Planning Committee Date	13th July 2022 	
Report to	South Cambridgeshire District Council Planning Committee	
Lead Officer	Joint Director of Planning and Economic Development	
Reference	22/00116/FUL	
Site	Car Park, Walkling Way, Milton 	
Ward / Parish	Milton	
Proposal	Installation of a 10 bicyclite bike shelter at the car park at Walkling Way.	
Applicant	South Cambridgeshire Council	
Presenting Officer	Amy Stocks 	
Reason Reported to Committee	Application submitted by a member or officer of the Council
	
Member Site Visit Date	N/A	
Key Issues	N/A
	
Recommendation	APPROVE subject to conditions 	

1.0	Executive Summary

1.1	The application seeks planning permission for the erection of a covered communal bicycle shelter at the car park of the council owned flats at Walkling Way for the use of the residents. 

1.2	The application has garnered support from numerous Councillors and Third Party Representatives. The Local Highways Authority have expressed concerns in regard to the existing number of car spaces, the loss of one car space to accommodate the cycle store and the reference mitigation of the 5 on road car spaces. 

1.3	Officers consider the loss of one car space for the provision of 10 cycle spaces to be in accordance with the policy TI/2 and TI/3 which refers to sustainable travel and the parking provision retrospectively. As a Council, South Cambridgeshire strive to promote sustainable transport and as Milton is a 25 minute cycle from the City Centre, officers consider the loss of one parking space to be acceptable in order to provide the means for sustainable transport which is currently not available to the occupants of the flats. 

1.4	Officers recommend that the Planning Committee Approve the application subject to conditions. 

2.0	Site Description and Context

None relevant   
		Tree Preservation Order		
Conservation Area
		Local Nature Reserve		
Listed Building
		Flood Zone 1	x	
Building of Local Interest
		Green Belt		
Historic Park and Garden		Protected Open Space		
Scheduled Ancient Monument		Controlled Parking Zone		
Local Neighbourhood and District Centre		Article 4 Direction		

2.1	The proposal site lies within the Milton village framework. The site comprises of a carpark which serves 24 neighbouring flats and provides space for 24 car spaces. 

2.2	The site is bordered to the north, south and west with residential properties, the east boundary of the site is shared with Walkling Way.  

3.0	The Proposal

3.1	The application seeks permission for the installation of a 10 bicyclite bike shelter at the car park at walking way.

4.0	Relevant Site History
None relevant. 

5.0	Policy

5.1	National 

National Planning Policy Framework 2021

National Planning Practice Guidance 

National Design Guide 2019

Local Transport Note 1/20 (LTN 1/20) Cycle Infrastructure Design

5.2	South Cambridgeshire Local Plan 2018 

S/1 – Vision
S/2 – Objectives of the Local Plan
S/3 – Presumption in Favour of Sustainable Development
S/4 – Cambridge Green Belt
S/5 – Provision of New Jobs and Homes
S/7 – Development Frameworks
S/9 – Minor Rural Centres
HQ/1 – Design Principles
TI/2 – Planning for Sustainable Travel
TI/3 – Parking Provision

5.3	Supplementary Planning Documents

Sustainable Design and Construction SPD – Adopted January 2020

5.4	The following SPDs were adopted to provide guidance to support previously adopted Development Plan Documents that have now been superseded by the South Cambridgeshire Local Plan 2018. These documents are still material considerations when making planning decisions, with the weight in decision making to be determined on a case-by-case basis: 

Landscape in New Developments SPD – Adopted March 2010
District Design Guide SPD – Adopted March 2010
Trees and Development Sites SPD – Adopted January 2009

6.0	Consultations 

6.1	Milton Parish Council – No Recommendations

6.2	Milton Parish Council have no recommendation on this scheme. The Parish Council have queried if a new tree could be planted to replace the one being removed (tree stump). 

6.3	As the tree stump is not providing any visual amenity to the area and is not considered notable to the area, officers consider the request for the planting of a new tree to be excessive. Therefore, the request to plant a new tree will not be actioned. 

6.4	County Highways Development Management 

6.5	The Local Highway Authority have raised concerns regarding the inclusion of the 5 spaces within the adopted highway as relief for the loss of the single space and proof that the site provides 24 car spaces. 

7.0	Third Party Representations

7.1	1 representation has been received. 

7.2	The single representation is in support of the application. No further details have been provided.

8.0	Member Representations

8.1	Cllr Bearpark and Cllr Rippeth have made a representation supporting the application. No further details have been provided.

9.0	Assessment

9.1	Principle of Development

9.2	Policy S/7 of the Local Plan states that inside development frameworks, will be permitted should they meet requirements of the policy;

9.3	a. 	Development is of a scale, density and character appropriate to
the location, and is consistent with other policies in the Local Plan; and

b. 	Retention of the site in its present state does not form an essential
part of the local character, and development would protect and
enhance local features of green space, landscape, ecological or
historic importance; and

c. 	There is the necessary infrastructure capacity to support the
development;

9.4	The supporting text to policy S/7 sets out the development frameworks define where policies for the built-up areas of settlements give way to policies for the countryside. This is necessary to ensure that the countryside is protected from gradual encroachment on the edges of villages and to help guard against incremental growth in unsustainable locations. 

9.5	The site is located within the development framework boundary of Milton. The small-scale nature of the development, in addition to the location being in an existing car park is considered to be in keeping with the use of the immediate area and not out of character. The standard muted materials to be used in the shelter construction are considered to be suitable and in keeping with the wider residential area of Walkling Way. 

9.6	The site is a car park and does not form an essential part of the local character, it is not considered that the shelter would jeopardise local features of green space, landscape ecological or historic importance. 

9.7	The 24 flats who utilise the carpark do not have provision for cycle storage. There is a need for this infrastructure in order to support the existing development in line with the Councils vision for sustainable transport. 

9.8	The principle of the development is therefore acceptable and in accordance with policies S/7. 

9.9	Design, Layout, Scale and Landscaping

9.10	Policy HQ/1 ‘Design Principles’ provides a comprehensive list of criteria by which development proposals must adhere to, requiring that all new development must be of high-quality design, with a clear vision as to the positive contribution the development will make to its local and wider context.

9.11	The proposed shelter will be circa 4.1m x 2.1m with a height of 2.2m. The gates to the shelter will open outwards into the carpark (resulting in the loss of one space) by 2m outwards.  The shelter will be located on a small patch of grass where there is an existing tree stump and where bins are currently stored (no store). The shelter will include 5 galvanised bike stands (provision for 10 cycles). 

9.12	The proposed cycle store will be constructed using curved steel with a slate grey finish which is protected by clear polycarbonate panels. The shelter will be secured by a coded padlock. The concrete base of the shelter will continue the use of the existing material used for the carpark to ensure a seamless design is achieved. 

9.13	Given the small-scale nature of this development and the muted tonal palette of the design materials, officers do not consider the structure would have an adverse impact on the setting of the wider area. The shelter would provide a safe, secure and accessible provision for the storage of cycles (point i. of policy HQ/1) while ensuring the development adapts to the current lifestyles of occupants who commute by cycle (point k. of policy HQ/1). 

9.14	The proposed development is a high-quality design that would contribute positively to its surroundings. The proposal is compliant with South Cambridgeshire Local Plan (2018) policy HQ/1. 

9.15	Trees

9.16	Policies NH/2 and HQ/1 seek to preserve, protect and enhance existing trees and hedges. Para. 131 of the NPPF seeks for existing trees to be retained wherever possible. 

9.17	The application sees the removal of a tree stump in order to construct the cycle store. Officers consider the removal of the tree stump to be acceptable as the current vegetation does not add to the character of the area nor is its presence notable. 

9.18	The proposal would accord with policies NH/2 and HQ/1of the Local Plan.

9.19	Highway Safety and Transport Impacts

9.20	Policy HQ/1 states that proposals must provide safe and convenient access for all users and abilities to public buildings and spaces, including those with limited mobility or those with impairment such as sight or hearing.

9.21	Policy TI/2 requires developers to demonstrate adequate provision will be made to mitigate the likely impacts of the proposed development and, for larger developments, to demonstrate they have maximised opportunities for sustainable travel, and provided a Transport Assessment and Travel Plan.

9.22	Para. 111 of the NPPF advises that development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe. 

9.23	Access to the site would be from the existing carpark access off Walkling Way. The cycle store will be accessed from this carpark.  

9.24	The application has been subject to formal consultation with Cambridgeshire County Council’s Local Highways Authority and Transport Assessment Team, who raise no objection to the proposal subject, however concerns have been raised in relation to the number of spaces provided in the carpark and the applicants reference to the use of off-site car spaces in relation to the mitigation of the loss of one. 

9.25	The existing carpark does not outline parking bays. The removal of one bay (in order to access and use the cycle store) is considered to be acceptable given the lack of provision on site for cycle storage. When visiting site, officers observed that the carpark was not used to capacity. 

9.26	It is considered that as the carpark is existing and was likely constructed in accordance with the policies in place at that time, to hold the site accountable to new policies in relation to parking provision and bay sizing would be unfair as cars are larger today. Additionally, Milton being a 25-minute cycle from the City Centre it is likely not all the occupants of the flats have motor vehicles. 

9.27	The proposal would reduce the need to travel by car and would promote sustainable transport. Therefore, officers consider the proposal accords with the objectives of policy TI/2 of the Local Plan and is compliant with NPPF advice.

9.28	Cycle and Car Parking Provision  

9.29	Policies HQ/1 and TI/3 set out that car and cycle parking provision should be provided through a design-led approach in accordance with the indicative standards set out in Figure 11 of the Local Plan. Cycle parking should be provided to at least the minimum standards.

9.30	Cycle Parking

9.31	TI/3 requires 1 cycle space per bedroom. The supporting text advises that for residential purposes cycle parking should be within a covered, lockable enclosure and that for houses this could be in the form of a shed or garage, for flats either individual lockers or cycle stands within a lockable, covered enclosure are required. All cycle parking should be designed and located to minimise conflict between cycles, pedestrians and vehicles.

9.32	As the cycle provision is for 10 cycles for 24 flats, it is clear that sufficient provision is not met. However, as mentioned before, the flats and associated carpark would have been constructed in accordance with older policies which may not have enforced sustainable transport or the need for cycle storage. As a result, the site is constrained as to where the cycle storage is erected. 

9.33	The proposed location would result in the removal of one car space. The storage of 10 cycles is considered to be a positive addition in planning for sustainable travel and presents the opportunity to provide more storage if needed. Therefore officers consider the provision of cycle storage to be acceptable despite under providing on a whole. 

9.34	Car Parking

9.35	TI/3 requires 2 spaces per dwelling – 1 space to be allocated within the curtilage. The supporting text to the policy advises that the Council will encourage innovative solutions such as shared parking areas, for example where there are a mix of day and night uses, car clubs and provision of electric charging points and that a developer must provide clear justification for the level and type of parking proposed and will need to demonstrate they have addressed highway safety issues. 

9.36	The design and access statement confirms that existing carpark provides 25 spaces for 25 flats. By current adopted polices, this provision is not acceptable, despite officers observing a relatively empty carpark on the site visit. The proposed parking situation does not see any provision for cycle storage. Officers consider that the level of parking provided on site Is sufficient for the needs of the flats and that the loss of car parking space to accommodate 10 cycle spaces would be acceptable and would positively respond the to sustainable transport objectives of the Council. 

9.37	The proposal is considered to accord with policies HQ/1 and TI/3 of the Local Plan and the Greater Cambridge Sustainable Design and Construction SPD.

9.38	Amenity 

9.39	Policy HQ/1 (n), sets out that proposals must protect the health and amenity of occupiers and surrounding uses from development that is overlooking, overbearing or results in a loss of daylight or development which would create unacceptable impacts such as noise, vibration, odour, emissions and dust. 

9.40	The bike shelter will provide adequate cycle storage for the occupants of the neighbouring flats. Officers consider that this provision would enhance the amenity of these occupants. The small shelter is circa 10m from neighbouring properties (no. 13 and 15), officers do not consider that the shelter would adversely impact these properties. 

9.41	Other Matters
9.42	Bins

9.43	The applicant has confirmed the area where the shelter will be located, is where occupants currently store their bins. The applicant has confirmed that a new location for the storage of the bins has been agreed. No information as to where the bins will be stored has been provided. However, officers are satisfied that this matter can be addressed via condition. 

9.44	Planning Balance

9.45	Planning decisions must be taken in accordance with the development plan unless there are material considerations that indicate otherwise (section 70(2) of the Town and Country Planning Act 1990 and section 38[6] of the Planning and Compulsory Purchase Act 2004). 

9.46	Although the loss of 1 car space will occur for the construction of this shelter, the proposal will provide storage of cycles to the occupants of the neighbouring flats which is currently not available. The storage has the potential to encourage the use of cycles over cars thus embodying the sustainable transport objectives of the Council. 

9.47	Having taken into account the provisions of the development plan, NPPF and NPPG guidance, the views of statutory consultees and wider stakeholders, as well as all other material planning considerations, the proposed development is recommended for approval subject to conditions

9.48	Recommendation
9.49	Approve subject to: 

-The planning conditions as set out below with minor amendments to the conditions as drafted delegated to officers. 

10.0	Planning Conditions 

1.	The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: In accordance with the requirements of Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
2. 	The advertisement(s) hereby permitted shall be installed in accordance with the following approved plans:
	
•	Walkling Way Cycle Store Location Plan – Dated 08/11/2021
•	Walkling Way Cycle Store – Dated 08/11/2021 
•	Walkling Way Site Location Map – Dated 08/11/2021

Reason: In the interests of good planning and for the avoidance of doubt.

3.	The materials to be used in the external construction of the development, hereby permitted, shall follow the specifications in accordance with the details specified within the Design and Access Statement unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure the external appearance of the development does not detract from the character and appearance of the area.in accordance with Policy HQ/1 of the South Cambridgeshire Local Plan 2018.

4.	The location of the bin store shall be implemented prior to the occupation of the permitted cycle store. 

Reason: To ensure provision of facilities for future occupiers (South Cambridgeshire Local Plan 2018 policies HQ/1 and TI/3)