LDHS Statement
Meeting called by Longstanton Parish Council on 22nd October, 2012, to discuss Planning Application S/0388/12/OL – Outline Planning Application for Phase 1 of Northstowe.
LDHS Statement by Hilary Stroude (Secretary Longstanton & District Heritage Society)
Overall:
We are aware that when making any comment regarding the forthcoming approval of Northstowe Phase 1 planning permission, on Wednesday 24 October that we might not be in possession of the full facts. This is largely due to the fact that local government and the Joint Promoters have steadfastly refused to allow LDHS to be a party to any discussions, even though many other local organisations have been directly consulted throughout a planning process that originally started back in 2007.
In this context, our concerns are as follows:
A Development Framework Document was approved in July 2012, and since then communications suggest that there is an approved and legally binding master plan for Northstowe. If there was such a master plan, (which should be the case) we would have fewer concerns, as green space in the master plan (e.g: the Longstanton Conservation Area) would be legally protected in perpetuity. As we understand it a full, legally binding, master plan has not been approved for Northstowe and this means that heritage assets across future phases of Northstowe have no long term legal protection.
The Longstanton Conservation Area is currently deteriorating, and has been since the concept of Northstowe was first suggested c 2004. The current owners do not manage the paddocks appropriately, and the developer that holds the Options is not managing the conservation area paddocks either. The conservation area has already suffered from 8 years of inadequate management and neglect. The fact that the Northstowe planning application is harming the conservation area is contrary to SCDC Conservation Policy. This MUST be addressed by planning conditions placed on the Joint Promoters as part of any Phase 1 planning approval.
The neglect described is apparent in the quality of the hedgerows and the maintenance of the pasture. This neglect reduces the conservation value of the area for wildlife and increases the risk that by the time future phases of Northstowe come on stream, there will be nothing left in the conservation area worth conserving. The conservation area paddocks are optioned by the same developer who stands to gain from the development of OUR golf course.
However, despite lobbying by LDHS over the past few years neither the developers, planners or local government will make it a requirement of the Phase 1 planning permission that the Longstanton Conservation Area paddocks are handed over by the developer in question as a Country Park, managed for wildlife, archaeology and people. With the developer about to make substantial gains from the development of the golf course, why is there reluctance to make the conservation area a country park for the benefit of Longstanton and Northstowe residents? As far as we are aware Longstanton village (the site of Phase 1) is being offered no planning gain from the proposed approval of Phase 1. The question we must ask ourselves is why not?
In addition to the above LDHS remains concerned that there has been inadequate implementation of National Planning Policy requirements regarding heritage. This must be addressed as part of the planning conditions placed upon the Joint Promoters when approving the Phase 1 application. Failure to adhere strictly to adopted SCDC and National Planning Policy could result in the destruction of Northstowe heritage assets, prior to future phases of the new town ever reaching a planning application stage.
Conclusion:
LDHS OBJECTS – to planning approval being granted for the current Northstowe Phase 1 planning application, for the reasons outlined above. However, if the Northstowe Joint Development Committee decides to grant planning permission for this Phase 1 planning application, LDHS requests that the following planning conditions are included in the approval so that heritage assets across the whole Northstowe AAP area are protected for future generations.
We have 5 planning conditions that we would like to see as legally binding requirements of any planning permission:
Planning Condition 1:
Future phases of Northstowe are not due to come on stream for perhaps another 10 years. A planning condition of Phase 1 must be that:
The Joint Promoters are required to immediately exercise their Options on all areas allocated to green space within the whole Northstowe AAP area. They are required to make sure that these areas are managed properly and maintained until future phases of Northstowe come on stream. Providing some public access to these areas prior to future planning permissions would be welcomed.
Planning Condition 2:
The Joint Promoters must be required to create a Country Park within the Longstanton Conservation Area, or at least take on the active management of this area so that the loss of the golf course is mitigated, and deterioration of the Longstanton Conservation Area is avoided.
Planning Condition 3:
Failure to provide Northstowe with a full, detailed and legally binding master plan puts at risk archaeology across future phases of the Northstowe AAP. It also means that the Heritage Core buildings and the Listed Oakington pillboxes may fall into disrepair, until such a time that a Phase 2 planning application is made. A planning condition of Phase 1 must be that:
The Joint promoters take all necessary steps to protect from deterioration or damage, (however caused), archaeology, the heritage core buildings and the Grade II Listed Oakington pillboxes across the entire Northstowe AAP area. The Joint Promoters must take full responsibility for the heritage assets that remain within the entire Northstowe AAP area (above & below ground) until such a time as they are included in a future planning permission.
Planning Condition 4:
Traffic restrictions need to be put in place to ensure that School Lane – Rampton Road and Woodside and St Michael’s are not used for works traffic or rat running. In addition, to the Health & Safety issues that increased traffic on these roads would cause, there would also be a detrimental effect on our listed churches and the conservation area if there is an unrestricted increase in traffic on these particular roads.
Planning Condition 5:
The Joint Promoters are required to work with local government, the Longstanton & District Heritage Society, and others to develop and implement a Heritage Strategy for Northstowe; so that heritage protection, public display and education can be properly planned and co-ordinated, with the help of the County Council Museums Officer, the County Council Archaeology Team and Swavesey Village College (who have been given responsibility for the secondary school on Northstowe). Development of a Heritage Strategy must commence as soon as the Phase 1 planning application is approved and needs to cover the duration of the proposed phasing of the development.
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