 of the National Planning Policy Framework.

New community facilities

Proposals for new or improved community facilities should be located within settlement boundaries wherever possible. In exceptional circumstances facilities may be permitted in the countryside, where there is a lack of suitable and available land within settlements, or where a rural location is required. Proposals for all new or improved community facilities should: • Be well located and accessible to its catchment population (including by foot and cycle). • Not have a significant adverse impact (itself or cumulatively) in terms of the scale or nature of traffic generated. • Not have a significant adverse impact on the character of the locality, or the amenity of nearby properties. • Demonstrate that opportunities to maximise shared use have been explored; and • Be designed to facilitate future adaptation for alternative community uses or shared use.

Leisure allocation, land at Downham Road

Approximately 7 hectares of land is allocated for sports and leisure uses on land at Downham Road, to include: • A district-wide leisure centre. • A multiplex cinema with a minimum of 5 screens. • Complementary secondary uses such as cafés and restaurants, appropriate to the proposed role of the site as a district sports and leisure hub. Proposals will need to demonstrate that these uses will not harm the vitality or viability of Ely city centre. If the leisure centre needs to be re-sited to accommodate the proposed cinema, then a masterplan for the whole site will need to be prepared and submitted alongside a planning application. This should include the creation of strong transport links into Ely and beyond, to encourage users to travel by foot, cycle and public transport. Any application for development will need to demonstrate how the site could be safely accessed on foot and by cycle from the built-up area of Ely, and mitigates the A10 barrier.

Ely Riverside area

The quality and attractiveness of the riverside area should be protected and enhanced, as a key destination in the district. Opportunities should be explored to improve pedestrian and cycle links, landscaping and the quality of the streetscape. Development in the area which provides new or enhanced tourist, community or leisure attractions, and which accords with other policies in this Local Plan, will normally be encouraged and supported. All development proposals will be expected to: • Be sensitively designed, and respect the historic character of the area. • Protect and enhance the setting of the town. • Retain and enhance key views of Ely cathedral; and • Accord with other policies in this Local Plan.

Town centre opportunity site, Fountain Lane recreation ground and car park

Fountain Lane recreation ground and car park (including The Pavilion and other facilities within) should be retained and enhanced, as a key facility for the people of Soham. Development proposals to improve Fountain Lane car park will be supported. Development proposals will be expected to: • Provide additional car parking space to serve the town centre. • Improve the appearance and setting of the park, including views into the site. • Improve the setting of the church and churchyard. • Provide refurbished or relocated public toilet facilities within the site. • Provide appropriate evidence of the archaelogical potential and significance of the site prior to the submission of a planning application. Any development proposals to re-develop the Fire Station site should provide a cycle and pedestrian link across the site from Fountain Lane to The Pavilion/recreation ground. Opportunities to improve pedestrian and cycle links and access to the recreation ground should be explored, with particular focus on: • Upgrading or improving on the existing route from the town centre to the Pavilion. • Formalising a walking/cycling link to the Pavlion/recreation ground, across the Fire Station site.

Design

All development will be designed to a high quality, enhancing and complementing local distinctiveness and public amenity by relating well to existing features and introducing appropriate new designs. Design which fails to have regard to local context including architectural traditions and does not take advantage of opportunities to preserve, enhance or enrich the character, appearance and quality of an area will not be acceptable and planning applications will be refused. The Council will prepare and adopt development frameworks to guide the development of key sites. Developers will be required to prepare detailed Masterplans for these sites, and for other large-scale developments and developments in sensitive areas, and submit these alongside an outline or initial application. In addition to key design principles, masterplans should include details on infrastructure delivery and phasing. Design codes will be required for certain proposals and should be submitted for approval between outline and reserved matters application stages. Large scale or significant schemes may be expected to go through a formal design review process, which may need to be financed by the developer. The Council will encourage innovative, creative good modern architectural design that complies with the principles set out below. Schemes should be founded on an understanding of the architectural traditions of an area, even if there are no direct references to them in the final design. All new development proposals, including new buildings and structures and extensions and alterations to existing buildings and structures will be expected to: • Make efficient use of land while respecting the density, urban and village character, public spaces, landscape and biodiversity of the surrounding area. • Be developed in a comprehensive way, avoiding uncoordinated piecemeal development, to create a strong and attractive sense of place and local distinctiveness. • Where appropriate, contain a variety and mix of, uses, heights and types of buildings, public spaces paths and routes, and landscaping, and provide variety and visual richness. • Retain existing important landscaping and natural and historic features, and include landscape enhancement schemes. • Ensure that the location, layout, scale, form, massing, materials and colour of buildings relate sympathetically to the surrounding area and each other, as well as creating quality new schemes in their own right. • Protect important views into and out of settlements and key views of landmark buildings, especially ensuring that there is no detrimental effect on the appreciation of Ely as an historic cathedral city in the quality of the approaches and the quality of distant and close up views of the cathedral. • Ensure there is no significantly detrimental effect on the residential amenity of nearby occupiers, and that occupiers and users of new buildings, especially dwellings, enjoy high standards of amenity. • Provide structure and legibility to navigate through developments by making use of existing views, vistas, landmarks and built and natural landscapes and creating new ones. • Provide enclosure to streets and spaces through the grouping, positioning and height of buildings and landscape features, and road layouts. • Make a clear distinction between public and private spaces, and enhance the public realm, including maximising opportunities to provide public art where appropriate. • Incorporate the sustainable construction principles and methods contained in Policy ENV 4. • Comply with the RECAP Waste Management Design Guide Supplementary Planning Document - the Council will encourage innovative solutions to minimising and handing waste and recycling on development sites. • Demonstrate that opportunities have been explored to provide on-site infrastructure, including ducting to industry standards in any new residential, employment or commercial development to accommodate future communications infrastructure and other utility needs. • Incorporate the highway and access principles contained in Policy COM 7 into designs to ensure: o The conflict between motor vehicles and pedestrians and cyclists is minimised, and where appropriate establishing home zones. o Safe and convenient access is provided for people with disabilities. o Good access to public transport services. o That networks of pedestrian and cycle routes (linking to existing routes where opportunities exist) give easy access and permeability within developments and to adjacent areas; and o Protection of rights of way. • Ensure that car parking is discrete, accessible, supports permeable environments and integrated, so it does not dominate existing and proposed new places, and is provided in accordance with Policy COM 8. • Ensure that places and buildings are accessible to all, including the elderly and those with impaired mobility, and consider the life time use of developments, especially housing. • Create safe environments addressing crime prevention and community safety. • Integrate Sustainable Urban Drainage Schemes (SuDS) into developments so they provide wider green infrastructure benefits (in accordance with Policy ENV 8); and • Have regard to the East Cambridgeshire Design Guide Supplementary Planning Document.

Shop fronts and advertisements

The Council will support applications for new shop fronts or alterations to existing shop fronts where: • The design is consistent with the architectural style, materials and form of the building(s) to which it would form part, except in cases where the building itself is architecturally incompatible with the character of the area; and • The shop front is an appropriate scale, in terms of the building on which it is located, and the locality. Where a shop front occupies more than one building, the division between each should be identifiable and the shop front should relate to the original units. Where possible existing traditional shop fronts and features should be retained and restored. The removal of a traditional shop front will not be permitted if it is appropriate to the building or is of architectural or historic significance in its own right. The replacement of traditional shop fronts in Listed Buildings or in Conservation Areas will only be granted where the existing shop front is inappropriate to the building or area and its replacement will be of a high quality and improve the character of the buildings or area. The Council will support proposals that provide independent access to upper floor accommodation and seek to encourage the use of vacant upper floors. Consent for the display of advertisements or signs will only be permitted where: • The size, design, colour and number of any advertisements or signs respects the character, scale, design and location of the building and shop front on which is being displayed, as well as the street scene. • The advertisement or sign relates to and is integrated to the shop front which it serves; and • The advertisement or sign is not internally illuminated. Where unacceptable advertisements already exist the Council will, where appropriate, take discontinuance action to secure their removal. The Council will not support the provision of external roller shutters, metal roller shutters and shutter boxes on commercial/retail premises within the district, with special reference to Listed Buildings and Conservation Areas. Shutters, sun blinds and canopies must be sympathetic in style, colour and materials to the building on which they are attached and their architectural style.

Employment allocation, extension to Tunbridge Lane Business Park

1 hectare of land is allocated for employment development (B1/B2 uses) on land adjacent to Tunbridge Lane Business Park. A Masterplan will need to be prepared and submitted as part of any initial planning application, and approved by the District Council. Development proposals will be expected to: • Demonstrate compatibility with adjacent land uses including evidence that the local highway network is able to accommodate the traffic that would be generated. • Have particular regard to the scale, height, design and massing of buildings, in order to minimise visual impact on the surrounding Green Belt and on residential dwellings to the south. • Provide landscaping along boundaries with adjoining Green Belt. • Retain and enhance the existing public right of way which adjoins the site. • Demonstrate that any adverse impacts on protected species can be adequately mitigated. • Demonstrate that there is adequate capacity in the sewage treatment works and the foul sewerage network; and • Comply with the other policies of the Local Plan.

Employment allocation, land at Reach Road

Approximately 2.5 hectares of land is allocated for employment development (B1/B2) on land at Reach Road. Development proposals will be expected to: • Provide safe and secure vehicular access to the site from Reach Road. • Ensure there is sufficient capacity at the Reach Road/B1102 junction for the additional traffic flows generated by development at this site. • Have particular regard to the scale, height, design and massing of buildings and landscaping, in order to minimise visual impact on the surrounding countryside. • Take into account the existing electricity pylons and overhead cables when considering the layout of the development. • Provide landscaping along the boundaries with adjoining agricultural land and retain existing hedgerows and trees. • Demonstrate that the flood risk on the site can be adequately mitigated; and • Comply with other policies of the Local Plan.

Employment allocation, former DS Smith site, Reach Road

Approximately 3 hectares of land is allocated for employment development (B1, B2 & B8) on the DS Smith site, Reach Road. Development proposals will be expected to: • Provide safe and secure vehicular access to the site from Reach Road. • Ensure there is sufficient capacity at the Reach Road/B1102 junction for the additional traffic flows. • Have particular regard to the scale, height, design and massing of buildings and landscaping, in order to minimise visual impact on the adjoining housing and surrounding countryside. • Protect and enhance County Wildlife Site 11. • Provide landscaping along the boundaries with adjoining agricultural land and adjacent properties; and • Comply with other policies of the Local Plan.

Employment allocation, Lancaster Way

Approximately 40.5 hectares of land are allocated for employment at Lancaster Way for B1, B2 and B8 purposes. The area will need to be developed in accordance with the current or any subsequent planning permissions.

Employment allocation, Ely Road and Rail Distribution Centre

Approximately 12 hectares of land is allocated for employment development (B1, B2 and B8 uses). Development proposals within the allocated area will be expected to: • Avoid any adverse impact on the adjacent County Wildlife Site, SSSI and Ely Country Park by providing appropriate landscaping treatment and other necessary mitigation measures. • Demonstrate that any contamination on the site can be adequately mitigated. • Have regard to the Transport Safeguarding Area designation, and avoid prejudicing the operations of the Rail and Road Centre (as set out in the adopted Cambridgeshire and Peterborough Waste Plan). • Retain and enhance the public footpath link on the south edge of the site. • Provide any necessary highway improvements to nearby roads; and • Comply with the other policies of the Local Plan.

Employment-led / mixed-use allocation, Station Gateway

Vision: The Station Gateway area will be transformed into a vibrant mixed-use area which provides an attractive gateway to the city. Existing industrial uses will be relocated where possible and the sites comprehensively redeveloped with high quality offices and some apartments framing views of the cathedral. The station will be enhanced to provide transport interchange facilities and complementary small-scale retail units. Sensitively designed multi-storey car parks will provide parking for commuters and visitors. New pedestrian links will draw people to the riverside, Angel Drove and into the rest of the city. Approximately 12.3 hectares of land are allocated for a high quality mixed-use development comprising: • Approximately 32,700m2 of employment floorspace (B1 and B2 uses) on an area broadly equivalent to 3.8 hectares (providing a minimum of 800 jobs). • A new public transport interchange at the railway station. • Small retail units (up to approximately 1,000m2) linked to the redevelopment of the railway station interchange. • Approximately 400-630 residential units. • Public open space, including public art. • Carparking for occupiers/users of the site, and for the railway station. A Masterplan is needed to provide context for consideration of planning applications in the area. This will be published as a Supplementary Planning Document. Development proposals for all sites within the Station Gateway area will be expected to: • Take account of guidance set out in the Ely Station Gateway SPD. • Comply with the relevant part of Policy ELY 8 which relates to particular areas. • Support the creation of a public transport interchange at the railway station. • Have particular regard to the layout, scale, height, design and massing of buildings, in order to create a strong coherent urban form, frame and protect views, increase accessibility to the River Ouse and Cathedral, minimise harm to Ely Conservation Area, and integrate development into the surrounding urban fabric. • Support the creation of a successful mixed-use environment that is easy to navigate and attractive to both visitors and residents as a place to visit. • Develop new attractive, flexible and usable public spaces at key locations. • Support the provision of a network of new pedestrian and cycle routes to Angel Drove and the riverside area to link with new development and promote the enjoyment and use of the river and park, including additional cycle storage and parking and improved signage. • Provide easily accessible car parking which does not dominate the character of the area. • Provide an element of affordable housing (currently 30%) for any housing element as required under Policy HOU 3. • Maximise development value through high quality design and by exploiting views of the river and cathedral. • Demonstrate that the development is consistent with the objectives of the Anglian River Basin Management Plan. • Demonstrate that any flood risk can be adequately mitigated; and • Comply with the other policies of the Local Plan.

Station Gateway visions by area

The District Council will support proposals for individual sites which deliver development in line with the Station Gateway SPD and the vision for the area as set out in Policy ELY 7, and accord with the following site-specific visions/requirements: Area 1: Railway station, Tesco supermarket and petrol station This area should incorporate a new transport interchange for pedestrians, cyclists, buses and taxis at the railway station, along with associated multi-storey car parking and appropriate small-scale retail facilities. Potential for a secondary vehicular access into the station from The Dock/A142 roundabout should be explored. There is an opportunity to create a new public space / pedestrian route across the Tesco site from the station towards the town centre, taking advantage of long distance views of the cathedral. The re-location of the Tesco supermarket would allow the area to be comprehensively re-developed. The Octagon Business Park off Angel Drove (Policy ELY 9) may offer potential for its relocation – see Policy ELY 9 below. The wider site should be developed for high quality offices and some apartments/houses, and small-scale retail units associated with the station. The built-up area of the site should broadly comprise the following proportion of floorspace – residential 50%, offices 47%, retail 3%. Area 2: Hanson concrete, Westmill Foods, EMG Ford Sites in this area should be developed comprehensively for a mix of employment uses including offices - and apartments/houses. The built-up area of the site should broadly comprise the following proportion of floorspace – offices 33%, residential 67%. It will be important for proposals to respect the sensitive location adjoining the County Wildlife Site. Opportunities should be taken to enhance the permeability of the area, for example with new pedestrian and cycle links to Potters Lane and the County Wildlife Site. Area 3: Standens area This area should be developed for a mix of uses including high quality residential development, offering views of the riverside – with some office or hotel development near Station Road and the railway line. The built-up area of the site should broadly comprise the following proportion of floorspace – residential 61%, offices or hotel 39%. Strong pedestrian links should be provided to allow people to navigate easily between the station and the riverside/city centre. Proposals should ensure the retention and enhancement of the existing boatyard/dock area. Area 4: Angel Drove car park The commuter car park will be redeveloped for employment uses (B1/B2 uses). Parking for commuters will be re-provided in multi-storey car parking within Area 1.

A Vision for Octagon Business Park

The site will be redeveloped for employment uses (B1, B2 and B8), and retail development (e.g. for bulky retail goods or a supermarket), and other service uses (including C1 and A4). Proposals incorporating retail development will need to accord with Policy COM 1 and demonstrate through a Retail Impact Assessment that there will be no adverse impact on Ely city centre. A Masterplan for the area will need to be prepared and submitted as part of any initial planning application for the site, and approved by the District Council. Development will provide an attractive setting for this entrance into Ely, including the creation of a strong frontage along Angel Drove and consideration of the relationship of development to the Cambridgeshire Business Park. Substantial landscaping will reinforce the fen character of the site and minimise the visual impact of any car parking areas. A vehicular/pedestrian/cycle link to the Cambridgeshire Business Park will be incorporated and appropriate provision will be made for buses and taxis. The development of the site will need to be coordinated with the delivery of major improvements to the A142 between Angel Drove and Stuntney Causeway.

Retention of existing employment sites and allocations

The Council will seek to retain land or premises currently or last used for employment purposes (B1, B2 and B8 uses). As an exception, planning applications for mixed-use re-development involving an element of employment uses may be permitted, where it can be demonstrated that: a. Continued use of the site for 100% employment purposes is no longer viable, taking into account the site's characteristics, quality of buildings, and existing or potential market demand; or b. The redevelopment of the site would bring significant environmental or community benefits which outweigh the partial loss of employment uses. Applicants will need to provide clear and robust evidence relating to criteria a or b alongside a planning application. Planning applications for re-development which propose the loss of all employment uses will need to be accompanied by clear viability or other evidence as to why it is not possible to deliver employment as part of the scheme. The Council will seek to retain employment allocations for their designated B1/B2/B8 uses. However planning applications for redevelopment/development for other purposes will be assessed on their merits, taking account of criteria a and b above, and other policies in the Plan (particularly those relating to development in the countryside and impact on local character).

Extensions to existing businesses in the countryside

Proposals to expand existing businesses in the countryside will be permitted where: • The proposal does not harm the character and appearance of any existing buildings or the locality. • The proposal is in scale with the location, and would not (by itself or cumulatively) have a significant adverse impact in terms of the amount or nature of traffic generated. • The extension is for the purpose of the existing business; and • Any intensification of use will not detract from residential amenity. Full justification for the proposals should be submitted with a planning application.

New employment development in the countryside

New development for small scale businesses (B1, B2 and B8 uses) will be permitted on small sites closely related to the built framework of a settlement where: • There is a lack of suitable buildings and sites within the settlement. • There is a lack of suitable buildings to re-use or replace in the countryside close to the settlement (in accordance with Policy EMP 4). • The proposal would not have an adverse impact on the character and appearance of the area, the amenity of neighbouring occupiers, or result in a significant increase in traffic; and • The site can be easily accessed by foot or cycle from the settlement.

Re-use and replacement of existing buildings in the countryside

Proposals for the re-use of existing buildings in the countryside for business (B1, B2, B8), tourism, outdoor recreation or community-related uses which require a planning application will be permitted where: • It can be demonstrated that the building is of permanent and substantial construction. • The form, bulk and design of the building is of visual merit, architectural merit or historical significance, and is in general keeping with its surroundings. • The proposal does not harm the character and appearance of the building or the locality. • The proposal would not (by itself or cumulatively) have a significant adverse impact in terms of the amount or nature of traffic generated; and • Other Local Plan policies relating to specific uses are met. The replacement of existing buildings in the countryside (for the same uses) will only be permitted where it would result in a more acceptable and sustainable development than would be achieved through conversion. In addition, bullets 1 and 5 above should also be satisfied. Proposals for replacement involving change of use to holiday cottages will not be permitted. Proposals for the residential re-use of rural buildings which require a planning application will only be appropriate where the above criteria are satisfied, and applicants can demonstrate that business use is not viable or deliverable. Proposals for the replacement of non-residential rural buildings for residential use will not normally be considered appropriate.

Equine development

Proposals for horse racing or equestrian development, whether domestic or commercial, will be permitted when the following criteria are met: • The proposal is not sited in a prominent or isolated location away from existing buildings. • Where new buildings are proposed, applicants have demonstrated that existing structures cannot be adapted or re-used. • The siting, scale and design of the proposal is in keeping with the character of the area, with adequate pasture to support the horses where necessary. Particular regard will be had to the cumulative effect of proposals. • Proposals for larger scale private or commercial enterprises have access to the public bridleway network or have sufficient space for exercising horses on-site. Such proposals will require a Transport Statement to demonstrate that there are no unacceptable impacts on highway safety. • The amenity of nearby residential properties is not adversely affected, for example, in relation to floodlighting, changes in levels or noise and disturbance. • The proposal would not (by itself or cumulatively) have a significant adverse impact in terms of the nature and amount of traffic generated; and • Schemes proposing dwellings for rural workers will need to accord with Policy HOU 5.

Development affecting the horse racing industry

Any development which is likely to have an adverse impact on the operational use of an existing site within the horse racing industry, or which would threaten the long term viability of the horse racing industry as a whole, will not be permitted.

Employment allocation, land south of Snailwell Road

Approximately 7 hectares of land is allocated for employment development (B1/B2/B8 uses). A Masterplan will need to be prepared and submitted as part of a planning application, and approved by the District Council. Development proposals will be expected to: • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to minimise the visual impact of the development from the A142 and Snailwell Road, and minimise impact on the amenity of nearby residential properties. • Maximise the retention of existing hedgerows and trees on the site boundaries, and include significant areas of new landscaping and planting on the boundaries (particularly alongside the A142, Snailwell Road, and adjoining neighbouring properties). • Retain and enhance the appearance, accessibility and biodiversity of the existing pond on the northern part of the site. • Provide for an extension to the site of the existing footpath/cycleway which currently stops partway along Snailwell Road, including a new crossing point across Snailwell Road into the site. • Provide safe vehicular access from Snailwell Road, which takes account of the need to provide future vehicular access to land north of Snailwell Road (see Policy FRD 5 below), and other necessary highway improvements. • Provide contributions towards the creation of two bus lay-bys and bus stops and a pedestrian crossing facility on Newmarket Road, to serve the employment cluster. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network, and that adequate surface water drainage and flood storage capacity is provided. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application; and • Comply with the other policies of the Local Plan.

Employment allocation, land at Snailwell Road

Approximately 8 hectares is allocated for employment development (B1/B2 uses). A Masterplan will need to be prepared and submitted as part of a planning application, and approved by the District Council. Development proposals will be expected to: • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to minimise the visual impact of the development from the A142 and Snailwell Road. • Protect the landscape character, heritage and biodiversity of the adjacent valley of the River Snail and Scheduled Ancient Monument, through the provision of a buffer zone and appropriate landscaping, and measures to prevent run-off to the river. As part of this, developers will need to provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application. • Provide for the retention of existing hedgerows and trees on the site boundaries, and include significant areas of new landscaping and planting on the boundaries (particularly alongside the A142, Snailwell Road, and river valley). • Provide safe vehicular access from Snailwell Road, which takes account of the need to provide future vehicular access to land south of Snailwell Road (see Policy FRD 4 below). • Provide for an extension to the site of the existing footpath/cycleway which currently stops partway along Snailwell Road, and other necessary highway improvements. • Provide contributions towards the creation of two bus lay-bys and bus stops and a pedestrian crossing facility on Newmarket Road, to serve the employment cluster. • Undertake a project level Habitats Regulations Assessment screening. Where this identifies a likely significant effect, applicants will be required to submit sufficient information for a project level Appropriate Assessment to be undertaken by the District Council under the Habitats Regulation Assessment process, to ensure there will be no adverse effect on European sites. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network; and • Comply with the other policies of the Local Plan.

Employment allocation, land at Horse Racing Forensic Laboratories

Approximately 12 hectares is allocated for employment development (B1/B2 uses). The site is currently partly occupied by the HFL laboratories, but offers potential for further on-site expansion and development. A Masterplan will need to be prepared and submitted as part of a planning application, and approved by the District Council. Development proposals will be expected to: • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to provide a high quality scheme, and minimise the visual impact of the development from the A142. • Protect the landscape character, heritage and biodiversity of the adjacent valley of the River Snail and nearby Scheduled Ancient Monument, through the provision of a buffer zone and appropriate landscaping, and measures to prevent run-off to the river. As part of this, developers will need to provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application. • Maximise the retention of existing hedgerows and trees on the site. • Provide safe vehicular access from Newmarket Road, and other necessary highway improvements. • Provide contributions towards the creation of two bus lay-bys and bus stops and a pedestrian crossing facility on Newmarket Road, to serve the employment cluster. • Undertake a project level Habitats Regulations Assessment screening. Where this identifies a likely significant effect, applicants will be required to submit sufficient information for a project level Appropriate Assessment to be undertaken by the District Council under the Habitats Regulation Assessment process, to ensure there will be no adverse effect on European sites. • Take account of the location of the National Grid's gas transmission pipeline in the design of the development and meet the requirements of the National Grid and the Health and Safety Executive relating to this issue. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network; and • Comply with the other policies of the Local Plan.

Employment allocation, land north of Turners

Approximately 8 hectares is allocated for employment development (B1/B2/B8 uses). A Masterplan will need to be prepared and submitted as part of a planning application, and approved by the District Council. Development proposals will be expected to: • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to provide a high quality scheme which minimises the visual impact of the Turners site from the A142. • Include a variety of building heights which provide visual interest, and do not exceed 9 metres in height. • Provide extensive landscaping and planting areas, particularly adjoining the A142. • Be accessed via the existing Turners site to the south. • Provide contributions towards the creation of two bus lay-bys and bus stops and a pedestrian crossing facility on Newmarket Road, to serve the employment cluster. • Take account of the location of the National Grid's gas transmission pipeline in the design of the development and meet the requirements of the National Grid and the Health and Safety Executive relating to this issue. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network; and • Comply with the other policies of the Local Plan.

Employment allocation, land south of Landwade Road

Approximately 14.5 hectares is allocated for employment development (B1/B2/B8 uses). Half of the site (about 7.5 hectares) is currently occupied by development associated with DS Smith, but there is potential for further on-site expansion, particularly to the south and west. A Masterplan will need to be prepared and submitted as part of a planning application, and approved by the District Council. Development proposals will be expected to: • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to minimise the visual impact from the A142 and railway line • Provide for the retention of existing hedgerows and trees on the site boundaries, and include significant areas of new landscaping and planting on the boundaries (particularly alongside the A142 and the railway line). • Demonstrate that safe vehicular access can be provided from Landwade Road (which takes account of the existing access points and development in the vicinity), and provide necessary highway improvements. • Provide contributions towards the creation of two bus lay-bys and bus stops and a pedestrian crossing facility on Newmarket Road, to serve the employment cluster. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network • Comply with the other policies of the Local Plan.

Employment allocation, land at Haddenham Business Park, Station Road

0.8 hectares of land is allocated for employment development at Haddenham Business Park (B1, B2, B8). Development proposals will be expected to: • Have particular regard to the scale, height, design and massing of buildings, in order to minimise visual impact from the A1421 and Ely Way and on adjoining residential properties. • Provide landscaping along the boundaries adjoining residential properties. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network; and • Comply with other policies of the Local Plan.

Employment allocation, land adjacent to Hall Barn Road Industrial Estate

1 hectare of land is allocated for employment development adjacent to Hall Barn Road Industrial Estate (B1, B2 and B8 uses). Development proposals will be expected to: • Have particular regard to the scale, height, design and massing of buildings, in order to minimise visual impact from Hall Barn Road and Fordham Road and the nearby residential properties. • Provide safe vehicular access from Hall Barn Road. • Provide necessary highway improvements to the existing Hall Barn Road/Fordham Road junction. • Provide landscaping along the boundaries with adjoining land particularly to the south and east; and • Comply with other policies of the Local Plan.

Employment allocation, land west of 150 Wisbech Road

Approximately 1.6 hectares of land is allocated for employment development for B1 and B2 uses on land north of Wisbech Road. Development proposals will be expected to: • Provide safe vehicular access from Wisbech Road. • Provide a pedestrian link across the site between Black Bank Drove and Wisbech Road as part of circular walking route around Littleport. • Provide adequate on-site car and cycle parking for employees and visitors. • Have particular regard to layout and the scale, height, design and massing of buildings and landscaping, in order to minimise visual impact on the surrounding countryside and minimise amenity impact upon neighbouring residential properties. • Maximise the retention of existing trees and hedgerows on-site. • Provide landscaping along the boundaries with the A10, Black Horse Drove and neighbouring residential properties. • Demonstrate that noise from the A10 can be adequately mitigated. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application; and • Comply with other policies of the Local Plan.

Employment allocation, land north of Wisbech Road

Approximately 4.77 hectares of land is allocated for employment development for B1/B2/B8 uses on land north of Wisbech Road. Development proposals will be expected to: • Provide safe vehicular access for the majority of the site from Wisbech Road via the existing junction, which serves Thurlow Nunn Standen. This will require improvements to the junction. • Provide safe vehicular access to the land to the rear of the concrete products factory on Wisbech Road via the existing factory site. • Provide adequate on-site car and cycle parking for employees and visitors. • Have particular regard to the scale, height, design and massing of buildings and landscaping, in order to minimise visual impact on the surrounding countryside and minimise amenity impact upon nearby residential properties. • Provide landscaping along the boundaries with nearby residential properties and adjoining agricultural land. • Demonstrate that the flood risk on the site can be adequately mitigated. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network; and • Comply with other policies of the Local Plan.

Employment allocation, land west of The Shade

Approximately 2 hectares is allocated for employment land (B1/B2/B8 uses). Development proposals will be expected to: • Provide safe and secure vehicular access to the site, via a new arm off the roundabout on the A142. • Provide an additional access point into the site for pedestrians and cyclists directly from The Shade. • Retain and enhance the existing public right of way which adjoins the western side of the site. • Have particular regard to the scale, height, design and massing of buildings and landscaping, in order to minimise visual impact on the surrounding countryside, and provide an attractive setting and entrance to Soham. • Retain the existing tree belt on the northern edge of the site, and provide high quality landscaping to minimise the impact of the scheme from the A142. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network. • Demonstrate that odour risk relating to the nearby Waste Water Treatment Works can be adequately mitigated. • Undertake a programme of archaeological works in advance of construction (to be secured via planning condition); and • Comply with other policies of the Local Plan.

Employment allocation, land east of the A142 bypass

Approximately 11 hectares of land is allocated for employment development (B1/B2/B8) on land east of the A142 bypass. A Masterplan will need to be prepared and submitted as part of an outline planning application, and approved by the District Council. Development proposals will be expected to: • Provide safe and secure vehicular access to the site from the roundabout on the A142, including any necessary highway upgrades or works. • Provide a new cycle and pedestrian bridge or underpass over or under the A142, linking up with the new cycle and pedestrian route across the Eastern Gateway development. • Contribute towards safety improvements of the junctions of Northfield Road, Qua Fen Common and Paddock Street on the A142. • Have particular regard to the scale, height, design and massing of buildings, and landscaping, in order to minimise visual impact on the surrounding countryside, and provide an attractive development scheme when viewed from the A142. • Provide landscaping and a significant buffer zone along the boundary with the A142, and landscaping along boundaries with adjoining agricultural land. • Demonstrate that flood risk on the site can be adequately mitigated. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network. • Provide appropriate evidence of the archaelogical potential and significance of the site prior to the submission of a planning application; and • Comply with other policies of the Local Plan.

Employment/mixed use allocation, land east of The Shade

Approximately 5 hectares of land is allocated for employment-led development for B1/B2/B8 uses on land adjacent to Northfield Business Park. Within the site, provision will also be made for a small local convenience store (serving local top-up needs), and a minimum of 1.5 hectares of undeveloped land adjoining the A142 as a buffer strip. A Masterplan will need to be prepared and submitted as part of an outline planning application, and approved by the District Council. Development proposals will be expected to: • Provide safe and secure vehicular access from the area onto The Shade opposite to Kingfisher Drive, via either a roundabout or junction with traffic signals. • Provide other necessary highway improvements on the road network, as demonstrated via a Transport Assessment. • Retain and enhance the adjoining existing green lane (Longmere Lane) and other byways and public rights of way which cross the site. • Maximise the retention of existing trees and hedgerows on the site. • Have particular regard to the scale, height, design and massing of buildings and landscaping, in order to minimise visual impact from the A142, and minimise amenity impact on adjoining residential properties. • Provide a soft landscaped edge to Soham acting as a sensitive transition to the countryside. This should include landscaping as part of the buffer strip adjoining the A142, and on the boundaries with adjoining residential properties. • Provide a small local convenience store on the road frontage with The Shade. • Undertake a programme of archaeological works in advance of construction (to be secured via planning condition). • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network; and • Comply with other policies of the Local Plan.

Employment allocation, land east of Goodwin Farm, Heath Road

1 hectare of land is allocated for employment development (B1, B2 and B8 uses) on land east of Goodwin Farm. Development proposals will be expected to: • Provide street lighting and a kerbed footway on the north-east side of Heath Road, and any other necessary highway improvements as demonstrated through a Transport Assessment. • Have particular regard to the scale, height, design and massing of buildings, in order to minimise visual impact on the surrounding countryside. • Provide landscaping along the boundaries with adjoining agricultural land. • Provide appropriate evidence of the archaelogical potential and significance of the site prior to the submission of a planning application; and • Comply with other policies of the Local Plan.

Energy and water efficiency and renewable energy in construction

All proposals for new development should aim for reduced or zero carbon development in accordance with the zero carbon hierarchy: first maximising energy efficiency and then incorporating renewable or low carbon energy sources on-site as far as practicable. Applicants will be required to demonstrate how they have considered maximising all aspects of sustainable design and construction, as set out in the Code for Sustainable Homes (or its successor). Developments of 5 or more homes are required to achieve Code for Sustainable Homes Level 4 (or its replacement pending implementation of the zero carbon homes requirement). All non-domestic developments of 1000m2 or more are required to meet BREEAM Very Good standard or equivalent. The Council will negotiate with applicants over the most appropriate solutions for historic buildings and Conservation Areas.

Carbon offsetting

Where allowable solutions are required for a development scheme, the Council will be prepared to accept alternative provision in line with the national Allowable Solutions Framework. Where a local Community Energy Fund exists, developers will be expected to provide financial contributions to this Fund to offset the difference. The contribution will be used to finance specific renewable energy projects within the local area. Financial contributions will be required into CEF where developments do not achieve the CO2 reductions required under Policy ENV 4.

Renewable energy development

Proposals for renewable energy and associated infrastructure will be supported, unless their wider environmental, social and economic benefits would be outweighed by significant adverse effects that cannot be remediated and made acceptable in relation to: • The local environment and visual landscape impact. • Impact on the character and appearance of the streetscape/buildings. • Key views, in particular those of Ely Cathedral. • Protected species. • Residential amenity. • Safeguarding areas for nearby airfields; and • Heritage assets. Renewable energy proposals which affect sites of international, national and local nature importance or other irreplaceable habitats will be determined against the relevant sections of Policy ENV 7. The visual and amenity impacts of proposed structures will be assessed on their merits, both individually and cumulatively. Provision should be made for the removal of facilities and reinstatement of the site, should they cease to operate.

Green Belt

Development in the Green Belt will be strictly controlled, and limited to certain exceptions as prescribed in the NPPF. Development proposals for exceptions will also need to accord with other policies in the Local Plan. Where development is permitted within the Green Belt it must be: • Located and designed so that it does not have an adverse effect on the rural character and openness of the Green Belt; and • Subject to landscaping conditions, together with a requirement that any planting is adequately maintained to ensure that any impact on the Green Belt is mitigated. Where development is permitted adjacent to the Green Belt account will be taken of any adverse impact on the purposes of the Green Belt. Development on the edges of settlements that are surrounded by the Green Belt must include high quality landscape and design in order to protect the purposes of the Green Belt.

Pollution

All development proposals should minimise, and where possible, reduce all emissions and other forms of pollution, including light and noise pollution, and ensure no deterioration in air and water quality. All applications for development where pollution is suspected must contain sufficient information to enable the Council to make a full assessment of potential hazards and impacts. Proposals will be refused where, individually or cumulatively, there are unacceptable impacts arising from the development on: • The natural environment, general amenity and the tranquility of the wider rural area, including noise and light pollution. • Health and safety of the public. • Air quality. • Surface and groundwater quality. • Land quality and condition; or • Compliance with statutory environmental quality standards. In exceptional cases, development proposals may be permitted where it can be clearly demonstrated that the environmental benefits of the development and the wider social and economic need for the development substantially outweigh any adverse impact in terms of pollution. In such cases, where pollution is unavoidable, mitigation measures to reduce pollution levels will be required in order to meet acceptable standards. New development will not be permitted where there is a potential to conflict with existing developments that require particular conditions for their operation, or that are authorised or licensed under pollution control or hazardous substances legislation, where it would be likely to impose significant restrictions on the activities of the existing use in the future. Development proposals on contaminated land (or where there is reason to suspect contamination) must include an assessment of the extent of the contamination and any possible risks. Proposals will only be permitted where the land is, or can be made, suitable for the proposed use. Development proposals where there is a risk of pollution should include a Pollution Management Plan which includes details of the identified risks and the proposed control measures. Conditions may be attached to any planning permission, or Section 106 agreements used, to ensure adequate reduction and management of impacts.

The Weirs/Riverside

The quality of The Weirs/Riverside area should be enhanced as this is a key open space for the people of Burwell. Opportunities should be explored to improve public access and create a new village trail along the river area. Development proposals in the area, associated with the provision of river or recreation facilities will generally be supported. All development proposals adjacent to or in the vicinity of The Weirs/Riverside area will be expected to: • Be sensitively designed and in scale with the character of the area. • Demonstrate that the development is consistent with the objectives of the Anglian River Basin Management Plan. • Improve pedestrian and cycle access links to this area. • Improve the appearance and setting of the area; and • Demonstrate through a Transport Assessment that additional traffic generated can be accommodated and mitigated.

Strategic green infrastructure

Proposals which would cause loss of or harm to existing strategic green infrastructure will not be permitted, unless the need for and benefits of the development demonstrably and substantially outweigh any adverse impacts on the green infrastructure. The Council will support proposals for new and improved strategic green infrastructure where these: • Are consistent with the objectives of the Cambridgeshire Green Infrastructure Strategy (2011). • Provide increased public access for quiet recreation and/or increased provision for biodiversity. • Do not harm the character and appearance of any existing buildings or the locality. • Will have no adverse effects on any existing designated sites of conservation or biological importance and impacts will be monitored to ensure the effectiveness of alternative provision away from more sensitive sites. • Would not (by itself or cumulatively) have a significant adverse impact in terms of the amount or nature of traffic generated. • Will not detract from residential amenity; and • Will aim to achieve Natural Englands Accessible Natural Greenspace Standards (ANGSt) through improving accessibility, naturalness and connectivity of greenspaces, which are appropriate in scale and location to the needs of the local community. New development will be expected to contribute towards the establishment, enhancement and on-going management of strategic green infrastructure by contributing to the development of strategic green infrastructure network within the district, in accordance with Policy GROWTH 3.

Landscape and settlement character

Proposals for development should be informed by, be sympathetic to, and respect the capacity of the distinctive character areas defined in the Cambridgeshire Landscape Guidelines. Development proposals should demonstrate that their location, scale, form, design, materials, colour, edge treatment and structural landscaping will create positive, complementary relationships with existing development and will protect, conserve, and where possible enhance: • The pattern of distinctive historic and traditional landscape features, such as watercourses, characteristic vegetation, individual and woodland trees, field patterns, hedgerows and walls, and their function as ecological corridors for wildlife dispersal. • The settlement edge, space between settlements, and their wider landscape setting. • Visually sensitive natural and man-made skylines, hillsides and geological features. • Key views into and out of settlements; this includes quintessential views of Ely Cathedral and the setting of the City as a historic 'isle' settlement close to the fen edge and the valley of the River Great Ouse. • The unspoilt nature and tranquility of the area. • Public amenity and access; and • Nocturnal character of rural areas free from light pollution. Suitable compensatory provision must be made in the event of significant harm where necessary.

Biodiversity and geology

All development proposals will be required to: • Protect the biodiversity and geological value of land and buildings and minimise harm to or loss of environmental features, such as trees, hedgerows, woodland, wetland and ponds. • Provide appropriate mitigation measures, reinstatement or replacement of features and/or compensatory work that will enhance or recreate habitats on or off site where harm to environmental features and habitat is unavoidable; and • Maximise opportunities for creation, restoration, enhancement and connection of natural habitats as an integral part of development proposals. Development proposals where the main aim is to conserve biodiversity will be permitted; and opportunities to incorporate biodiversity into new development will be supported. All applications for development that may affect biodiversity and geology interests must be accompanied by sufficient information to be determined by the Local Planning Authority, including an ecological report, to allow potential impacts and possible mitigation measures to be assessed fully. Where there is reason to suspect the presence of protected species, trees and woodland, applications must be accompanied by a survey carried out by a qualified individual assessing their presence and, if present, the proposal must be sensitive to, and make provision for, their needs, in accordance with the relevant protecting legislation. Where appropriate, there will be a requirement for the effective management of designated sites and other features, controlled through the imposition of conditions or Section 106 agreements. • Proposals which have an adverse impact on a site of international importance will not normally be permitted unless there are exceptional overriding reasons of public interest (human health, public safety or environmental benefit). • Proposals which have an adverse impact on a site of national importance will not normally be permitted unless the benefits of development at the site significantly outweigh the impacts. Proposals which would cause harm to County Wildlife Sites, Ancient Woodland, aged and veteran trees, Local Nature Reserves, Protected Roadside Verges, any other irreplaceable habitats, and green corridors or important species will not be permitted unless the need for, and benefits of development in that location outweigh the potential harm to nature conservation interests.

Flood risk

All developments and re-developments should contribute to an overall flood risk reduction. The sequential test and exception test will be strictly applied across the district, and new development should normally be located in Flood Risk Zone 1. The modelled flood risk zones as identified in the SFRA and the Environment Agency Flood Maps will inform the application of the sequential test. Development will not be permitted where: • It would intensify the risk of flooding during the lifetime of the development taking into account climate change allowances, unless suitable flood management and mitigation measures can be agreed and implemented. • It would increase the risk of flooding of properties elsewhere during the lifetime of the development, taking into account climate change allowances, by additional surface water run-off or by impeding the flow or storage of flood water. • It would have a detrimental effect on existing flood defences or inhibit flood control and maintenance work. • The risk of flooding would cause an unacceptable risk to safety; or • Safe access is not achievable from/to the development during times of flooding, taking into account climate change allowance. A site-specific Flood Risk Assessment, endorsed by the Environment Agency, appropriate to the scale and nature of the development and the risks involved, and which takes account of future climate change, will be required for: • Major and non-minor development proposals in Flood Zones 2 and 3 and 'Modelled Zone 3'; and • Major and non-minor development proposals in Flood Zone 1, on sites of 1 hectare or greater, or where there is evidence of historic flooding set out in the SFRA and/or a Surface Water Management Plan. All applications for new development must demonstrate that appropriate surface water drainage arrangements for dealing with surface water run-off can be accommodated within the site, and that issues of ownership and maintenance are addressed. The use of Sustainable Drainage Systems will be required for new developments in accordance with the Cambridgeshire SuDs Design and Adoption Handbook (or successor document) unless, following an assessment of character and context, soil conditions and/or engineering feasibility dictate otherwise. SuDS may be incorporated within the Flood Risk Assessment.

Green Lanes and Commons

Development schemes on sites which contain or adjoin green lanes and public rights or way should respect their integrity, and not adversely affect their appearance and character. Such schemes should also demonstrate how routes will be improved and enhanced. All public rights of way should be retained in their original position – unless alternative locations would provide significant access benefits. The wildlife, landscape and recreational quality of the Commons should be protected and enhanced. Development proposals should demonstrate no adverse impact on the quality, character, accessibility and biodiversity value of the Commons. Development proposals in the vicinity of the Commons should explore opportunities to improve biodiversity, access and landscape improvements on the Commons.

Sites of archaeological interest

Development proposals at or affecting all sites of known or potential archaeological interest will: • Have regard to their impacts upon the historic environment and protect, enhance and where appropriate, conserve nationally designated and undesignated archaeological remains, heritage assets and their settings. • Require the submission of an appropriate archaeological evaluation/assessment of significance by a suitably qualified person. This initial work may be required prior to the submission of a planning application; and • Not be permitted where the proposals would cause substantial harm to new or known nationally important sites, including Scheduled Ancient Monuments and their settings.

Historic parks and gardens

Proposals that affect the significance of a Historic Park or Garden will not be permitted where they would have a detrimental impact on its character, amenity or setting. As part of any permission, the Council may seek the agreement of a management plan to secure the long-term preservation of the asset promote good land management and encourage best use of resources.

Enabling development associated with heritage assets

Enabling development will only be permitted when all of the following conditions are met: • The enabling development takes the opportunity to enhance the heritage asset and its setting and will not materially harm the heritage value of the asset or its setting. • The public benefit of the survival or enhancement of the heritage asset outweighs the disbenefits of providing the enabling development. • The impacts of the enabling development are precisely defined at the outset. • The proposal avoids detrimental fragmentation of management of the heritage asset and where applicable, its continued use for a sympathetic purpose. • The scale of the enabling development is the minimum necessary to secure the future of the heritage asset and all aspects of design and layout minimise disbenefits. • The heritage objective can be securely linked to the enabling development through a planning agreement. • Financial assistance to secure the long-term future of the heritage asset is not available from any other source. • It is necessary to resolve problems arising from the inherent needs of the heritage asset rather than the circumstances of the present owner or the purchase price paid. • The heritage asset will be repaired or enhanced to an agreed standard at an agreed stage in the course of the enabling development, preferably at the outset and certainly before completion; and • There will be no adverse impact on sites of biodiversity or geological importance (see Policy ENV 7).

Conservation Areas

Development proposals, within, or affecting a Conservation Area should: • Be of a particularly high standard of design and materials in order to preserve or enhance the character or appearance of the area. • Seek to retain attractive traditional materials and features such as original doors, windows, chimneys and boundary walls; and • Only involve the demolition of buildings where: o They are structurally unsound (for reasons other than deliberate damage or neglect), beyond reasonable repair, and measures to sustain the existing use or find an alternative use/user have been exhausted; and in all cases o They have little or no architectural, historic or visual significance or have a negative impact on the Conservation Area; and in all cases o Comprehensive proposals for reconstruction or redevelopment have been submitted and have received planning permission. Where there is an adopted Conservation Area Appraisal SPD, developers will be expected to show how this has informed their proposals.

Listed Buildings

Proposals that affect a Listed Building will not be permitted where it would have a detrimental impact on the visual, architectural or historic significance of the asset. Proposals to extend, alter or change the use of a Listed Building will only be permitted where they would: • Preserve or enhance the significance of the building and not involve substantial or total loss of historic fabric. • Be compatible with the character, architectural integrity and setting of the Listed Building; and • Facilitate the long-term preservation of the building. Proposals that affect the setting of a Listed Building will only be permitted where they would: • Preserve or enhance those elements that make a positive contribution to or better reveal the significance of the heritage asset. • Not materially harm the immediate or wider setting of the Listed Building. This setting may extend well beyond the immediate building curtilage and may include an extensive street scene or a wider urban design context, especially when the proposal is within a Conservation Area; and • Facilitate the long-term preservation of the building. Proposals to demolish all or part of a Listed Building will not be permitted other than in wholly exceptional cases where: • All possible measures to sustain the existing use or find an alternative use have been exhausted, including active and genuine marketing of the asset. • Reasonable endeavours have been taken to secure a public or charitable organisation to take on the asset and failed. • The building is structurally unsound (for reasons other than deliberate damage or neglect) beyond all reasonable repair and its redevelopment would bring wider public benefits; and in all cases • Comprehensive proposals for reconstruction or redevelopment have been submitted and have received planning permission.

Local Register of Buildings and Structures

Proposals that affect a building or structure on the Local Register will not be permitted where it would have a detrimental impact on the visual, architectural or historic significance of the asset. The Council will resist development that will: • Involve the demolition or part demolition of buildings or structures on the Local Register; and • Involve the inappropriate alteration or extension to buildings or structures on the Local Register. Proposals to demolish all or part of a building or structure on the Local Register will not be permitted other than in wholly exceptional circumstances where: • All possible measures to sustain the existing use or to find an alternative use have been exhausted, including active and genuine marketing of the asset. • The building is structurally unsound (for reasons other than deliberate damage or neglect), beyond all reasonable repair and its redevelopment would bring wider public benefits; and in all cases • Comprehensive proposals for reconstruction or redevelopment have been submitted and have received planning permission.

Housing allocation, land east of The Barn, Randalls Farm

0.3 hectares of land is allocated for residential development for approximately 5 dwellings. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect housing need within Barway. • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to minimise amenity impact on adjoining properties and to provide an attractive development. • Make provision for the road across the frontage to be widened to 5 metres. • Ensure new dwellings are connected to the foul sewerage and drainage network; and • Comply with the other policies of the Local Plan.

Housing allocation, land east of 5 Barway Road

0.3 hectares of land is allocated for residential development for approximately 5 dwellings. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect housing need current within Barway. • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to minimise amenity impact on adjoining properties and to provide an attractive development. • The design layout should consider the proximity of the foul pumping station and allow for a distance of 15 metres from the boundary of the curtilage of the dwellings to reduce the risk of nuisance/loss of amenity associated with the operation of the pumping station. • Make provision for the road across the frontage to be widened to 5 metres, and extend the 30 mph speed limit across the frontage. • Provide landscaping along the boundary with the agricultural land to the north and east. • Ensure that new dwellings are connected to the foul sewerage and drainage network; and • Comply with the other policies of the Local Plan.

Housing allocation, land rear of Star and Garter Lane

Approximately 0.2 hectares of land is allocated for residential development on land at the rear of Star and Garter Lane for up to 2 dwellings. Development proposals will be expected to: • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to minimise amenity impact on adjoining properties. • Provide safe vehicular access from Star and Garter Lane. • Ensure that adequate maintenance and servicing (waste collection) arrangements would be possible; and • Comply with the other policies of the Local Plan.

Housing allocation, land between 199-209 High Street

Approximately 0.75 hectares of land is allocated for residential development on land between 199-209 High Street for up to 18 dwellings. Development proposals will be expected to: • Provide an element of affordable housing (currently 40%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Cheveley. • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to minimise amenity impact on adjoining properties and the open countryside. • Provide safe vehicular access from High Street; and • Comply with the other policies of the Local Plan.

A Vision for Paradise area

The Paradise area will be redeveloped as a mixed-use scheme, providing residential uses, car parking and community uses as appropriate. The development will enhance Ely Conservation Area and be sympathetic to the setting, appearance and character of the historic setting including incorporating views of the cathedral. New pedestrian links to the city centre will be provided and a new vehicular access w

Housing/employment allocation, west of Woodfen Road

17 hectares of land is allocated for a mixed-use development incorporating: • Up to 7 hectares of employment development (B1/B2/B8 uses); • Approximately 250 dwellings A Masterplan for the whole area will need to be prepared and submitted alongside any initial planning application, and approved by the District Council. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Littleport, including provision for at least 5% self-build properties. • Provide a minimum of 1.6 hectares of public open space on-site, including land for provision of a play area. This provision should have regard to the need to provide links into the countryside and should form part of the wider green network in Littleport. • Have particular regard to the layout and scale, height, design and massing of buildings, and landscaping, in order to minimise amenity impact on adjoining residential properties and screen the site from the A10 and the surrounding countryside.

Housing allocation, land east of Bell Road

1.7 hectares of land is allocated for residential development for approximately 50 dwellings. A Masterplan for the whole area will need to be prepared, and approved by the District Council in advance of any planning applications being submitted. Development proposals will be expected to: • Provide an element of affordable housing (currently 40%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need in Bottisham. • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to minimise amenity impact on adjoining properties and to provide an attractive extension to Bottisham. Areas requiring particular attention include those areas of development facing the SAM and those on the eastern side of the site with views of Holy Trinity Church. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application. • Be sensitive to the Scheduled Ancient Monument (SAM) and avoid impact on its value as a designation and wider setting. As such, a buffer zone is required as indicated on Map 8.5. Appropriate uses for the buffer zone to the west of the monument could include suitable public open space or a nature conservation area. Proposals should also demonstrate an appropriate mechanism for the long-term management and maintenance of the monument and buffer area. • Provide new allotments within the site or adjoining it to the south/south-west for the use of the local community, as part of the open space provision for the site to meet the identified need for the village. The allotment land should be accessible by car, foot and cycle and include the provision of a water supply and a parking area. • Be accompanied by a Landscape Assessment and include measures to enhance the surrounding Green Belt and provide a well-defined and defensible boundary to the Green Belt on the southern and western boundaries of the site. The boundary treatment should also seek to reduce noise impact from the A14. • Exploit opportunities for new pedestrian and cycle links to the High Street and include measures to actively promote sustainable transport, including public transport, walking and cycling. • Provide the main vehicular access from Bell Road, via a spur off the existing access that serves St. Peter's Field (subject to a Transport Assessment demonstrating the adequacy of the Bell Road/Newmarket Road junction). • Demonstrate that there is adequate capacity in the sewage treatment works and the foul sewerage network; and • Comply with the other policies of the Local Plan.

Housing allocation, land off Newmarket Road

Approximately 20 hectares of land is allocated for residential development for approximately 350 dwellings. The development envelope for Burwell should subsequently be considered to be located on the edge of the development scheme. A Masterplan for the whole scheme will need to be prepared and submitted as part of an outline planning application, and approved by the District Council. Development proposals will be expected to: • Provide an element of affordable housing (currently 40%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Burwell, including provision for an element of self-build properties. • Provide a minimum of 2.2 hectares of public open space on-site and at least 1 play area. • Provide a minimum of 2.5 hectares of land for outdoor sports provision, changing facilities and on-site parking principally within the site. • Have particular regard to site layout, building height, and soft landscaping, to minimise the visual impact of the development. • Provide appropriate landscaping as a buffer where necessary to existing developments and where the scheme follows the new edge of the village. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application. • Provide footpath and cycle linkages between Felsham Chase, Newmarket Road and Ness Road, and a foot/cycle path link through the site between Newmarket

Housing-led sustainable urban extension, North Ely

Approximately 210 hectares of land is allocated for a mixed-use urban extension, comprising: • Up to 3,000 dwellings • 2 Primary schools with pre-school facilities • Sufficient employment uses to deliver approximately 1,300-1,500 jobs. This should include a minimum of 2.8 hectares of employment land for B1/B2/B8 uses which incorporates an extension to Chettisham Business Park • Two local centres, providing retail and community facilities • An extension of Ely Country Park Development proposals will be expected to: • Be exemplar, showcasing best practice of a quality that would be recognised nationally and that stands comparison with the city's existing heritage. • Demonstrate a phased approach to development so that jobs, facilities and infrastructure are delivered alongside housing. • Provide a range of dwelling types and sizes to deliver a balanced community over the lifetime of the development, including a proportion of Lifetime Homes and a minimum of 5% self-build properties. • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3. • Provide sufficient employment-generating uses to deliver approximately 1,300-1,500 jobs, and demonstrate that the number of jobs that can be provided on-site has been maximized. • Pay particular attention to layout, scale, height, design and massing to ensure that the development complements and reinforces the special quality and character of Ely. Proposals will be required to: o Take account of design guidance set out in the North Ely Development Framework (2011) / subsequent SPD. o Take account of approved Design Codes (or other mechanisms employed) to ensure high quality and locally distinctive design. o Adopt a varied urban design/architectural approach across the site, with strong legibility and permeability e.g. through the creation of different 'neighbourhoods' and 'character areas', green infrastructure, locally distinctive features or buildings, open spaces and incorporation of key views of Ely Cathedral and the wider fen landscape. o Address how development on the edge will successfully integrate with the existing built form and landscape including the Princess of Wales Hospital, Ely Country Park, and the wider fen landscape. o Create a clear green buffer between the development and Chettisham to maintain its distinctive identity and prevent coalescence. o Maximise opportunities for walking and cycling by giving careful consideration to the location of key uses. Demonstrate that all homes are within a 5-minute walk of a local centre. o Integrate sufficient on plot, on-street and off-street car and cycle parking into the scheme without creating excessive areas of surface car parking, recognising that levels of car ownership are high. • Provide a 'heart' for the development in the form of a mixed-use area focused around the interface between Highflyer Avenue and Lynn Road, comprising shopping facilities to meet the day-to-day needs of North Ely residents and a range of other community / employment uses which create vitality and generate footfall. Another local centre with corner shop type 'top up' shopping facilities should be provided in the Cam Drive area. The two local centres should jointly provide up to 1000m2 of convenience and up to 1000m2 comparison net retail floorspace. • Provide 2 new primary schools with pre-school facilities through Section 106 agreements. One in the Cam Drive area and one within the central mixed-use area. • Provide a minimum 30% of the total gross site area as green infrastructure / public open space by: bringing green space into the development, delivering an extension to Ely Country Park (incorporating a mix of habitats and uses), creating green buffers to Chettisham and the A10, locating allotments in accessible locations and maximising opportunities to incorporate small-scale features including green roofs, living walls, street trees and small irregular green spaces. Maximise opportunities to make green spaces multifunctional e.g. recreation and health, food production, biodiversity, and climate change mitigation. • Undertake a project level Habitats Regulation Assessment screening. Where this identifies a likely significant effect, applicants will be required to submit sufficient information for a project level Appropriate Assessment to be undertaken by the District Council under the Habitats Regulation Assessment process, to ensure there will be no adverse effect on European sites. • Submit sufficient information, in consultation with Natural England, to explore the implications of development upon designated sites at national level and to address in particular the impact of additional visitor numbers within the Country Park and any extension, and to propose possible mitigation measures where appropriate to ensure there are no adverse impacts. • Create strong transport links to the city centre and other key attractors such as the station, river, proposed Leisure Village and Lancaster Way by incorporating safe and attractive walking and cycling routes and high quality public transport infrastructure. The main east-west link between Thistle Corner and the A10 should take the form of a tree-lined avenue (Highflyer Avenue), fronted by development. • Complete a feasibility assessment of the potential for significant on-site renewable energy provision (above any provision required to meet national standards). Where the feasibility assessment demonstrates that on-site renewable energy provision is both technically feasible and financially viable, this will be required as part of the development. • Demonstrate that there is adequate capacity in the foul sewerage network. • Demonstrate that potential noise impacts from the A10 can be adequately mitigated. • Take account of the North Ely Supplementary Planning Document; and other policies of the Local Plan.

A Vision for Paradise area

The Paradise area will be redeveloped as a mixed-use scheme, providing residential uses, car parking and community uses as appropriate. The development will enhance Ely Conservation Area and be sympathetic to the setting, appearance and character of the historic setting including incorporating views of the cathedral. New pedestrian links to the city centre will be provided and a new vehicular access will be provided from Deacon's Lane if feasible. Multi-storey car parking will be provided to support the city centre. The total area of Paradise Field will be retained and development will create a positive frontage to this important open space.

A Vision for land north of Nutholt Lane

The area will be redeveloped as a residential-led scheme, which may also incorporate community, leisure or office uses. Redevelopment will be dependent on identifying suitable locations for the current users of the site. The development will enhance Ely Conservation Area and be sympathetic to the setting, appearance and character of the historic setting, including incorporating views of Ely cathedral. The design of the scheme will maximise use of its landmark setting, and will provide a positive frontage onto Nutholt Lane and Lynn Road.

Holiday and seasonal occupancy conditions

Holiday occupancy conditions will be placed on new unserviced holiday accommodation requiring that: • The accommodation is occupied for holiday purposes only and shall not be occupied as any person's sole or main residence. • It shall be available for commercial holiday lets for at least 140 days a year and no let must exceed 28 days. • The owners/operators of the site shall maintain an up-to-date register of lettings/occupation, including the names of all owners/occupiers, their home addresses, where they are registered for Council tax and electoral purposes, and showing arrival and departure dates; and • The owner/operator shall undertake a monthly management check of the register, and be prepared to make the register available at all reasonable times to the Local Planning Authority. A seasonal occupancy condition will be attached where accommodation is not suitable for year-round occupation by nature of its construction, location or design, or proximity to a habitat that needs extra protection at certain times of the year.

Housing allocation, land east of 24 Mildenhall Road

0.6 hectares of land is allocated for residential development for approximately 10 dwellings. Development proposals will be expected to: • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to provide a scheme which minimises visual harm to the countryside, enhances the setting of Fordham, and provides attractive landscaped views from Mildenhall Road and Collins Hill. • Maximise the retention of existing hedgerows and trees on the site, and provide additional landscaping on the site boundaries. • Provide a single safe vehicular access from Mildenhall Road, which either allows for the retention of the pedestrian island on Mildenhall Road, or involves its relocation as part of the development proposal. • Provide an element of affordable housing (currently 40%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Fordham. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network. • Provide appropriate evidence of the archaelogical potential significance of the site prior to the submission of a planning application; and • Comply with the other policies of the Local Plan.

Housing allocation, land between 37 and 55 Mildenhall Road

0.3 hectares of land is allocated for residential development for approximately 6 dwellings. Development proposals will be expected to: • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to minimise visual harm to the countryside and provide an attractive scheme which enhances the setting of Fordham. • Maximise the retention of existing hedgerows on the boundaries of the site. • Provide safe vehicular access from one point off Mildenhall Road, a new crossing point for the pedestrian/cycle route, and any other necessary highway improvements. • Provide an element of affordable housing (currently 40%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Fordham. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application; and • Comply with the other policies of the Local Plan.

Housing allocation, land east of 67 Mildenhall Road

0.5 hectares of land is allocated for residential development for approximately 10 dwellings. Development proposals will be expected to: • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to minimise visual harm to the countryside and provide an attractive scheme which enhances the setting of Fordham. • Maximise the retention of existing hedgerows on the boundaries of the site. • Be designed to allow provision for a view across the site towards the north. • Provide safe vehicular access from one point off Mildenhall Road, a new crossing point for the pedestrian/cycle route, and any other necessary highway improvements. • Take account of the main foul sewer which crosses the front part of the site, and liaise with Anglian Water to ensure requirements are satisfied. This is likely to involve provision of an easement of at least 3 metres either side of the sewer, and design of any vehicular crossing points in accordance with the current edition of 'Sewers for Adoption'. • Provide an element of affordable housing (currently 40%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Fordham. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application; and • Comply with the other policies of the Local Plan

Levels of housing, employment and retail growth

In the period 2011 to 2031, the District Council will: • Maximise opportunities for jobs growth in the district, with the aim of achieving a minimum of 9,200 additional jobs in East Cambridgeshire. Part of this strategy will involve making provision for a deliverable supply of at least 179 ha of employment land for B1/B2/B8 uses, and providing for home working. In the period 2022 to 2031, the District Council will: • Make provision for the delivery of 5,400 dwellings in East Cambridgeshire. In the period 2012 to 2031, the District Council will: • Make provision for at least an additional 3,000m2 (net) of convenience and 10,000m2 (net) of comparison retail floorspace in the district.

Delivery of growth

Land will be allocated in the Local Plan to enable the delivery of: • Approximately 6,500 dwellings on the edge of towns and villages. • Approximately 139 hectares of employment development (B1/B2/B8 uses) plus additional floorspace in other sites listed in the table below. • At least 13,652m2 comparison retail floorspace in Ely, plus additional comparison and convenience floorspace on sites listed in the table below; and • Key infrastructure and community facilities, including new schools, expanded health facilities, leisure facilities and open space. The sites identified below are allocated for development over the Plan period. Development on the allocation sites will be guided by the site-specific policies in Part 2 of the Local Plan. The employment allocations include a minimum jobs growth target as well as the amount of land allocated.

Housing allocation, land off Rowan Close

0.5 hectares of land is allocated for residential development of approximately 15 dwellings. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Haddenham. • Retain the existing hedgerow and mature trees that comprise the southern boundary of the site. • Have particular regard to site layout, building height, and soft landscaping, to minimise the visual impact of the development. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network; and • Comply with other policies of the Local Plan.

Housing allocation, land at New Road

0.8 hectares of land is allocated for residential development of approximately 24 dwellings. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a minimum of 0.16 ha of public open space on-site. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Haddenham. • Have particular regard to site layout, building height, and soft landscaping, to minimise the visual impact of the development from the main A1123 road. • Provide safe vehicular access from one point to the south-west of the site. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network; and • Comply with other policies of the Local Plan.

Housing mix

Housing developments of 10 or more dwellings (or allocations where specified) should provide an appropriate mix of dwelling types and sizes that contribute to current and future housing needs as identified in the most recent available evidence relating to the locality. Developments of 50 or more dwellings will be expected to provide a proportion of dwellings that are suitable or easily adaptable for occupation by the elderly or people with disabilities (Lifetime Homes standard or equivalent). Developments of 100 or more dwellings will be expected to provide a minimum of 5% self build properties. The inclusion of self build properties on smaller sites will also be encouraged. The final mix of dwelling types and sizes will be subject to negotiation with the applicant. Applicants will be required to provide sufficient evidence to support their proposals.

Housing density

The appropriate density of a scheme will be judged on a site-by-site basis taking account of: • The existing character of the locality and the settlement, and housing densities within the surrounding area. • The need to make efficient use of land. • The biodiversity of the site and its surroundings and any heritage assets within or adjoining the site. • The need to accommodate other uses and residential amenities such as open space and parking areas. • Levels of accessibility, particularly by public transport, walking and cycling; and • The need to ensure that the residential amenity of new and existing dwellings is protected. Major development schemes will be expected to provide a range of housing densities as part of the development in accordance with an agreed Masterplan.

Affordable housing provision

All new open market housing developments which incorporate more than 10 dwellings will be required to make appropriate provision for an element of affordable housing, as follows: • A minimum of 40% of the total number of dwellings to be provided will be sought in the south of the district (i). • A minimum of 30% of the total number of dwellings to be provided will be sought in the north of the district (ii). • The proportion and type of affordable housing will be the subject of negotiation with applicants. As part of this, consideration will be given to the financial viability of the development including any exceptional costs (e.g. site remediation and infrastructure provision). • Applicants seeking to justify a lower level of affordable housing will be required to provide a financial viability assessment as part of the planning application. • The precise mix in terms of tenure and house sizes of affordable housing within a scheme will be determined by local circumstances at the time of planning permission, including housing need, development costs and the availability of subsidy. • Affordable housing should normally be provided on-site, apart from in exceptional circumstances where agreed with the District Council. Applicants will be required to provide justification as part of the planning application setting out the need for off-site provision or financial contributions in lieu to be made. • The affordable properties will be made available to eligible households at an affordable cost for the life of the property. • The allocation of affordable housing should give priority to people in local housing need in accordance with the District Council's allocation policy (except where alternative mechanisms involving local connections criteria are proposed for specific sites, as set out in Part 2 of the Local Plan). • On larger schemes the affordable housing will be provided in phases, as set out in an agreed masterplan or approved planning application. • The affordable housing shall be physically integrated into the open market housing development by using appropriate design methods. • Affordable housing intended specifically for elderly occupants should be focused on public transport routes. • In order to meet identified local needs, a proportion of dwellings should be provided that are suitable or easily adaptable for occupation by the elderly or people with disabilities (Lifetimes Homes or equivalent).

Affordable housing exception sites

Affordable housing development on exception sites can make an important contribution to meeting local housing needs, and schemes may be permitted on sites outside settlement boundaries where: • There is an identified local need which cannot be met on available sites within the development envelope (including allocation sites), or sites which are part of community-led development. • The site is well related to a village which offers a range of services and facilities, and there is good accessibility by foot/cycle to those facilities. • No significant harm would be caused to the character or setting of the settlement and the surrounding countryside. • The scale of the scheme is appropriate to the location and to the level of identified local affordable housing need. • The scheme incorporates a range of dwelling sizes, types and tenures appropriate to the identified local need; and • The affordable housing provided is made available to people in local housing need at an affordable cost for the life of the property. An element of open market housing will only be acceptable where there is insufficient grant available, and it is demonstrated through financial appraisal that the open market housing is essential to enable delivery of the site for primarily affordable housing, and does not significantly increase the land value above that which would be payable if sufficient grant were available to provide 100% affordable housing.

Dwellings for rural workers

Proposals for permanent dwellings in the countryside for full-time workers in agriculture, horticulture, forestry, stud and other rural activities will be permitted as an exception to the normal policies of control where: • It can be demonstrated that the dwelling is essential to the needs of the business (i.e. there is a need for one or more workers to be readily available at most times). • It can be demonstrated that the enterprise has been established for at least three years and is, and should remain financially viable. • There is no other accommodation within the site/holding or nearby which is currently suitable and available, or could be made available. • A dwelling or building suitable for conversion to a dwelling within the site/holding has not been sold on the open housing market without an agricultural or other occupancy conditions in the last five years. • The proposed dwelling is no larger than that required to meet the functional needs of the enterprise, nor would it be unusually expensive to construct in relation to the income that the enterprise could sustain. • The proposed dwelling is sensitively designed and in keeping with its rural surroundings and will not adversely affect the setting of any heritage asset. • The proposed dwelling will have satisfactory access. • The proposed dwelling is well landscaped, is sited to minimise visual intrusion and is in close proximity to existing buildings to meet the functional need of the business; and • Where the proposal involves a new business that cannot yet demonstrate financial soundness, a temporary dwelling (in the form of a caravan, mobile home or wooden structure that can easily be dismantled and removed from the site) may be acceptable provided all the other criteria are met. Where a new dwelling is permitted, the occupancy will be restricted by condition to ensure that it is occupied by a person, or persons currently or last employed in local agriculture, horticulture, forestry, stud and other rural activities, or their surviving partner or dependant(s). Applications for the removal of an occupancy condition related to rural workers will only be permitted where it can be demonstrated that: • There is no longer a need for accommodation on the holding/business and in the local area. • The property has been marketed for a reasonable period (at least 1 year) and at a price which reflects the existence of the occupancy condition; and • The dwelling has been made available to a minimum of three Registered Social Landlords operating locally on terms which would prioritise its occupation by a rural worker as an affordable dwelling - and that option has been refused.

Residential care accommodation

Residential care accommodation should be located within a settlement that offers a range of services and social facilities. The design and scale of schemes should be appropriate to its setting and have no adverse impact on the character of the locality or residential amenity. Applicants will be expected to provide evidence of need for the provision. As an exception, proposals for care or nursing homes may be acceptable on sites outside development envelopes where: • The site is located adjoining or in close proximity to a settlement which offers a range of services and facilities, and there is good accessibility by foot/cycle to those facilities. • The proposal would not cause harm to the character or setting of a settlement or the surrounding countryside; and • There is an identified need for such provision that is unlikely to be met within the built-up area.

Mobile homes and residential caravan parks

Proposals involving the loss of all or part of key identified mobile home or residential caravan parks will be resisted, unless it can be demonstrated that the operation is no longer viable and there is no business demand. The development of new, or the extension of existing mobile home and residential caravan parks will not normally be appropriate outside development envelopes. As an exception, intensification of existing sites in the countryside may be appropriate within the footprint of the current developed area of the site. All proposals for development or intensification must: • Have no adverse impact on the character and appearance of the locality or amenity of nearby residents. • Have no significant adverse impact in terms of the scale and nature of traffic generated. • Have careful regard to the colour, massing and materials used, and incorporate appropriate landscaping. • Ensure that there is no unacceptable risk of flooding; and • Adhere to the Model Standards 2008 for Caravan Sites in England (or subsequent update).

Extension and replacement of dwellings in the countryside

Proposals which seek to extend or replace an existing dwelling in the countryside will only be supported where: • The extension to an existing dwelling is in keeping with the height, scale and character of the original dwelling and does not adversely affect the character and appearance of the locality or its countryside setting. • The replacement dwelling is of a scale and design which is sensitive to its countryside setting, with its height being similar to that of the original dwelling. If an alternative height is proposed, the applicant will be expected to demonstrate that the scheme exhibits exceptionally high quality of design and enhances the character and appearance of the locality. • The proposal is within the existing curtilage. • The residential use of the dwelling has not been abandoned. • Proposals accord with Policy ENV 2 on design and other relevant Local Plan policies; and • Proposals have regard to maximising carbon neutrality (see Policy ENV 4 in Chapter 6).

Gypsies, Travellers and Travelling Showpeople sites

The District Council will make provision for Gypsy, Traveller and Travelling Showpeople sites to meet identified needs. Provision should be made for at least 38 permanent Gypsy and Traveller pitches between 2011 and 2031, and at least 4 plots for Travelling Showpeople between 2011 and 2016. The following sites are allocated as Gypsy and Traveller sites (see Inset Maps 4.1 and 4.2). Applications for the requisite number of pitches will be suitable in principle on these sites, provided other Local Plan policies are satisfied: • Land at Muckdungle Corner, Newmarket Road, Bottisham (2 pitches). • Land at Pony Lodge, Grunty Fen Road, Witchford (2 pitches). Proposals elsewhere for Gypsy, Traveller and Travelling Showpeople accommodation should meet the following criteria: • Adequate schools, shops and other community facilities are within reasonable travelling distance. • There is no significant adverse impact on the character and appearance of the countryside and the setting of settlements. • The site would not lead to the loss of or adverse impact on important historic and natural environment assets as defined in Policies ENV 7 and ENV 11-15. • There is no significant risk of land contamination. • There is no unacceptable risk of flooding. • The scale of the proposal is not disproportionate to the size of the nearest settlement and the availability of community facilities and infrastructure. • The site provides a suitable level of residential amenity for the proposed residents and there is no significant adverse impact on the amenity of nearby residents. • Safe and convenient vehicular access to the local highway network can be provided together with adequate space to allow for the movement and parking of vehicles. • Essential services (water, electricity and foul drainage) are available on site or can be made available; and • Plots for Travelling Showpeople should also be of a sufficient size to enable the storage, repair and maintenance of equipment. The sub-division of authorised Gypsy, Traveller and Travelling Showpeople sites will also be permitted provided that: • The residential amenity of residents on the proposed site and neighbouring land is protected. • Sites are of a suitable size to enable the creation of additional pitches or plots. • There is no significant loss of soft and hard landscaping and amenity provision within the existing site, particularly where conditioned by previous consent; and • There is no adverse impact in terms of highways access and movement.

Housing allocation, land south and west of Lady Frances Court

0.56 hectares of land is allocated for residential development of approximately 15 dwellings. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Isleham. • Have particular regard to site layout, building height and soft landscaping to minimise the visual impact of development from Fordham Road and Station Road. • Provide safe vehicular access from Fordham Road. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application; and • Comply with the other policies of the Local Plan.

Housing allocation, land at 5a Fordham Road

0.55 hectares of land is allocated for residential development of approximately 10 dwellings. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Isleham. • Have particular regard to site layout, building height and soft landscaping to minimise the visual impact of development from Fordham Road. • Provide safe vehicular access from Fordham Road. • Provide landscaping along the boundary with agricultural land to the east and neighbouring residential properties to the north and south; and • Comply with the other policies of the Local Plan.

Housing allocation, land west of Hall Barn Road

1 hectare of land is allocated for residential development of approximately 12 dwellings. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Isleham. • Have particular regard to site layout, building height and soft landscaping to minimise the visual impact of development from Hall Barn Road and Temple Road. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application. • Provide safe vehicular access on Hall Barn Road with an access point to be located at a distance from the Hall Barn Road and Temple Road junction. • Provide landscaping along the boundary with the agricultural land to the west and existing residential properties. • Have regard to the setting of Listed Buildings located at Hall Barn Road; and • Comply with the other policies of the Local Plan.

Housing allocation, land west of Pound Lane

0.33 hectares of land is allocated for residential development of approximately 3 dwellings. Development proposals will be expected to: • Have particular regard to site layout, building height, massing and soft landscaping to minimise the visual impact of development from Pound Lane, the neighbouring Scheduled Monument and to minimise amenity impact on neighbouring residential properties. This should include retention of the long distance view across the site towards the Scheduled Monument from the area close to 34 Pound Lane. • Be sensitively designed to minimise impact on the Scheduled Monument and its wider setting. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application to enable an informed decision to be made by the Local Planning Authority on the suitability of development proposals. • Provide safe vehicular access to the southern part of the site from Pound Lane, whilst maximising the retention of the existing brick boundary wall. • Extend the existing footway on the west of Pound Lane between Church Street and 15 Pound Lane, to the south-east corner of the site. • Provide safe vehicular access to the northern part of the site from Pound Lane, and a suitable pedestrian crossing point to access the footpath on the east side of Pound Lane. • Retain and enhance the existing public right of way which provides public access to the neighbouring scheduled monument; and • Comply with other policies in the Local Plan.

Housing allocation, land at Church Lane

0.34 hectares of land is allocated for residential development of approximately 5 dwellings. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Isleham. • Have particular regard to site layout, building height, massing and soft landscaping to minimise the visual impact of development from Coates Drove and to minimise amenity impact on neighbouring residential properties on Church Lane. • Protect and enhance the existing planting and trees on the northern boundary of the site. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application. • Provide safe vehicular, pedestrian and cycle access from Church Lane. • Provide landscaping along the boundary with grassland to the east and neighbouring residential properties to the west; and • Comply with other policies in the Local Plan.

Housing/employment allocation, west of Woodfen Road

17 hectares of land is allocated for a mixed-use development incorporating: • Up to 7 hectares of employment development (B1/B2/B8 uses); • Approximately 250 dwellings A Masterplan for the whole area will need to be prepared and submitted alongside any initial planning application, and approved by the District Council. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Littleport, including provision for at least 5% self-build properties. • Provide a minimum of 1.6 hectares of public open space on-site, including land for provision of a play area. This provision should have regard to the need to provide links into the countryside and should form part of the wider green network in Littleport. • Have particular regard to the layout and scale, height, design and massing of buildings, and landscaping, in order to minimise amenity impact on adjoining residential properties and screen the site from the A10 and the surrounding countryside. • Demonstrate through a Transport Assessment that the site can be safely accessed by vehicles. This may involve provision of two separate access points, with the housing part of the scheme only accessed via Woodfen Road, and the employment part accessed either via the A10, or a new rounabout arm (to be determined through the Transport Assessment and further feasibility work). Both routes should also provide safe access for pedestrians and cyclists. • Undertake a project level Habitats Regulation Assessment screening. Where this identifies a likely significant effect, applicants will be required to submit sufficient information for a project level Appropriate Assessment to be undertaken by the District Council under the Habitats Regulation Assessment process to ensure there will be no adverse effect on European sites. • Provide a pedestrian and cycle link across the site from a point close to the A10 roundabout, to join Woodfen Road in the south-east corner of the site. • Provide pedestrian and cycle access between the housing and employment parts of the site. • Investigate potential for provision of a pedestrian and cycle link between the site and the neighbouring Saxon Way Business Park. • Provide necessary highway improvements and traffic calming measures on nearby roads, as demonstrated in a Transport Assessment, to deal with additional traffic and to provide safe crossing places for pedestrians and cyclists. • Demonstrate that flood risk on site the can be adequately mitigated. • Demonstrate that potential noise impacts from the A10 can be mitigated. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network; and • Comply with other policies in the Local Plan.

Housing allocation, land west of Highfields

13.25 hectares of land is allocated for residential development for up to approximately 300 dwellings. A Masterplan for the whole area will need to be prepared and submitted as part of an outline planning application, and approved by the District Council. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Littleport, including provision for at least 5% self-build properties. • Provide a minimum of 2 hectares of public open space on-site, including land for provision of a play area. This provision should have regard to the need to provide links into the countryside and should form part of the wider green network in Littleport. • Have particular regard to the layout and scale, height, design and massing of buildings, and landscaping, in order to minimise visual impact from Woodfen Road, Grange Lane and the surrounding countryside. • Undertake a project level Habitats Regulation Assessment screening. Where this identifies a likely significant effect, applicants will be required to submit sufficient information for a project level Appropriate Assessment to be undertaken by the District Council under the Habitats Regulation Assessment process to ensure there will be no adverse impacts on European sites. • Provide pedestrian and cycle links from the site to the town centre via the adjoining Highfields development (Tilling Way/Cornfield Lane) and Upton Place. • Provide a pedestrian and cycle link across the site from Woodfen Road as part of a circular walking route around Littleport. • Contribute towards the provision of a pedestrian and cycle route on Grange Lane, between the A10 roundabout and Highfields mini roundabout. • Relate well to the established design character of the Highfields development and allow for future housing development to the south of the site. • Provide safe vehicular access from Highfields Road (vehicular route which currently has benefit of planning permission). • Provide necessary highway improvements and traffic calming measures on nearby roads, as demonstrated in a Transport Assessment. • Demonstrate that potential noise impacts from the A10 can be adequately mitigated. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network and that adequate surface water drainage and flood storage capacity is provided. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application; and • Comply with the other policies of the Local Plan.

Housing allocation, land west of Ely Road

1.2 hectares of land is allocated for residential development of approximately 25 dwellings. Development proposals will be expected to: • Have particular regard to layout and the scale, height, design and massing of buildings, and landscaping to minimise the visual impact of development from Cannon Street, Ely Road and the open countryside, and to minimise amenity impact on adjoining residential properties. • Maximise the retention of existing hedgerows on the site and roadside trees, and provide additional landscaping on the site boundaries. • Demonstrate through a Transport Assessment that safe vehicular, pedestrian and cycle access can be provided into and within the site. • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Little Downham. • Provide a minimum of 0.16 ha of public open space on site; and • Comply with the other policies of the Local Plan.

Housing allocation, land adjacent to Putney Hill Road

Approximately 0.5 hectares of land is allocated for residential development for up to 10 dwellings. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Prickwillow. • Have particular regard to the layout and scale, height, design and massing of buildings, and landscaping, in order to minimise visual impact from Putney Hill Road and the surrounding countryside. • Demonstrate that the site can be suitably accessed by vehicles, pedestrians and cyclists, and provide any necessary improvements to the local footpath network. • Demonstrate that the flood risk on the site can be adequately mitigated; and • Comply with the other policies of the Local Plan.

Housing allocation, land north-east of 9 Straight Furlong

0.8 hectares of land is allocated for residential development of approximately 10 dwellings. Development proposals will be expected to: • Have particular regard to layout and the scale, height, design and massing of buildings, and landscaping to minimise the visual impact of development from Straight Furlong and the surrounding countryside and to minimise amenity impact on the nearby residential properties. • Consider the proximity of the foul pumping station in the design and layout of the scheme, and allow for a distance of 15 metres from the boundary of the curtilage of the dwellings to reduce the risk of nuisance/loss of amenity associated with the operation of the pumping station. • Maximise the retention of existing planting and trees on the site, and provide additional landscaping on the boundaries with the open countryside, and in the area closest to the pumping station. • Demonstrate that the flood risk on the site can be adequately mitigated. • Provide safe vehicular access from one point off Straight Furlong and extend the existing footway. • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Pymoor; and • Comply with the other policies of the Local Plan.

Housing allocation, land off Brook Street

Approximately 22 hectares of land is allocated for residential development for up to approximately 400 dwellings. A Masterplan for the whole area will need to be prepared and submitted as part of an outline planning application, and approved by the District Council. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Soham, including provision for a minimum of 5% of self-build properties. • Provide approximately 8 hectares of public open space on-site, including land for provision of at least 2 play areas. • Maximise opportunities to provide an attractive riverside frontage alongside the Lode and brook, which incorporates public open space, landscaping and appropriate orientation of buildings. • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to minimise visual harm to the adjacent Commons area and County Wildlife Site, and to provide views of St. Andrews Church. • Provide a new and enhanced pedestrian and cycle link to the town centre, via a new bridge link over the drain close to Brook Dam Lane. • Provide a new pedestrian and cycle link to the adjacent Commons to the north, via a new bridge link over the Lode at a suitable point to the rear of 10-22 East Fen Common. Will also require upgrades to the existing footpath between this point and Paddock Street. • Provide a pedestrian and cycle link across the site along the length of the Lode frontage, which links at the southern end across County Wildlife Site 55 to the existing footbridge to the Commons. • Provide a pedestrian and cycle link across the site to Greenhills. • Protect and enhance County Wildlife Site 55 – particularly the section west of the Lode. • Demonstrate that the flood risk on the site can be adequately mitigated. • Demonstrate, through a Transport Assessment, that the site can be safely accessed by vehicles and that impacts on nearby roads can be adequately mitigated through traffic calming or other highways improvements. • Provide safe vehicular access from at least one point off Brook Street, with an additional access point provided for emergency vehicles if only one main access point is provided. • Provide high speed broadband, and a proportion of homes that are suitable for homeworking. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network. • Provide appropriate evidence of the archaelogical potential and significance of the site prior to the submission of a planning application; and • Comply with the other policies of the Local Plan.

Housing-led / mixed use allocation, land off Station Road

Approximately 3.6 hectares of land is allocated for a housing-led/mixed use development off Station Road. Within the site, provision will be made for up to approximately 90 dwellings, a station building, parking and associated facilities (on about 0.6 ha), and a minimum of 0.5 hectares of office/industrial development. A limited number of small retail units may also be appropriate in the station quarter, to meet the needs of station users/employees – providing it can be demonstrated there is no significant adverse impact on the town centre. A Masterplan for the whole area will need to be prepared and submitted as part of any initial planning application on the site, and approved by the District Council. Development proposals will be expected to: • Provide an attractive station square or potential setting to the station, which incorporates public open space, landscaping and appropriate orientation of buildings – and includes a mix of office/industrial and residential uses. • Provide or identify sufficient safeguarded land for a station building and associated facilities, including drop-off/pick-up facilities for cars and buses, and cycle and car parking. • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to minimise amenity impact on adjoining properties, and to provide an attractive setting to Soham. • Demonstrate through a Transport Assessment that safe vehicular (car and bus), pedestrian and cycle access can be provided into and within the site. • Provide a pedestrian and cycle link to the town centre, via the current station approach road – and a pedestrian and cycle link onto Spencer Drove. • Provide good pedestrian and cycle links across the site, between the housing, station and commercial uses. • Provide a new pedestrian link to the farmland to the west, via a new bridge which serves the railway platforms (and at the same time, effect the closure of the existing crossing point at the southern end of the site). • Provide necessary highway improvements and traffic calming measures on nearby roads, as demonstrated in a Transport Assessment • Demonstrate that vibration and noise pollution from the adjacent railway line can be adequately mitigated. • Demonstrate that the flood risk on the site can be adequately mitigated. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network. • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Soham. • Provide high speed broadband and a proportion of flexible live-work units; and • Comply with the other policies of the Local Plan.

Housing-led / mixed use allocation, Eastern Gateway area

Approximately 33 hectares of land is allocated for a housing-led/mixed use development in the Eastern Gateway area. Within the site, provision will be made for: • Up to approximately 600 dwellings • Approximately 0.5 hectares for B1/B2 employment uses in small industrial or starter units/offices, providing 2000-2500m2 of employment space • A small local shop serving top-up needs • Approximately 0.4 hectares for the extension of the Staploe Medical Centre • Approximately 1.1 hectares for an extension of the Weatheralls Primary School site and provision of a new pre-school facility • Approximately 3.6 hectares of allotment land • Approximately 8 hectares of public open space and Commons land • Approximately 3 hectares for the provision of a new Garden Centre, or employment uses (B1/B2/B8) The Masterplan will need to be updated and submitted as part of an outline planning application for the whole site, and approved by the District Council. These may or may not include the garden centre site. The revised Masterplan will need to build on and reflect the key principles and elements in the Conceptual Masterplan. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3. • Provide a mix of dwelling types & sizes to reflect current evidence of need in Soham, including provision for a minimum of 5% self-build properties. • Provide alternative land of an equivalent size within the site to facilitate the re-location of the existing allotments. The allotment land should be provided in multiple locations, unless updated Masterplanning work indicates that provision in one location would not have an unacceptable impact on overall scheme viability or on the design and layout quality of the overall scheme. The re-provided allocations should be accessible by car, foot and cycle, and include the provision of a water supply, parking and adequate security measures. • Provide extensive areas of public open space within the site (incorporating a number of play areas), and a new Commons area adjoining the A142 which provides a link between Qua Fen Common and East Fen Common. • Provide a town square/neighbourhood centre comprising business/starter units and offices and a small local shop, adjacent to the expanded medical centre. • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to provide a high quality scheme which enhances the setting of Soham, focuses on St. Andrews Church as a key landmark building, and minimises amenity impact on adjoining properties. • Provide a new roundabout on the A142 and link road through the scheme to Pratt Street. Contribute towards safety improvements of the junctions of Northfield Road, Qua Fen Common and Paddock Street on the A142. • Retain and enhance the existing rights of way which cross the site, and provide an upgraded cycle/footpath link between the link road and Kents Lane. Provide new pedestrian & cycle access points to adjoining roads, as indicated in the Conceptual Masterplan. • Provide safe and secure access to the site past Weatheralls School, with necessary junction and highway improvements on the road, and at the junction with Pratt Street. • Provide high speed broadband and a proportion of units suitable for home working. • Demonstrate that the flood risk on the site can be adequately mitigated. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network. • Provide appropriate evidence of the archaelogical potential and significance of the site prior to the submission of a planning application; and • Comply with the other policies of the Local Plan.

Housing allocation, land off Fordham Road

Approximately 3.85 hectares is allocated for residential development for up to 90 dwellings. A Masterplan for the whole site will need to be prepared and submitted as part of an outline planning application and approved by the District Council. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3. • Provide a mix of dwelling types and sizes to reflect the current evidence of need within Soham. • Maximise the retention of existing hedgerows on the boundary of the site and provide additional landscaping on the site boundaries. • Provide approximately 0.6 hectares of public open space on-site, including land for the provision of a play area. • Have particular regard to the layout and the scale, height, design and massing of buildings and landscaping, in order to minimise the visual impact of the development from the A142 and minimise impact on amenity of nearby residential properties. • Demonstrate through a Transport Assessment that safe vehicular, pedestrian and cycle access can be provided into and within the site. • Provide safe vehicular access from up to two points on Fordham Road. • Retain the existing right of way/green lane (Clipsall Track) within the site as much as possible, and enhance its appearance and usability for pedestrians. • Explore the feasibility of upgrading the pedestrian crossing where Clipsall Track crosses the A142, and make necessary contributions to improvements - in order to help facilitate publicly accessible walking routes in the wider countryside. • Retain and enhance the existing right of way on the eastern boundary of the site. • Provide a safe pedestrian crossing and link from the site across the A142 to the publicly accessible walking routes in the wider countryside. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewage network. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application; and • Comply with the other policies of the Local Plan.

Housing allocation, land south of Blackberry Lane

Approximately 6.85 hectares is allocated for residential development for up to 160 dwellings A Masterplan for the whole area will need to be prepared and submitted as part of an outline planning application and approved by the District Council. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3. • Provide a mix of dwelling types and sizes to reflect the current evidence of need within Soham, including provision for at least 5% self build properties. • Maximise the retention of existing hedgerows and trees within the site and on the boundaries of the site, and provide additional landscaping on the site boundaries. • Provide approximately 1.1 hectares of public open space on-site, including land for the provision of a play area. • Provide a significant green buffer zone between the built-up area and the A142 which is undeveloped and provides a soft landscaped edge to Soham. • Have particular regard to the layout and the scale, height, design and massing of buildings and landscaping, in order to minimise the visual impact of the development from the A142 and minimise impact on amenity of nearby residential properties. • Retain and enhance existing rights of way/green lanes to the north, west and south of the site. Provide new pedestrian links from the site to green lanes at key points on these routes, where appropriate. • Retain and enhance the existing public right of way which crosses the site from Longmere Lane to the A142 bypass. • Explore the feasibility of upgrading the pedestrian crossings where Blackberry Lane and Longmere Lane cross the A142, and make necessary contributions to improvements - in order to help facilitate publicly accessible walking routes in the wider countryside. • Provide safe vehicular access from Brook Street following the removal of existing farm buildings. • Demonstrate that noise impacts from the A142 can be adequately mitigated. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewage network. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application; and • Comply with the other policies of the Local Plan.

Housing allocation, land north of Blackberry Lane

Approximately 4.4 hectares is allocated for residential development for up to 100 dwellings. A Masterplan for the whole area will need to be prepared and submitted as part of an outline planning application and approved by the District Council. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3. • Provide a mix of dwelling types and sizes to reflect the current evidence of need within Soham, including provision for at least 5% self build properties. • Provide approximately 0.7 hectares of public open space on-site, including land for the provision of a play area. • Provide a significant green buffer zone between the built-up area and the A142 which is undeveloped and provides a soft landscaped edge to Soham. • Have particular regard to the layout and the scale, height, design and massing of buildings and landscaping, in order to minimise the visual impact of the development from the A142 and minimise impact on amenity of nearby residential properties. • Demonstrate that noise impacts from the A142 can be adequately mitigated. • Demonstrate through a Transport Assessment that the site can be safely accessed by vehicles, pedestrians and cyclists. • Provide safe vehicular access close to the Brook Street/Greenhills junction. If further Transport Assessment work demonstrates this cannot be safely achieved, vehicular access may need to be provided via the adjoining allocation (land south of Blackberry Lane – Policy SOH 5). If this alternative access point is required, it will be important to ensure that only one vehicular crossing of Blackberry Lane is provided, and that this is as close to the rear of properties on Brook Street as possible – in order to minimise harm to the integrity, appearance and function of Blackberry Lane.

Housing allocation, land adjacent to the cemetery

4.8 hectares of land is allocated for residential development for approximately 115 dwellings. A Masterplan for the whole area will need to be prepared and submitted as part of an outline planning application, and approved by the District Council. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required by Policy HOU 3. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Soham, including provision for a minimum of 5% of self-build properties. • Provide approximately 0.8 hectares of public open space, including land for the provision of a play area. • Maximise the retention of existing boundary hedgerows and trees. • Retain and enhance the green lane between Fordham Road and The Butts (Cherrytree Lane). • Explore opportunities to provide additional pedestrian links into the green lane at key strategic points. • Protect and enhance County Wildlife Site 58. • Demonstrate through a Transport Assessment that the site can be safely accessed by vehicles and that impacts on nearby roads can be adequately mitigated through traffic calming or other highway improvements. • Provide safe vehicular access from Fordham Road. • Demonstrate that there is adequate capacity in the sewage treatment works and the foul sewerage network. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application; and • Comply with the other policies of the Local Plan.

Housing allocation, land east of The Shade

1.96 hectares of land is allocated for residential development for approximately 45 dwellings. A Masterplan for the whole area will need to be prepared and submitted as part of an outline planning application, and approved by the District Council. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required by Policy HOU 3. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Soham. • Provide approximately 0.3 hectares of public open space. • Maximise the retention of existing boundary hedgerows and trees, and those within the site. • Retain and enhance the green lane along the northern boundary as much as possible. • Retain and enhance the public footpaths crossing the site. • Provide safe vehicular access from The Shade. • Demonstrate that noise impact from the adjoining Northfield Road Business Park can be adequately mitigated. • Demonstrate that there is adequate capacity in the sewage treatment works and the foul sewerage network. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application; and • Comply with the other policies of the Local Plan.

Housing allocation, land north of The Brook

Approximately 2.5 hectares of land is allocated for residential development on land north of The Brook, for 50 dwellings. A Masterplan will need to be prepared and submitted as part of a planning application, and approved by the District Council. Development proposals will be expected to: • Demonstrate how they fit with the longer-term plans for the area to the north of The Brook – via an Indicative Development Framework or broad concept plan for the whole area. • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Sutton, including provision for an element of self-build properties. • Have particular regard to the layout and the scale, height, design and massing of buildings, and landscaping, in order to minimise amenity impact on adjoining properties, and to provide an attractive setting to Sutton. • Provide a minimum of 0.35 hectares of public open space on-site, including provision of a play area. • Provide safe vehicular access from Mepal Road. • Provide a new pedestrian and cycle link to the village centre and primary school via land adjoining 26 The Orchards, and facilitate the opening of the planned link between The Orchards and Stirling Way. • Provide necessary highway and walking/cycling network improvements, as demonstrated in the Transport Assessment for the development proposal. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network; and • Comply with the other policies of the Local Plan.

Housing allocation, land off Rogers Road

1 hectare of land is allocated for residential development for up to 20 dwellings. Development proposals will be expected to: • Provide an element of affordable housing (currently 40%) as required under Policy HOU 3, with priority being given to people in local housing need. • Provide a minimum of 0.1 hectares of public open space on-site. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Swaffham Prior. • Have particular regard to site layout, building height and soft landscaping, to minimise the visual impact of the development from the main B1102 road. • Provide landscaping along the boundary with the agricultural land to the west and south. • Demonstrate there is adequate capacity in the sewage treatment works and the foul sewerage network. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application; and • Comply with the other policies of the Local Plan.

Housing allocation, land opposite the old Red Lion, Main Street

Approximately 0.15 hectares of land is allocated for residential development for up to 2 dwellings. Development proposals will be expected to: • Provide for frontage development only, to reflect the existing character of this part of Main Street. • Have particular regard to the protected trees which are present on the site through the submission of a full trees assessment. • Have particular regard to the scale, height, design and massing of buildings, and landscaping, in order to provide a high quality scheme which enhances the character of the village and minimises amenity impact on neighbouring properties. • Provide any necessary highway improvements and/or traffic calming measures to Main Street as required by the Highways Authority; and • Comply with the other policies of the Local Plan.

Housing allocation, land east of 1 Main Street

Approximately 0.12 hectares of land is allocated for residential development for up to 2 dwellings. Development proposals will be expected to: • Provide for frontage development only, to reflect the existing character of this part of Main Street. • Have particular regard to the protected trees which are present on the site through the submission of a full trees assessment. • Have particular regard to the scale, height, design and massing of buildings, and landscaping, in order to provide a high quality scheme which enhances the character of the village and minimises amenity impact on neighbouring properties. • Provide any necessary highway improvements and/or traffic calming measures to Main Street as required by the Highways Authority; and • Comply with the other policies of the Local Plan.

Prickwillow Housing Allocation

Development on the allocation site will need to be in line with Policy PRK 1.

Housing allocation, land north-west of The Crescent

Approximately 0.2 hectares of land is allocated for residential development on land to the north-west of The Crescent for up to 5 dwellings. Development proposals will be expected to: • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3, with priority given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Wicken. • Have particular regard to the layout, scale, height, design and massing of buildings, and landscaping, in order to minimise impact on the open countryside; and • Comply with the other policies of the Local Plan.

Housing allocation, land south of Church Road

Approximately 0.2 hectares of land is allocated for residential development on land to the south of Church Road for up to 5 dwellings. Development proposals will be expected to: • Be frontage development only, to reflect the existing character along Church Road. • Provide an element of affordable housing (currently 30%) as required under Policy HOU 3, with priority given to people in local housing need. • Provide a mix of dwelling types and sizes to reflect current evidence of need within Wicken. • Have particular regard to the layout, scale, height, design and massing of buildings, and landscaping, in order to minimise impact on the open countryside. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application; and • Comply with the other policies of the Local Plan.

Telecommunications

The Council will permit the development of new telecommunications equipment, provided that: • The applicant has demonstrated that alternatives have been investigated to share existing telecommunication facilities or site equipment on or within existing structures or buildings. • Proposed development will not cause significant or irremediable interference with other electronic equipment, air traffic services or instrumentation operated in the national interest. • Proposals are sited and designed to minimise impact on the character and appearance of the area, using innovative design and/or camouflaging where necessary. • The proposal will not have an unacceptable impact on the appearance of the locality, sites protected for nature conservation or heritage assets. • If approved, provision is made for the removal of the facilities and reinstatement of the site to its former condition should it cease to be operational; and • The application is accompanied by necessary evidence to support the proposal, including the outcome of consultation with key organisations, and a statement that ICNIRP guidelines on non-ionising radiation protection will be met.

Infrastructure requirements

There should be appropriate physical, social and green infrastructure in place to serve the needs of new development within the district, as set out in Policy GROWTH 1. New and improved infrastructure within the district will be delivered through the following measures: • Development proposals will be required to make contributions towards infrastructure in accordance with the Council's adopted Community Infrastructure Levy Charging Schedule. • Development proposals will be expected to provide or contribute towards the cost of providing infrastructure and community facilities made necessary by the development, where this is not provided through the Community Infrastructure Levy. This will be through on or off site provision or through financial payments, and secured via planning conditions or planning obligations (Section 106 agreements). Further guidance is set out in the Council's Supplementary Planning Document on Developer Contributions. In the case of open space and play area facilities, this will only be sought from schemes of 20 or more dwellings. • The District Council will work closely with infrastructure providers at the earliest possible stage to ensure inclusion of infrastructure schemes within their programmes, plans and strategies, and delivery of specific infrastructure requirements in conjunction with individual development schemes and the expected timing of development coming forward. • Land will be identified in the Local Plan for the provision of new infrastructure (see Part 2). • The protection of existing infrastructure and facilities as outlined in Policy COM 3. Key infrastructure requirements relevant to growth within the district include the following (this list is not exhaustive and is taken from the Council's Infrastructure Investment Plan): Education • New pre-school facilities at Burwell, Ely, Littleport and Soham, and expansion of pre-school facilities elsewhere within the district. • New Early Years (nursery) facilities at Burwell, Ely, Soham and Littleport and expansion of existing facilities elsewhere. • 2 new primary schools in Ely, 1 in Littleport and 1 in Soham, and expansion elsewhere in the district. • A new secondary school at Littleport, and expansion of existing facilities elsewhere. • New Area Special School in Littleport. Green infrastructure, leisure and open space • Strategic green infrastructure improvements as outlined in the Cambridgeshire Green Infrastructure Strategy, including the provision of Ely Country Park and Block Fen nature reserve, improvements to Soham Town Commons and the Ouse Corridor, and the Wicken Fen Vision. • New Leisure Centre at Downham Road, Ely. • Improvements to open space, sports facility and play area provision throughout the district (with the aim of meeting Natural England's Accessible Natural Greenspace Standards (ANGSt). Health facilities • New primary healthcare facility (Doctors) at Princess of Wales Hospital, Ely. • Expanded primary healthcare provision at Burwell, Littleport, Soham and Ely city centre. • Redevelopment and enhancement of facilities at Princess of Wales Hospital, Ely. Transport • Highway and sustainable transport infrastructure improvements associated with the development of North Ely, including pedestrian and cycle routes to the station and the town centre. • Major improvements to the A142 between Angel Drove and Stuntney Causeway. • Dualling of the A10 between A142 Witchford Road and A142 Angel Drove. • Improvements to Queen Adelaide Way. • Improvements to the junctions of the A14/A142 and A14/A10. • Capacity and junction improvements to the A10. • Development of Soham Railway Station. • Improvements to Ely Railway Station (passenger transport interchange, improved pedestrian and segregated cycle access and increased car and cycle parking) and Littleport Railway Station (increased car and cycle parking). • Improved rail and bus services. • Improvements to pedestrian and cycle networks within settlements and between settlements (including segregated cycle routes with appropriate crossings at key points where possible). Other infrastructure • Upgrading of existing Waste Water Treatment Works where required. • Upgrading to electricity infrastructure, as required. • Providing and/or upgrading telecommunications infrastructure.

School allocation - land west of Camel Road

A broad area to the west of Camel Road has been identified for a new primary school (with a pre-school facility), secondary and area special school and associated playing fields, buildings and car parking. This would normally require approximately up to 8.5 hectares of land (but may be less if facilities are shared with the adjoining Leisure Centre). Development proposals will be expected to: • Have particular regard to layout and the scale, height, design and massing of buildings and landscaping in order to minimise visual impact on Camel Road and minimise amenity impact on neighbouring properties. • Demonstrate through a Transport Assessment that safe vehicular, pedestrian and cycle access can be provided into the site (with the main vehicular access point from Camel Road). • Provide necessary highways improvements and traffic calming on nearby roads, as demonstrated through a Transport Assessment. • Provide a pedestrian and cycle link to the site via Elmside, through the provision of a new footbridge over the drain and upgrading of the existing link, and explore other options for additional pedestrian and cycle access from Wisbech Road. • Enhance and upgrade Black Bank Drove to provide a suitable route for pedestrians and cyclists. • Provide adequate car and cycle parking on site for employees and visitors. • Mitigate the loss of existing playing fields by making alternative provision in line with Policy COM 3. • Provide appropriate evidence of the archaeological potential and significance of the site prior to the submission of a planning application. • Demonstrate that the flood risk on the site can be adequately mitigated; and • Comply with other policies of the Local Plan.

Presumption in favour of sustainable development

The District Council will work proactively with applicants to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. Planning applications that accord with the policies in this Local Plan (and, where relevant, with policies in Neighbourhood Plans) will be approved wherever possible without delay, unless material considerations indicate otherwise. Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision, permission will be granted unless material considerations indicate otherwise – taking into account: • Any adverse impacts of granting permission which would significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole. • Specific policies in the NPPF which indicate that development should be restricted or refused; and • Strategic objectives of the Local Plan including those within Town and Village visions.

Locational strategy

The majority of development will be focused on the market towns of Ely, Soham and Littleport. Ely is the most significant service and population centre in the district, and will be a key focus for housing, employment and retail growth. More limited development will take place in villages which have a defined development envelope, thereby helping to support local services, shops and community needs. Within the defined development envelopes housing, employment and other development to meet local needs will normally be permitted – provided there is no significant adverse effect on the character and appearance of the area and that all other material planning considerations are satisfied. Two key exceptions to this will apply in the case of proposals involving the loss of employment land or community facilities – which will be assessed against Policies EMP 1 and COM 3 respectively. Retail development should be focused where possible within the town centres of Ely, Soham and Littleport – or alternatively, if there are no suitable sites available, on edge of centre sites, then out of centre sites, in accordance with Policy COM 1 and other policies in Part 2 of this Local Plan. Outside defined development envelopes, development will be strictly controlled, having regard to the need to protect the countryside and the setting of towns and villages. Development will be restricted to the main categories listed below, and may be permitted as an exception, providing there is no significant adverse impact on the character of the countryside and that other Local Plan policies are satisfied. • Community-based development (see Policy GROWTH 6), which may include uses such as affordable housing, small business units and renewable energy schemes. • Affordable housing exception schemes (see Policy HOU 4). • Dwellings for essential rural workers (see Policy HOU 5). • Residential care homes (see Policy HOU 6). • Extension and replacement of dwellings in the countryside (see Policy HOU 8). • Gypsy and Traveller and Travelling Showpeople sites (see Policy HOU 9). • Extensions to existing businesses (see Policy EMP 2). • Small-scale employment development (see Policy EMP 3). • Re-use and replacement of buildings in the countryside (see Policy EMP 4). • Horse racing and equestrian development (see Policy EMP 5). • Tourism development (see Policies EMP 7 and EMP 8). • Renewable energy development (see Policy ENV 6). • Enabling development associated with heritage assets (see Policy ENV 16). • Farm shops (see Policy COM 1). • Outdoor recreation and leisure facilities (see Policies COM 4 and COM 5). • Telecommunications (see Policy COM 6). • Agriculture, horticulture and forestry. • Utility infrastructure and flood protection schemes. • Specific allocations in the Local Plan (see Policy GROWTH 4 and policies in Part 2 of the Local Plan).

Location of retail and town centre uses

Within the defined town centres, proposals for retail and other 'town centre uses' will be supported where: • The scale and type of development is directly related to the role and function of the centre, in accordance with the hierarchy identified in Policy GROWTH 2. • There would be no adverse effect on the vitality and viability of the centre, or on any other centres. • The development would enhance the character and attractiveness of the centre and its locality, and not adversely affect residential amenity. • The local transport system is capable of accommodating the potential traffic implications, and necessary mitigation measures are provided to make the development viable in transport terms; and • Proposals on allocation sites accord with relevant site policies in Part 2 of the Local Plan. Outside the town centres of Ely, Soham and Littleport, proposals for retail and 'town centre uses' may be permitted under the following circumstances: • The sequential approach has been followed and there are no suitable sequentially preferable sites available. • The site is suitable for the proposed use and the building form and design is appropriate in the local context. • The scale and type of development is directly related to the role and function of the centre or its locality, in accordance with the hierarchy in Policy GROWTH 2. • For retail developments of 280m2 net floorspace or larger, there would be no adverse effect on the vitality and viability of the nearest town centre, or on any other centres, as demonstrated in a Retail Impact Assessment. • The development would enhance the character and attractiveness of the centre and its locality, and not adversely affect residential amenity; and • The development would be accessible by a choice of means of transport (including public transport, walking and cycling), and the local transport system is capable of accommodating the potential traffic implications.

Retail uses in town centres

Ely Primary Shopping Frontage Within Ely Primary Shopping Frontage, as defined on Map 7.1, the development of A1 retail uses will be encouraged where this does not conflict with other policies of the Local Plan. Where planning applications are required, the loss of A1 retail uses will generally be resisted – but may be permitted in exceptional circumstances where the following criteria are satisfied: • The proposal would not result in a concentration of non-A1 retail uses in the immediate street frontage. • The proposal would not detract from the dominant retail appearance of the street frontage, and where appropriate, positive measures to enhance or restore the character of the site or its immediate area have been incorporated. • The proposal would generate significant pedestrian visits during shopping hours. • The proposal would complement the existing mix of uses/retailers and the shopping function of the city centre. • The proposal does not involve the loss of a shop unit measuring 200m2 or larger (gross retail floorspace). • The proposal does not involve ground floor residential development; and • The proposal has been marketed for A1 retail at an appropriate price for a minimum of 3 months. If the unit has remained vacant for a minimum period of six months, a temporary change of use from A1 retail to community use may be acceptable. Ely Secondary Shopping Frontage Within Ely Secondary Shopping Frontage, as defined on Map 7.1, planning applications for changes of use from A1 retail to other uses may be permitted provided that: • The proposed use provides a service that complements the shopping function of the city centre. • There is no adverse impact on residential amenity; and • The proposal does not involve ground floor residential development. Soham and Littleport town centres Within Soham and Littleport town centres, as defined on Maps 7.2 and 7.3, planning applications from changes of use from A1 retail to other uses may be permitted provided that: • The proposed use provides a service that complements the shopping function of the centre. • There is no adverse impact on residential amenity. • The proposal does not involve the loss of a shop unit measuring 200m2 or larger (gross retail floorspace). • The proposal accords with any relevant policies contained within the Town Visions in Part 2 of the Local Plan; and • If residential development is proposed, that clear evidence has been submitted to demonstrate that alternative town centre uses are not viable.

Retail-led / mixed use allocation, The Grange, Nutholt Lane

Approximately 0.7 hectares of land is allocated for a retail-led / mixed use development on land at The Grange, Nutholt Lane, comprising: • Approximately 4200m2 of comparison retail floorspace. • Approximately 50 dwellings, mainly provided in flats above (or a mix of dwellings and offices). • A new public open space to the rear of Sessions House. Redevelopment schemes should maximise the provision of A1 comparison (non-food) retail floorspace whilst adhering to the requirements below. Redevelopment will require public car parking to be relocated off-site; it must be demonstrated that equivalent provision will be delivered either on the Paradise site, another appropriate centrally located site or mitigated through other measures. Development proposals will be expected to: • Accord with the key spatial principles in the development framework diagram. • Incorporate a larger floorplate retail unit within the scheme to maximise development potential. • Enhance Ely Conservation Area and be sympathetic to the setting, appearance and character of nearby Listed Buildings (particularly Ely Museum and the Sessions House). • Improve the setting of Sessions House through the creation of an attractive new public open space to the south and east of the building. • Have particular regard to the layout, scale, height, design and massing of buildings, in order to provide a high quality scheme that enhances the city centre and minimises impact on neighbouring residential uses. Appropriate height will generally be 2-3 storeys. • Maximise the number of pedestrian links, as indicated on the development framework diagram, including a minimum of two north-south links from Market Street to Nutholt Lane, a link to Lynn Road to the west and future provision for a link to the east. • Provide vehicular service access off Nutholt Lane, towards the east side of the site. • Incorporate residential development on upper floors as appropriate. An element of affordable housing (currently 30%) will be required under Policy HOU 3; and • Comply with the other policies of the Local Plan.

Burwell Village Centre

The strategy for the enhancement and development of Burwell village centre is as follows: • Existing retail units within Burwell village centre are to be retained. The conversion or redevelopment of existing retail units to other uses (particularly housing) will be discouraged in accordance with Policy COM 3. • Proposals for additional retail and village centre uses in Burwell will be encouraged. • Enhanced pedestrian and cycle routes and cycle parking to be provided within the village centre. • The current public car parking at Burwell Ex-Servicemen's Social Club should be retained for its current use. • Privately owned car parks and car parking areas located in or close to Burwell village centre should be retained – unless applicants can demonstrate that alternative provision of equivalent value can be made to off-set any loss.

A Vision for the Waitrose carpark area

The Waitrose carpark area will be redeveloped as a retail-led mixed use scheme, providing new retail floorspace and carparking. There may also be potential for the provision of offices, community uses and flats on upper floors. The development will enhance Ely Conservation Area and be sympathetic to the setting, appearance and character of the historic setting, including incorporating views of Ely cathedral. Carparking should be re-provided on-site to serve Waitrose and the city centre, potentially using an element of multi storey provision. If less carparking is provided than current levels, applicants will need to demonstrate that suitable alternative parking provision is available nearby for town centre requirements. Options to improve the permeability of the site and pedestrian and cycle linkages should be explored. This should include the creation of a new link to Nutholt Lane if feasible.

Ely Market Square

The District Council will support proposals that improve the character and appearance of the Market Square and its function as a market and activity hub for Ely.

Tourist facilities and visitor attractions

Proposals for new or extended tourist facilities or attractions will be supported where it can be demonstrated that: • There is an identified need to create new facilities or to expand or improve existing visitor attractions and facilities to ensure their continued viability. • The proposal is of an appropriate scale and nature relative to its location, and would not (by itself or cumulatively) have a significant adverse impact in terms of the amount and nature of traffic generated. • The character & appearance of the area and natural assets would be maintained and enhanced. • The proposal maximises opportunities for sustainable travel including walking, cycling and public transport; and • Opportunities to reuse existing buildings have been explored.

Tourist accommodation

Proposals for new hotel development or extensions to hotels will be assessed against the terms of Policy COM 1. Proposals resulting in the loss of sites currently, or last used, for hotel accommodation will only be permitted where it can be demonstrated that the continued use of a site for hotel accommodation is no longer economically viable, nor has the potential to become viable, and that all reasonable efforts have been made to sell or let the property at a reasonable price for a period of at least 12 months. Proposals for new or extended caravan, caravan-lodge, camping sites, marinas and moorings will be supported where: • The need for the additional accommodation can be justified. • Proposals are located within, or well related to, an existing settlement boundary, or on sites where existing service providers require additional space to expand. • There is no significant adverse impact on the character and appearance of the area or natural assets. • The proposal is of an appropriate scale and nature relative to its location, and would not (by itself or cumulatively) have a significant adverse impact in terms of the amount and nature of traffic generated; and • In the case of marinas and moorings, development would not impede navigation or lead to hazardous boat movements, harm the quality of the fisheries, or conflict with traditional river uses such as fishing, sailing and rowing. Proposals for holiday cottage accommodation will be supported where: • The need for the additional accommodation can be justified. • Schemes are located within, or well related to, an existing settlement boundary; and • In the case of schemes in the countryside, they involve the re-use of an existing building in the countryside for a maximum of 2 dwellings (and accord with criteria in Policy EMP 4), and do not involve new build accommodation.

Strategy for Littleport Town Centre

The strategy for the enhancement and development of Littleport Town Centre is as follows: • The current Co-op site located on Main Street is identified as a key town centre facility and should be retained for its current food retailing use. Re-development schemes will only be appropriate where they involve the re-provision of at least equivalent food retailing floorspace on the ground floor. Other town centre uses may be appropriate on upper floors where proposed. • Other existing retail units within Littleport Town Centre particularly those located on the Main Street and Granby Street are to be retained. The conversion or redevelopment of existing retail units to other uses (particularly housing) will be discouraged in accordance with Policy COM 2. • Proposals for additional retail and town centres uses in Main Street, Crown Lane and Granby Street will be encouraged. • Public realm improvements should be provided in Crown Lane to make it more attractive and pedestrian/cyclist friendly. • Enhanced pedestrian and cycle routes and cycle parking to be provided within the town centre. • The current public car park on Main Street should be retained for its current use. • Privately owned car parks and car parking areas located in or close to Littleport town centre should be retained – unless applicants can demonstrate that alternative provision of equivalent value can be made to off-set any loss. • The current community centre site and adjacent public car parking on Hempfield Road should be retained for its current use. Redevelopment schemes will only be appropriate where they involve the re-provision of community uses and an equivalent amount of public car parking.

Town centre opportunity site, Budgens site

Approximately 0.55 hectares of land is identified as a 'Town Centre Opportunity Site'. The site should be retained for its current food retailing use. Re-development schemes will only be appropriate where they involve the re-provision of food retailing floorspace – or food retail on the ground floor with other town centre uses above. Opportunities should be explored to improve the pedestrian links between the site and the High Street. Proposals for development on the site, or on land between 17 and 37 High Street will be required to demonstrate that opportunities for new or enhanced links have been fully investigated. Any development proposals will be required to undertake a programme of archaeological works in advance of construction (to be secured via planning condition)

Town centre opportunity site, Church hall area

Approximately 0.4 hectares of land is allocated as a Town Centre Opportunity Site. The site should be developed for retail purposes – or for a mixed use scheme with a significant element of retail provision plus other town centre uses such as offices and community facilities. Residential development will be appropriate on upper floors of any development scheme, and potentially to the rear of the site. Development proposals will be expected to: • Provide safe and secure vehicular access from one point onto the High Street, and any necessary highways improvement works. • Provide car parking, to an appropriate standard, which is linked to the town as a whole. • Maximise opportunities for the provision of retail development on the ground floor and the frontage of the site. • Provide an interesting area of new townscape which enhances the Conservation Area, and is sympathetic to the setting, appearance and character of the historic core and adjoining Listed Building. • Demonstrate that the area can be developed comprehensively, and that additional opportunities to expand the site have been fully explored. • Undertake a programme of archaeological works in advance of construction (to be secured via planning condition); and • Comply with other policies in the Local Plan.

Town centre opportunity site, Cooperative store area

Approximately 0.3 hectares of land is allocated as a Town Centre Opportunity Site. Re-development schemes should include the provision of food retail floorspace, at least equivalent in net square metres to the current Cooperative store, plus other retail uses or office or community uses. Residential properties may be appropriate on upper floors. An element of carparking will be required to support food retail floorspace. The Post Office counter facility will need to be re-provided on-site or secured elsewhere on the High Street. The delivery office facility will need to re-provided elsewhere in or close to the town centre. The loss of equivalent food retail floorspace on the site will only be appropriate if it can be demonstrated that alternative equivalent provision will be delivered on the Church hall site, to off-set the loss. Development proposals will be expected to: • Provide an interesting area of new townscape which enhances the Conservation Area, and is sympathetic to the setting, appearance and character of adjoining Listed Buildings. • Provide a new attractive street frontage which enhances the historic streetscape, and maximises views to and from the Parish Church. • Maximise opportunities for the provision of retail development on the ground floor and the frontage of the site. • Demonstrate that the site can be developed comprehensively, and that additional opportunities to expand the site have been fully explored. If comprehensive development is not proposed, applicants will be required to submit extensive evidence and practical reasons to justify why it cannot be achieved. • Undertake a programme of archaeological works in advance of construction (to be secured via planning condition); and • Comply with other policies in the Local Plan.

Transport impact

Development should be designed to reduce the need to travel, particularly by car, and should promote sustainable forms of transport appropriate to its particular location. Opportunities should be maximised for increased permeability and connectivity to existing networks. Development proposals shall: a. Provide safe and convenient access to the highway network. b. Provide a comprehensive network of routes giving priority for walking and cycling. c. Protect existing rights of way or allow for agreed diversions in exceptional circumstances. d. Consider the travel and transport needs of people with disabilities. e. Accommodate the efficient delivery of goods, supplies and services. f. Be capable of accommodating the level/type of traffic generated without detriment to the local highway network and the amenity, character or appearance of the locality. g. Be accompanied by a Transport Statement where appropriate; or if the proposals are likely to result in significant transport implications, be accompanied by a Transport Assessment. The coverage and detail of this should reflect the scale of development and the extent of the transport implications. h. Be accompanied by a Travel Plan for residential and non-residential developments that are likely to generate significant amounts of traffic; and i. Within (g) and (h) indicate any steps to mitigate impacts relating to noise, pollution, amenity, health, safety and traffic.

Parking provision

Development proposals should provide adequate levels of car and cycle parking, and make provision for parking broadly in accordance with the Council's parking standards (including parking for people with impaired mobility). In appropriate circumstances, parking standards may be relaxed in order to reflect accessibility of by non-car modes, and/or if lower levels of provision would protect or enhance the character of Conservation Areas or other sensitive locations. Car free development may be considered acceptable where there is clear justification having regard to the location and the current and proposed availability of alternative transport modes. Where opportunities arise, for example, on large single business use and mixed-use sites, shared use parking and car sharing will be encouraged as part of an agreed Travel Plan to minimise provision where the location and patterns of use allow.