Agenda item

To receive a report by the Head of Planning Services on the draft St Ives West Urban Framework.

(Councillors I C Bates and A H Williams Ward Members for the Hemingfords, Councillor D B Dew Ward Member for St Ives South and Councillor N J Guyatt, Executive Councillor for Strategic Planning and Housing, were in attendance for consideration of this item).

(See Members’ Interests)

The Panel considered a report by the Head of Planning Services on the outcome of the recent consultation on the draft St Ives West Urban Design Framework (UDF) (a copy of which is appended in the Minute Book). The report included a summary of the comments received and responses to them.

In his introduction to the report Councillor Guyatt reminded the Panel that plans for the area in question had been incorporated into the Council’s Core Strategy in 2002. At that time all Members had been briefed on the Strategy and on its significance once it was approved by the Planning Inspector. The Head of Planning Services explained that the aims of the UDF were to provide a framework for the delivery of high quality new housing and to create an area of accessible green space in the St Ives West area in line the principles established in the adopted Core Strategy. The UDF would provide constructive guidance to future developers of the area to the maximum advantage and minimum disadvantage of both St Ives and the villages of Houghton and Wyton.

The Head of Planning Services informed the Panel that some comments had questioned the legality of the document. However, he advised that although the document had the title of supplementary planning guidance, the first paragraph of the document explicitly stated the purpose of the UDF. Legal advice had been obtained, which confirmed that the statement of purpose would safeguard the Council from legal challenge on that particular question.

Councillor Bates was invited by the Chairman to address the Panel and, with the assistance of detailed plans of the area, drew the Panel’s attention to the responses to the consultation document and the views that had been expressed by residents of Houghton and Wyton. Councillor Bates highlighted concerns over the area of green separation. As the area was within the parish of Houghton and Wyton, in his view, it did not separate Houghton and Wyton from St Ives. He further pointed out that gardens had been included within this area, which could neither be regarded as open space nor as providing a strategic gap.  Additionally Councillor Bates expressed the view that under the UDF a disproportionate number of houses would be built in Houghton and Wyton and suggested an alternative proposal involving Houghton Grange.

Having also been invited by the Chairman to address the Panel Councillor Williams drew attention to the impact of the UDF on traffic on the A1123, to his perception that the St Ives West Area Working Group had not influenced the UDF and to references in a letter from Houghton and Wyton Parish Council questioning the legal status of the UDF.

Councillor Dew addressed the Panel in his capacity as Ward Member for St Ives South and as the Chairman of the St Ives West Area Working Group. He informed Members that there was no viable alternative area within St Ives on which the dwellings specified in the Core Strategy could be built. Councillor Dew also stated that he had been satisfied at the level of discussion at meetings of the Working Group.  Furthermore, St Ives Town Council’s Planning Committee had supported the UDF on the grounds that it would deliver a high quality development and new publicly accessible green space and afford the area protection from poor development by guiding the principles of development in the area.

In the course of their deliberations the Panel discussed a number of matters relating to the UDF. In particular, Members noted the legal advice that the Council had obtained regarding the status of the document.  Having raised concerns over the amount of traffic that would be generated by the implementation of the UDF and, in so doing, Members disagreed with the County Council’s view that the A1123 was not at full capacity. They were informed that the County Council had not objected to the Core Strategy and, as the local highway authority, it had been involved in the development of the UDF. In addition, the County Council would be responsible for future traffic mitigation and management measures in the area.

Members commented on the parish boundaries in the area covered by the UDF and the significant increase that would result in the number of dwellings in Houghton and Wyton parish if the UDF was implemented. In response the Panel was advised that the Core Strategy referred to spatial planning areas rather than administrative boundaries and that changes to parish or town boundaries were not material in planning terms. No new dwellings would be built within or adjoining the built-up area of Houghton Village.

The Panel noted the views of residents of Houghton and Wyton on the effect that a significant number of new dwellings would have on the parish.  Suggestions for alternative proposals for development were also noted. However, Members were informed that the UDF could not be used to prescribe the number of dwellings that would be built and that development at Houghton Grange had already been committed.  With respect to building on alternative locations in St Ives, the Panel was advised that this had already been considered at the public examination of the Core Strategy.

With regard to the green area of separation, Members were advised that, in planning terms, gardens were regarded as green space and could not be developed in the future. Having concluded their discussions, the Panel

RESOLVED

a)  that the St Ives West Urban Design Framework be not supported, and

b)  that the Cabinet is recommended to reconsider the representations received from the residents of Houghton and Wyton before approving the UDF.