Planning Committee Date	16th June 2022	
Report to	South Cambridgeshire District Council Planning Committee	
Lead Officer	Joint Director of Planning and Economic Development	
Reference	21/02902/FUL	
Site	The Former Bishops Site	
Ward / Parish	Histon and Impington	
Proposal	Erection of 38 residential apartments and the partially below ground car parking, cycle and refuse storage, hard and soft landscaping and associated infrastructure (alterations to the approved scheme granted under S/0671/17/FL and 20/03690/S73)	
Applicant	Mitre Property Development Ltd	
Presenting Officer	Amy Stocks	
Reason Reported to Committee	
Third party representations
	
Member Site Visit Date	N/A	
Key Issues	1. Parking Provision

Recommendation	APPROVE subject to conditions and completion of a S106

1.0	Executive Summary

1.1	The development proposes to make alterations to the approved scheme (granted under permission S/0671/17/FL and 20/03690/S73). These alterations include the creation of 3 additional apartments through the reconfiguration of the approved scheme (units 7 and 37) and a roof extension to the Cambridge Road elevation which would become unit 38. Other additions being proposed are additional lifts to podium stair cores, balcony amendments to the Cambridge Road elevation, introduction of green roofs, enlargement of PV arrays, provision of EV charging and the addition of one car parking space.

1.2	The proposed alterations are acceptable as the previous scheme was permitted when parking standards were not fully satisfied, therefore the level of parking proposed now should not be a reason for refusal.

1.3	Officers recommend that the Planning Committee approve the application subject to conditions (which members have been provided) and the completion of a S106 agreement. 

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	X	Article 4 Direction		
Special Policy Area	X 			

2.1	The proposal site lies within the Histon and Impington Village Framework. The site comprised of an old warehouse facility which housed a two storey building which has since been demolished. The site comprises of 0.22 hectares in area and lies in a predominantly residential area. To the north of the site lies the Cambridge Guided Busway, with a local convenience store to the east and Pine Court residential development to the south. It is a brownfield site. 

2.2	The site benefits from planning consent for the erection of 35 one- and two-bedroom apartments and associated elements with these properties.

3.0	The Proposal

3.1	The application seeks planning permission for a S73 variation of the following:

•	The addition of three units. Unit 7 (1 bed duplex mezzanine unit) and unit 37 (1 bed unit) will be delivered through adjustments of approved apartments. Unit 38 (2 bed unit) will be achieved through the construction of a roof extension.
•	Addition of two lifts to podium stairs improve access to the apartments off the podium slab to improve DDA access.
•	Alterations to the balcony arrangement onto Cambridge Road with a splay created adjacent to Pine Court
•	Enlargement of PV array and carbon emissions reduction
•	Introduction of EV charging and associated battery storage
•	Provision of one additional car parking space accessed off Villa Place specifically to serve a potential car share electric vehicle;
•	Introduction of green roofs to the Cambridge Road elevation with enhanced biodiversity

4.0	Relevant Site History

Reference	Description	Outcome	

S/1152/13/FL

S/0671/17/FL

S/0671/17/CONDB	
Erection of 29 residential apartments following demolitions of existing buildings, reposition of vehicular access, and associated works

Erection of 35 one and two bed residential apartments (following demolition of existing buildings) together with partially below ground car parking cycle provision hard and soft landscape and associated infrastructure.

Submission of details required by conditions 3 (Materials), 14a and 14b (Environmental report) of planning permission S/0671/17/FL	
Appeal Dismissed

Approved 

Discharged
in full 	
			
S/0671/17/CONDA

S/0671/17/COND21

S/0671/17/COND10

20/03690/S73
	Submission of details required by conditions 10 (Traffic Management Plan), 13 (Foul water drainage), 20 (piling) and 25 (Surface Water Drainage) of planning permission S/0671/17/FL

Condition 21 - Dust

Condition 10 - Traffic Management

Variation of condition 2 (Approved plans) of planning permission S/0671/17/FL minor material amendment to include adjustments to the dwelling mix, cycle parking and refuse storage, removal of one car parking space, provision of a pedestrian ramp, external alterations to the fenestration to include revisions to two balconies, adjustments for final storey heights and atrium roof extended to incorporate lift overrun and provide maintenance access to flat roof.	Awaiting         Decision

Discharged in full

Refuse to Discharge

Approved	

5.0	Policy

5.1	National 

National Planning Policy Framework 2021

National Planning Practice Guidance 

National Design Guide 2019

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/5 Provision of New Jobs and Homes 
S/6 The Development Strategy 
S/7 Development Frameworks 
CC/1 Mitigation and Adaptation to Climate Change 
CC/3 Renewable and Low Carbon Energy in New Developments 
CC/4 Sustainable Design and Construction 
CC/6 Construction Methods 
CC/7 Water Quality 
CC/8 Sustainable Drainage Systems 
CC/9 Managing Flood Risk 
HQ/1 Design Principles 
H/7 Housing Density 
H/8 Housing mix 
H/9 Affordable Housing 
NH/2 Protecting and Enhancing Landscape Character 
NH/4 Biodiversity
NH/6 Green Infrastructure 
E/8 Mixed-Use Development in Histon & Impington Station Area
SC/2 Health Impact Assessment 
SC/7 Outdoor play space, informal open space and new developments 
SC/8 Open space standards 
SC/10 Lighting Proposals 
SC/11 Noise Pollution 
SC/12 Contaminated Land 
SC/13 Air Quality 
TI/2 Planning for Sustainable Travel 
TI/3 Parking Provision 
TI/8 Infrastructure and New Developments 

5.3	Neighbourhood Plan

Histon and Impington Neighbourhood Plan (made 20 May 2021)

5.4	Supplementary Planning Documents

Biodiversity SPD – Adopted February 2022
Sustainable Design and Construction SPD – Adopted January 2020

5.5	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
Affordable Housing SPD – Adopted March 2010
Open Space in New Developments SPD – Adopted January 2009
Trees and Development Sites SPD – Adopted January 2009

6.0	Consultations 

6.1	Histon and Impington Parish Council – Object 

6.2	Histon and Impington Parish Council submitted a recommendation of refusal. It was stated that the last amendment to this scheme involved the removal of 1 parking space as this was no longer available due to building regulations and there was no room anywhere else on site for this lost space. The applicant is now seeing an additional 3 flats with no provision for the additional parking required (also note that 1 additional flat is in the immediate area of the lower ground floor car park). 

6.3	In addition, it was felt that the application went against their neighbourhood plan policies which were highly supported by the village residents. The Parish council highlighted that the scheme is offering less than 3% affordable housing which is a significant difference from the 40% stated in The Affordable Housing Policy H/10 found on P148 of the South Cambridgeshire Local Plan Adopted September 2018.

6.4	It was also stated that the approved application is of a height exceeding the neighbouring property (Pine Court) which is one of the tallest in the area.

6.5	Tree Officer – Objection (removed)

6.6	Further information is required as to if the birch tree on the back verge of the Cambridge Road is being retained or removed. The applicant confirmed the tree is to be removed and replaced as part of the S278 agreement. 

6.7	The Tree Officer has confirmed that they are happy with the applicant’s response regarding the plans for the Birch Tree.

6.8	Local Highways Authority – No Objection 

6.9	No objection. Proposal is acceptable subject to the imposition of the following conditions:

1.	Traffic Management Plan 
2.	Access construction standard 
3.	Closure of existing access 

6.10	Drainage Officer – No Objection

6.11	No objection. The development proposed is acceptable subject to the imposition of 	 conditions relating to: 

1.	Surface water and foul water drainage 
2.	Maintenance arrangements

6.12	Lead Local Flood Authority – No Objection 

6.13	The hydraulic calculations are not in accordance with Cambridgeshire County Council Surface Water Planning Guidance and there is an outstanding condition which relates to surface water that is yet to be discharged. The applicant provided sufficient hydraulic calculations to the LLFA, subsequently the LLFA removed their objection subject to the imposition of conditions relating to a detailed design of surface water drainage, details of measures indicating how additional surface water run-off from the site will be avoided during the construction works and the submission of a survey confirming the completion of works to the permitted standards.

6.14	Environment Agency – No Objection

6.15	No objection to the application in principle providing all outstanding pre-commencement conditions are discharged prior to the commencement of works.

6.16	Anglian Water – No Objection 

6.17	The proposal is acceptable subject to the imposition of the following conditions:

1.Foul water drainage works details
2.Surface water management strategy

6.18	Specific details of requested informative can be found on the original consultee document.

6.19	Conservation Officer – No Objection 

6.20	It is considered that there are no material Conservation issues with this proposal.

6.21	Built Environment – No Objection

6.22	Officers have no objections to the proposals for three additional flats and the other revisions proposed to the consented scheme.

6.23	County Council Historic Environment (Archaeology) – No Objection

6.24	No objections or requirements for this development.

6.25	Natural England- No Objection

6.26	Natural England has not assessed this application for impacts on protected species. Natural England has published Standing Advice which the applicant can use to assess impacts on protected species.

6.27	Ecology Officer – No Objection

6.28	No objection. Proposal is acceptable subject to the imposition of the following conditions:

1.	All ecological measures are to be carried out in accordance with approved documents. 
2.	Submission of a lighting design strategy for biodiversity. 

6.29	Housing Strategy – No comment

6.30	The scheme does not include affordable units; therefore, the consultee does not wish to comment.

6.31	Environmental Health – No Objection 

6.32	No comments on behalf of Environmental Health. 

6.33	Crime Prevention Design Team (Estates) – No Objection

6.34	This department is supportive of the scheme in regard to community safety and reducing vulnerability to crime. The CPDT have requested to be able to comment on the lighting scheme when available and have requested further information on the access control being proposed for apartment blocks. Cycle theft is a concern across the county, and the department ask that stands for cycles are cemented into place where possible and in other areas tamper proof bolts used.  

6.35	Officers are satisfied that the lighting plan will be addressed via an existing condition on a previous consent, details relating to the control of the access can be addressed via condition, and an informative relating to secure cycle storage will be imposed.

6.36	NHS – No Objection

6.37	The proposal is acceptable; however, the development would give rise to the need for additional primary healthcare, therefore the consultee seeks a finical contribution in the form of a Section 106 agreement to address these concerns. 

6.38	This has been included in the overall contribution figure. 

6.39	S106 Officer

6.40	A statement has been provided to justify the nature and level of planning obligations sought in respect of the proposed development. 

7.0	Third Party Representations

7.1	Representations from the following neighbours have been received:

•	Orchard House, Park Avenue
•	The Grove, Burgoynes Road
•	1 South Road
•	4 Villa Road
•	4 Macfarlane Close
•	11 South Road
•	15 Villa Place
•	17 Highfield Road
•	18 Nuns Orchard
•	24 Percheron Close
•	39 Cambridge Road

7.2	These representations can be summarised as follows:

•	Development is not in keeping with the conventional 2 storey homes which surround the site. 
•	No increase in amenity space or parking to accommodate these additional units. 
•	The site will contribute to parking on village road. 
•	No affordable housing has been provided. 
•	The building is too high as buildings in the area are supposed to be limited to 2-3 levels due to the Windmill and Neighbourhood Plan. 
•	Building will dominate the area and skyline.
•	Additional units will block out light from neighbouring properties. 
•	The design of the building is not in keeping with the properties in the area. 
•	The site is located south of the guided busway while there are existing flats to the north of this busway. The buildings construction would cause a tunnel like impact on the busway. 
•	No demand for flats in the area. 
•	Community use facilities have been removed from the scheme. 
•	Missed opportunity to reduce the environmental footprint of each property.
•	The development is not in keeping with the village plan.

7.3	The above representations are a summary of the comments that have been received. Full details of the representations can be inspected on the application file.

8.0	Member Representations

8.1	Cllr Hunt has made a representation objecting the application on the following grounds that the new proposals conflict with the Neighbourhood Plan policy on parking. Since this submission, Cllr Hunt has rescinded the request to call the application to committee.

9.0	Assessment

9.1	Principle of Development

9.2	The host permission (S/0671/17/FL) was reviewed in light of the old Local Plan. Since the host permission was approved, the current Local Plan (2018) was issued. A previous section 73 application (reference: 20/03690/S73) was approved in 2020 under the current Local Plan (2018). Whilst under a new local plan, officers are of the view that no significant changes to policy, or material circumstances have occurred to the extent to warrant a wholescale re-assessment of the proposal given that an extant permission exists as a strong fall-back. The pre-commencement conditions have been discharged associated with application 20/03690/S73, and development has commenced with material operations related to drainage infrastructure having been carried out. The previously approved S73 application has therefore been implemented.

9.3	The proposed layout of the building is not significantly altered by the proposed and the scheme is still considered to be appropriate in terms of visual impact and would be in accordance with the adopted policies. The remaining additions to the scheme are not considered to be too different that would require a whole new host permission (these points are expanded on below).

9.4	The Neighbourhood Plan for Histon and Impington (2021) forms part of the development plan for South Cambridgeshire. Policy HIM17 highlights the area known as the Station Site. The Station site is included in the Local Plan Policy E/8 (Mixed-Use Development in Histon & Impington Station Area). It covers three development plots: including the former Bishops Hardware Store site, Kendall Court, the former station building. This site has been highlighted in the Neighbourhood Plan where it is stipulated that development on this site must accord with policy E/8 of the Local Plan and ensure the following:

•	The former station building should be retained and reused as appropriate for commercial or a community use.
•	A through footpath / cycleway to allow access to Vision Park should be provided.
•	Ensuring existing provision of village shops and services (providing key amenity value in this part of the village) are maintained or enhanced.

9.5	The permitted Bishops scheme does not jeopardise the listed requirements nor does it contradict policy E/8 of the Local Plan (2018).

9.6	Therefore, officers are satisfied that the principle of development is acceptable and in accordance with policy E/8 of the South Cambridgeshire Local Plan (2018) and policy HIM17 of the Neighbourhood Plan for Histon and Impington (2021).

9.7	Affordable Housing 

9.8	Local Plan Policy H/10 requires 40% affordable homes on development sites of 11 dwellings or more except where it can be demonstrated unviable in light of changing market conditions, individual site circumstances and development costs, in which case a revised mix of affordable house types and tenures and then a lower level of affordable housing provision may be negotiated. The NPPF paras 60 – 67 and Annex 2 Glossary are relevant. 

9.9	Under the previous approved application (S/0671/17/FL), a financial viability assessment was carried out. The previous assessment concluded that the policy requirement for 40% affordable housing, in line with policy H/10 of the Local Plan, would not be financially viable. As such a £100,000 contribution for offsite affordable housing was secured through a Section 106 agreement.

9.10	The proposed scheme seeks permission for 38 units which is an uplift of 3 units. As a result, officers requested that a revised viability assessment be submitted to account for these additional units.

9.11	The applicant has submitted a revised viability assessment which has been independently assessed. It is noted that since the previous viability assessment was undertaken in 2017, build costs for the development have increased significantly. The independent assessors noted that the saleable floorspace, as a ratio of overall floorspace, is also particularly low (58%) which is impacting on the scheme’s Gross Development Value (GDV). This coupled with the increase in build costs means that a policy compliant position for affordable housing still cannot be achieved. However, a financial contribution of £68,586, in lieu of on site provision, can be secured for affordable housing. A financial contribution towards affordable housing is consistent with the previous planning permission where viability was also a material planning consideration. Other planning obligations are discussed in more detail below (section 9.115).

9.12	Officers, in consultation with the Council’s Housing Team, are satisfied that as the proposed development is unable to provide a policy compliant scheme of affordable housing on site. On this basis, a financial contribution in lieu is appropriate given the viability implications for the development, which is consistent with the approach taken in relation to the previous planning permission. The development, therefore, accords with Policy H/10 of the Local Plan. 

9.13	Design, Layout, Scale and Landscaping

9.14	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.

9.15	Policies NH/2 and NH/6 are relevant to the landscape and visual impacts of a proposal. Together they seek to permit development only where it respects and retains or enhances the local character and distinctiveness of the local landscape and its National Character Area. 

9.16	The District Design Guide SPD (2010) and Landscape in New Developments SPD (2010) provide additional guidance. The NPPF provides advice on achieving well-designed places and conserving and enhancing the natural environment. 

9.17	The permitted layout of the building will not be significantly changed by the construction of units 7 and 37 as these will be created by internal changes to the permitted building. The footprint of the building will not change as a consequence of these units’ construction.

9.18	Unit 7 will be located on the lower ground floor. A daylight assessment was submitted as part of the host permission which showed unit 7 would receive an acceptable amount daylight (which was found to be acceptable under the host permission).

9.19	Unit 38 would be achieved through the construction of a roof extension on the east elevation of the building. The extension will be located circa 8.2m from the elevation which fronts Cambridge Road and is a continuation of the previously permitted 2 bed-duplex on the top floor elevation (which is now a 1 bed flat -unit 37). As the extension will be a continuation of floor three, the overall height of the permitted scheme will not increase. A small terrace area of 32m2 will be provided to the front of unit 38, this terrace area will be used by unit 38 and will be set back circa 1.2 from the front elevation of the building and will not be visible from the street.

9.20	Unit 38 will be situated circa 3m above a dormer window to the rear of Pine Court (unit 38 is also located 3m behind the dormer window). The applicant has indicated the dormer window may serve a bathroom. The addition of unit 38 will continue from the structure of unit 37 on the third floor. Given the positioning of the unit being relatively far from the frontage of the development and that units (37) were previously approved at this height, officers are satisfied that the presence of this unit would not be unacceptable and would be in keeping with the scale of the permitted development. No objections are raised from the Council’s Conservation or Urban Design Officers.

9.21	The addition of two lifts to podium stairs will improve disabled access to apartments located off of the podium slab, allowing the homes to become accessible to all. This is further discussed under section ‘Inclusive Access’ of this report. Officers consider this addition to be a positive change to the development.

9.22	The application proposes alterations to the balcony arrangement of unit’s 28, 26, 34 and 36 which fronts onto Cambridge Road with a splay created adjacent to Pine Court. The balconies were present on the previous scheme, and two of the units (further away from Pine Court) have increased in size by 1m2. Officers consider that as the balconies remaining are broadly the same size, that the slight alteration in shape will not impact the appearance of the building nor would it generate any new residential amenity impacts that weren’t already approved under the previous schemes.

9.23	The application seeks permission for the increase in size of the solar PV array. The permitted scheme saw a provision of 65m2 of PV array, the revised scheme sees an increase of 123m2 (188m2 in total) of PV array. The applicant has expanded the size of the PV arrays on an area of the development where this technology was previously permitted. As the location of these arrays were considered acceptable before (rear roof space), officers are satisfied that the expansion of such technology will not impact the design of the building and will be in keeping with the character of the area.

9.24	The revised scheme also seeks to enhance flat roofed areas to provide ecological value through green roofs. Sedum green roofs will be located to the rear and front elevation of the development, while the flat roof of the top floor will be a brown roof. The terrace of unit 38 will benefit from a planted balcony as this balcony is larger and is able to accommodate such landscaping.

9.25	The inclusion of these landscaping details will enhance the street frontage. The design has considered the ecological value it will offer by considering biodiversity and species habitat provision. This brown roof will consist of loose stones, sand, and rocks of varying sized which have been shown to provide equivalent degree of habitat creation potential as green roofs, and when used in conjunction with green roofs can offer a diverse range of habitat potential. Officers consider these inclusions to be a positive variation.

9.26	Additional landscaping will also be undertaken in the permitted communal areas. This landscaping will soften the communal gardens and is considered to enhance the external amenity area for occupants.

9.27	A few minor changes to window sizes, additional windows (along the east elevation) and additional rooflights (to the rear of the northern elevation) have also been requested. Officers consider these changes to be non -material to the development as the locations of the permitted windows have not changed, the size difference is not large enough to be an issue and the rooflights angle will not result in any overlooking of the communal area.

9.28	New balconies have been proposed to serve the units located to the rear of the eastern elevation. These balconies will provide private amenity space for these units. The balconies will overlook the communal area but will not overlook any neighbouring properties (nearest property is 61m away from these balconies). Officers consider that as balconies to the rear of the north elevation obtain the same views and were deemed acceptable, that these balconies would also be acceptable.

9.29	Other minor changes relating to the balustrade which serves the communal area have also been made. The new communal area balustrade will be glass instead of wooden fencing. Given the distance between this area and neighbouring properties (circa 17m from residents of Villa Place), officers consider that this change would not impact neighbouring residents and would be in keeping with the appearance of the development.

9.30	Overall, the proposed development is a high-quality design that would contribute positively to its surroundings and be appropriately landscaped. The proposal is compliant with South Cambridgeshire Local Plan (2018) policies NH/2, NH/6, and HQ/1 of the adopted South Cambridgeshire District Council Local Plan 2018 and HIM01 and HIM03 of the Histon and Impington neighbourhood plan.

9.31	Trees

9.32	Policies NH/2, NH/4 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. 

9.33	The South Cambridgeshire District Council Tree Officer has commented on the application. They have no Arboricultural or hedgerow objections to this application. However, clarification on the removal of a birch was requested. The applicant confirmed that the birch tree will be removed and replaced as part of the S278 agreement which has been agreed with the Local Highways Authority. The Trees Officer has confirmed that this is acceptable.

9.34	The proposal would accord with policies NH/2, NH/4, HQ/1 of the Local Plan.

9.35	Carbon Reduction and Sustainable Design 

9.36	The Councils’ Sustainable Design and Construction SPD (2020) sets out a framework for proposals to demonstrate they have been designed to minimise their carbon footprint, energy, and water consumption and to ensure they are capable of responding to climate change as required by policy CC/1. 

9.37	Policy CC/3 ‘Renewable and Low Carbon Energy’, requires that Proposals for new dwellings and new non-residential buildings of 1,000m2 or more will be required to reduce carbon emissions by a minimum of 10% through the use of on-site renewable energy and low carbon technologies.

9.38	The application seeks permission for the increased size of the solar PV array. The permitted scheme saw a provision of 65m2 of PV array, the revised scheme sees an increase of 123m2 (188m2 in total) of PV array. The increase in the provision will allow for the increase in the capacity from 10kWp up to 22 kept. The PV array will serve on-site electrical demand to individual apartments. The influx of the PV arrays is predicted to achieve 17.3% of predicted energy requirements from on-site renewable energy, in excess of the 10% policy requirement.

9.39	In addition to the PV arrays, the revised scheme also seeks to include a 10kWh central battery and electric vehicle charging infrastructure, installation of electric vehicle charging to 33 car spaces on the lower ground plus an EV car club parking space.

9.40	The revised scheme has increased the level of renewable technologies on site which officers consider will benefit in the reduction of carbon emissions. The applicants have suitably addressed the issue of sustainability and renewable energy and the proposal is in accordance with Local Plan (2018) policy CC/3 and CC/1.

9.41	Biodiversity

9.42	The Environment Act 2021 and the Councils’ Biodiversity SPD (2022) require development proposals to deliver a net gain in biodiversity following a mitigation hierarchy which is focused on avoiding ecological harm over minimising, rectifying, reducing and then off-setting. This approach accords with policy NH/14 which outlines a primary objective for biodiversity to be conserved or enhanced and provides for the protection of Protected Species, Priority Species and Priority Habitat. 

9.43	The applicant provided a Scheme of Biodiversity Enhancement. The building on site was demolished in July 2020. The ivy on the south aspect of the building (breeding bird habitat) was removed some years prior to the demolition of the building, outside of the bird breeding season (which runs from March to August inclusive) and the bat roosting season.

9.44	The proposed landscaping under planning reference 20/03690/S73 consists of the planting of native trees, native planting in communal garden areas and the creation of an extensive green roof and a green wall on site. These areas provide potential for biodiversity. Several other biodiversity enhancements will be included in the design scheme, including bird and bat boxes integrated into new buildings and bug hotels positioned in external amenity areas.

9.45	The proposed landscaping plans connected with the application for three additional flats presents an opportunity for further biodiversity enhancements, including the provision of an additional area of extensive green roof. The establishment of green roofs at the site will provide habitat and resources for a range of invertebrates as well as assisting in the control of rainwater.

9.46	The application has been subject to formal consultation with the Council’s Ecology Officer, who raises no objection to the proposal and recommends several conditions to ensure the protection of species and the estimated biodiversity net gain is delivered. 

9.47	In consultation with the Council’s Ecology Officer, subject to an appropriate condition, officers are satisfied that the proposed development complies with policy NH/14. The enhancement scheme provided addresses condition 8 of permission 20/03690/S73 and the ecological department are satisfied that this document can discharge this condition.

9.48	Refuse Arrangements

9.49	Refuse provisions on site were previously agreed under the S73 application. The scheme provides refuse provision to serve the additional three dwellings. In small developments the Council charge for the bins and not per unit. The large 1100 litre bins are £350 each, these are provided on the basis that 50 litres per person per fortnight for rubbish and same for recycling.

9.50	The development will have the capacity to accommodate 101 people. The proposed scheme provides 11,000 litres of bin space (5,500l for 5 black bins and 5,500l for 5 blue recycling bins). Based on the number of occupants the applicant would need to provide 10,100l of bin space (refuse and recycle combined). The proposed scheme provides this.

9.51	Drainage

9.52	Policies CC/7, CC/8 and CC/9 of the Local Plan require developments to have appropriate sustainable foul and surface water drainage systems and minimise flood risk. Paras. 159 – 169 of the NPPF are relevant. 

9.53	The site is in Flood Zone 1 and is therefore considered at low risk of flooding. 

9.54	The proposed development comprises of a very similar layout to what was previously approved.

9.55	The applicant has submitted a Surface & Foul Water Drainage Statement as part of the application, the Statement confirms that (following extensive discussions with Anglian Water and the Planning Authority) discharge into the public foul water sewer network was the only viable surface water drainage strategy for the proposed development.

9.56	The permitted scheme sees that the surface water runoff from the development discharges via a gravity network into an attenuation tank located beneath the basement car parking area. The discharge from the attenuation tank is restricted to 1.0 l/s and enters the combined package pumping station. The package pumping station is restricted to 3.8 l/s and discharges into the nearby public foul water sewer network.

9.57	The foul water will discharge via a gravity network into a combined private package pumping station located within the basement car parking area. The discharge from the private package pumping station will be restricted to 3.8 l/s and discharge into the nearby public foul water sewer network.

9.58	The Statement concludes that the additional elements (namely units) are considered to be minor from a foul and surface water drainage perspective and will not increase the impermeable area of the site when compared with the existing planning consent. The storage capacity of both the foul pumping station and the surface water attenuation tank remains sufficient to cope with any additional foul discharge whilst not exceeding the maximum rate of 3.8 l/s agreed with Anglian Water.

9.59	The Council’s Sustainable Drainage Engineer and Anglian Water consider the development acceptable subject to conditions relating to onsite foul drainage, surface water management strategy and details of long-term maintenance arrangements for the surface water drainage system.

9.60	The Local Lead Flood Authority had have objected and requested further details relating to Hydraulic Calculations, these details have been provided and were reviewed by the LLFA. The LLFA removed their objection and requested the imposition of conditions relating to a detailed surface water drainage, details indicating how surface water run-off will be avoided and the undertaking of a survey to demonstrate that surface water drainage has been constructed in accordance with the approved details. Two informatives relating to OW consent and Pollution Control have also been imposed. 

9.61	The applicants have suitably addressed the issues of water management and flood risk, and subject to conditions the proposal is in accordance with Local Plan policies CC/7, CC/8, and CC/9 and NPPF advice. 

9.62	Security

9.63	Cambridgeshire Constabulary Crime Prevention Design Team (CCCPDT) commented on the application and stated that they reviewed the above application and are supportive in regard to community safety and reducing vulnerability to crime. They have requested they are able to comment on the external Lighting Plan when available and that further information is required on the control of the access into the apartment blocks.

9.64	A condition was imposed regarding an artificial lighting scheme under the previous permission which is yet to be discharged. Officers will consult the CCCPDT when details pertaining to this condition is submitted. Officers are satisfied that the details relating to the control of access can be addressed via condition.

9.65	Highway Safety and Transport Impacts

9.66	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.

9.67	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.

9.68	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. 

9.69	Under the permitted scheme, a 5.5-metre-wide access to the site will be provided off Cambridge Road, further south in order to allow vehicles entering and leaving the ramped car park access to avoid movement being blocked by traffic queuing at the northbound approach to the Guided Busway crossing. This application does not seek to vary or change the approved Highway access and therefore officers do not consider highway safety to be a concern.

9.70	The Local Highways Authority have raised no objections to the proposed new vehicular access. The proposal is considered acceptable in terms of highway safety subject to conditions in regard to the falls and levels of the site, the access being of a bound material and of a suitable material, the existing access being closed prior to first occupation of the proposed site and a traffic management plan and informative in regard to no works to the public highway.

9.71	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 to conditions relating to the submission of a traffic management plan, the standard of the access construction and the closure of the existing access. 

9.72	Subject to conditions the proposal accords with the objectives of policy TI/2 of the Local Plan and is compliant with NPPF advice.

9.73	Cycle and Car Parking Provision  

9.74	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.

9.75	This application does not seek to increase the provision of parking in line with the addition of three new units. The provision of 33 parking spaces to serve 35 units was deemed acceptable in light of the Local Plan and the Histon and Impington Neighbourhood Plan (officer referenced the NP in their delegation report). Therefore, the provision of parking will be reviewed in light of the ‘new’ units.

9.76	Cycle Parking

9.77	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.

9.78	Cycle storage will be located on the east elevation of the site. The storage will consist of 2 tiered dutch cycle racks which has the capacity to store 52 cycles. There are also 8 Sheffield hoops for visitor cycle storage located to the right of the entrance lobby on the east elevation. The provision of cycle storage on site is compliant with policy and is therefore acceptable.

9.79	The proposal provides an appropriate level of residential car parking and cycle parking provision and whilst the level of car parking is not fully compliant with policy TI/3, it is nonetheless acceptable.

9.80	Car Parking

9.81	Policy 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.

9.82	The 3 additional units would require an additional 2 parking spaces each according to the Local Plan, in light of policy HIM05 of the Neighbourhood Plan the units should have a total of 5 spaces (based on number of bedrooms). The higher figure of 6 will be used for this report.  

9.83	It is acknowledged that the 33 spaces provided are still not compliant with policy TI/3 or HIM05, however, given the location of the site and the high levels of accessibility in regard to local shops, services and the travel network comprising of the bus and the Cambridgeshire Guided Bus, it is considered that the additional spaces are not necessary. The proposal also seeks to include a club car space for occupants use, the car club space will be secured via condition. Officers consider that the proposed club car space will be a positive addition to the scheme and would be utilised by those who do not have cars and therefore would not require a car space. It is not an unreasonable assumption that some of the occupants of the apartments would choose not to own a car given Histon’s proximity to Cambridge and, even if there was some overspill parking onto surrounding streets, this would be likely to be minimal.

9.84	Subject to conditions, 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.

9.85	Inclusive Access

9.86	The addition of two lifts to podium stairs will improve disabled access to apartments located off the podium slab, allowing the homes to become accessible to all. Three lifts will be provided in total (two to the centre of the building, one to the front elevation). A passenger lift will provide access to all levels of the main housing block and connect the parking undercroft to the entrance and to the podium slab terrace. Two car parking spaces closest to the lift will be designated for disabled occupants. Two vertical circulation cores off the podium slab will include lifts to those units which face onto the busway. Units 20 and 21 will not be served by lifts but will have stairs which could be accessed by ambulant disabled individuals. A ramp is being provided to allow for access to the lower ground units and entrance forecourt.

9.87	The applicant has included additional lifts and ramps to allow for better accessibility to the units and wider building.

9.88	The proposal is compliant with Local Plan (2018) policies HQ/1 and H/9.

9.89	Amenity 

9.90	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. 

9.91	The District Design Guide 2010 advises that to prevent the overlooking of habitable rooms to the rear of residential properties and rear private gardens, it is preferable that a minimum distance of 15m is provided between the windows and the property boundary. For two storey residential properties, a minimum distance of 25m should be provided between rear or side building faces containing habitable rooms, which should be increased to 30m for 3 storey residential properties. It advises that a 12-metre separation is allowed where blank walls are proposed opposite the windows to habitable rooms. 

9.92	Neighbouring Properties

9.93	The footprint of the approved development does not materially change when compared with what is being proposed. The height of the proposed development will increase slightly to accommodate a roof extension and balcony area exclusive to unit 38. The proposed extension is set back circa 8.2m from the elevation which fronts Cambridge Road and is a continuation of the previously permitted 2 bed-duplex on the top floor elevation (which is now a 1 bed flat -unit 37). An additional area of circa 119m2 of floor space will be added to the top floor as part of this application. A small terrace area of 32m2 will be provided to the front of unit 38 and will be set back circa 1.2 from the front elevation of the building and will not be visible from the street.

9.94	The closest development to the proposed third floor extension is Pine court (to the south of the site). Pine court has one small window to the rear of the hipped roof of the elevation which fronts Cambridge Road. The corner of unit 38 will be roughly 5m away from this window. The applicant could not confirm what this window serves but given its location near to a soil pipe, the applicant believes the window serves a bathroom. However, given that the additional unit and terrace is roughly 5m higher than this dormer window, officers are satisfied that overlooking is unlikely to occur. The addition of the unit will increase the height of the building along the eastern elevation (left hand side), however given the distance of the development and Pine Court, and that both sites are blocks of flats with minimal height difference, officers do not consider issues relating to overbearing to be of concern.

9.95	Officers are satisfied that the orientation of the window on Pine Court would prevent issues relating to overshadowing and overlooking from occurring.

9.96	Alterations to the balcony arrangement onto Cambridge Road with a splay created adjacent to Pine Court have been proposed (east elevation). These balconies were not present on the original permitted scheme. The proposed development is set back circa 4m from the frontage of pine court. Given the lack of windows on the boundary elevation of Pine Court and the distance between the two front elevations of the developments, officers do not consider overlooking to be a concern.

9.97	Additional balconies have also been added to the rear apartments which overlook the communal gardens. These balconies will provide private amenity space to these units. Given the distance between Villa Place and the site, and that the proposed balconies will be located circa 16m from the dormer window of Pine Court, officers do not consider that these balconies will achieve an unacceptable level of overlooking.

9.98	As there are no other changes being proposed to the fabric of the building, officers consider the impact on residential amenity to be minimal.

9.99	In the opinion of officers, the proposal adequately respects the residential amenity of its neighbours and the constraints of the site and is considered that it is compliant with Local Plan (2018) policies HQ/1.

9.100	Future Occupants

9.101	Policy H/12 of the Local Plan states that new residential units will be permitted where their gross internal floor areas meet or exceed the Government’s Technical Housing Standards – Nationally Described Space Standard (2015) or successor document. 
9.102	The proposal alters the proposed dwelling mix by including unit 7 (a 1 bed mezzanine), unit 37 (a 1-bedroom apartment) and 38 (a 2-bedroom apartment). All units 7, 37, 38 and are compliant or exceed the residential standards as outlined by policy H/12 of the Local Plan.

9.103	The gross internal floor space measurements for units in this application are shown in the table below: 

Proposed Unit	Number of Bedrooms 	Number of bed spaces (persons)	Number of storeys	Policy size requirement (m2)	Size of unit (m2)	Difference in size compared to policy (m2)	
1	1	2	1	50	55	+5	
2	1	2	1	50	55	+5	
3	1	2	1	50	65	+15	
4	1	2	1	50	55	+5	
5	1	2	1	50	55	+5	
6	1	2	1	50	55	+5	
7	1	2	1 (plus mezzanine)	50	58	+8	
8	2	4	1	70	78	+8	
9	1	2	1	50	50	0	
10	1	2	1	50	50	0	
11	1	2	1	50	50	0	
12	2	3	1	61	63	+2	
13	1	2	1	50	50	0	
14	1	2	1	50	50	0	
15	1	2	1	50	51	+1	
16	1	2	1	50	52	+2	
17	2	4	1	70	71	+1	
18	1	2	1	50	50	0	
19	1	2	1	50	50	0	
20	1	2	1	50	50	0	
21	2	3	1	61	63	+2	
22	1	2	1	50	50	0	
23	1	2	1	50	50	0	
24	2	3	1	61	65	+4	
25	1	2	1	50	50	0	
26	1	2	1	50	50	0	
27	2	4	1	70	70	0	
28	2	4	1	70	82	+12	
29	2	4	1	70	83	+13	
30	2	4	1	70	97	+27	
31	2	4	1	70	97	+27	
32	2	4	1	70	99	+29	
33	1	2	1	50	50	0	
34	1	2	1	50	50	0	
35	2	4	1	70	70	0	
36	2	4	1	70	82	+12	
37	1	2	1	50	50	0	
38	2	4	1	70	90	+20 	

9.104	Units 37 and 38 meet and exceed respectively the permitted internal residential space standards. Unit 7 is a 1 bed mezzanine which will accommodate 2 bedspaces and meets internal space standards for a two-storey dwelling.

9.105	As outlined in previous applications and delegation reports, all other units provided by this scheme are compliant with Policy H/12. However, as various internal changes are being proposed, the other units have been measured and included in the above table.

9.106	Policy H/12 states that all new residential units will be expected to have direct access to an area of private amenity space. All proposed units have access to a private balcony or private garden therefore the proposals are compliant with this aspect of the policy.

9.107	Garden Size(s)

9.108	The District Design Guide 2010 advises that each one or two-bedroom house should have private garden space of 40m2 in urban settings and 50m2 in rural settings; whilst each house with 3 bedrooms or more should have private garden space of 50m2 in urban settings and 80m2 in rural settings. Ground floor apartments should have a minimum of 10m2 private amenity space immediately outside their living accommodation, or use of a communal garden, where 25m2 is allowed for each apartment. Upper floor apartments should have use of a private balcony, of a minimum of 3m2, plus use of a communal garden, where 25m2 is allowed for each apartment. 

9.109	The scheme provides landscaping across the site which occupants will be able to access. An area of communal amenity space will be provided to the southwest of the development. These areas will include various trees and shrubs and three large seating areas. Each apartment will have private amenity space in the form of balconies on the upper floors and terraces on the ground floor.

9.110	Each property would benefit from a private garden area or communal amenity space which would meet or exceed the recommendations of the Council’s District Design Guide. 

9.111	Summary

9.112	The proposal adequately respects the amenity of its neighbours and of future occupants. Subject to conditions, the proposal is compliant with policy HQ/1 and the District Design Guide 2010. The associated construction and environmental impacts would be acceptable in accordance with policies CC/6, CC/7, SC/9, SC/10, SC/12, and SC/14 of the Local Plan. 

9.113	Third Party Representations

9.114	The remaining third-party representations not addressed in the preceding paragraphs are summarised and responded to in the table below:

Third Party Comment	Officer Response	
Height of building is too large and dominating 	The height of the building does not increase any more than is already permitted, but officers do acknowledge that part of the third floor does extend from unit 37 (unit 38) thus increase the height of this part of the building. However, the overall height of the development remains unchanged and was permitted under previous applications.

The additional unit on the third floor (unit 38) will be set back from the frontage of the building and not prominent from the street frontage. Therefore, officers consider that the building will be no more visually dominating than the structure that was permitted under previous applications.
	
No increase in amenity space or parking	Officers consider the parking matter is addressed under paragraphs 9.102 to 9.109. Each flat has access to a private amenity space in the shape of a balcony and all occupants will have access to the communal terrace. Officers consider the level of external amenity space to be acceptable.
	
Overspill of parking 	The applicant provided a Transport Statement (which was reviewed by the Local Highways Authority) in which it is confirmed that the provision of 33 spaces would adequately cater for the proposed development. The Local Highways Authority did not raise concerns that the local highways will suffer from an increase in offsite parking. Therefore, officers are satisfied that off-site parking will be minimal.
	
No affordable housing 	Officers consider this matter to be addressed under paragraphs 9.7 to 9.14.
	
Additional units would block light 	The only additional unit which is located outside of the permitted envelope of the building is unit 38. Unit 38 is located roughly 5m above the only window on Pine Court. The window is thought to serve a bathroom and is located to the southeast of the dwelling. Given the northwest facing orientation of the window (facing directly onto the roof of Pine Court) and the distance between the window and unit, officers consider that the window does not benefit from an influx of light already and that the additional unit would not contribute to blocking light.
	
Design of building not in keeping with the area. 	The design of the building does not materially change from the already permitted development.
	
The proposal would cause a tunnelling effect on the guided bus way.	The permitted envelope of the building borders the guided busway, unit 38 is not located along this elevation. Therefore, as the wider footprint of the building was approved under previous applications, it is considered that the potential ‘tunnel impact’ on the guided busway was considered acceptable.
	
No demand for flats in the area. 	The demand for the development was agreed to be suitable under previous applications. The proposed changes were made for the following reasons: more efficient layout, increase in construction costs in comparison to sale value of units and design requirements (fire safety, building efficiency etc).
	
Missed opportunity to reduce the environmental footprint	The applicant has made changes to the approved scheme to address renewable technologies, this has been discussed in the report above. 
	
The development is not in keeping with the village plan
	As previously mentioned, the wider development of the site is already permitted development and therefore cannot be refused at this point. The changes proposed are appropriate and minor. Officers do acknowledge that the parking provision is not in keeping with the Neighbourhood Plan, however this matter has been addressed and is considered acceptable. 
	
Community use facilities have been removed from the scheme. 
	Details of community use contributions have been addressed in the above report. 	

9.115	Planning Obligations (S106)

9.116	The Community Infrastructure Levy Regulations 2010 (as amended) have introduced the requirement for all local authorities to assess any planning obligation in relation to three tests. If the planning obligation does not pass the tests, then it is unlawful. The tests are that the planning obligation must be:

(a) necessary to make the development acceptable in planning terms. 
(b) directly related to the development; and 
(c) fairly and reasonably related in scale and kind to the development.

9.117	The applicant has indicated their willingness to enter into a S106 planning obligation in accordance with the requirements of the Council’s Local Plan and the NPPF. 

9.118	Policy TI/8 ‘Infrastructure and New Developments’ states that Planning permission will only be granted for proposals that have made suitable arrangements for the improvement or provision of infrastructure necessary to make the scheme acceptable in planning terms. The nature, scale and phasing of any planning obligations and/or Community Infrastructure Levy (CIL) contributions sought will be related to the form of the development and its potential impact upon the surrounding area.

9.119	Heads of Terms

9.120	As noted above, the applicant has submitted a viability assessment as the development is unable to meet a policy compliant provision of affordable housing. This is consistent with the previous planning permission which secured a total of around £153,000 for planning obligations (including £100,000 for affordable housing).  In consultation with the Council’s Section 106 officer, the following planning obligations have been identified to mitigate the impact of the development.

Obligation	Contribution / Term	Trigger	
Affordable housing	£68,586.00	The scheme does not provide affordable housing on site for the reasons outlined in the viability assessment. 

Open Space:

-Sports pitches
-Allotments
-Play Space

	Allotment - towards improvements to Homefield Park and the acquisition and subsequent maintenance of Abbey Fields - £3,800.00

Offsite Play Space- towards additional play facilities at the Recreation Area playground and at Histon Green - £16,838.85

Offsite Sports Space - towards the replacement of the bowls court fence and/or the tennis court fence and/or the upgrade of floodlights and/or the installation of 2 x 3G pitches - £26,457.95
	All housing developments are required to contribute towards Outdoor Playing Space (including children’s play space and formal outdoor sports facilities), and Informal Open Space to meet the need generated by the development in accordance with the standards set out in the policy	
Health	Towards improvements to or expansion of Firs House Surgery and/or the branch surgery in Telegraph Street Cottenham- £14,300.00
	Requested by the primary care team. The contribution is required as the development will give rise to a need for additional primary healthcare provision to mitigate impacts. 
	
Indoor community facilities	To be used for swimming pool improvements (£10,306.00) and for indoor sports hall (£9,566.00) improvements at Impington Sports Centre- £19,872.00
	All housing developments will include or contribute to the provision of the services and facilities necessary to meet the needs of the development. The scale and range of this provision or contribution will be appropriate to the level of need generated by the development and will address the specific needs of different age groups, of people with disabilities, and faith groups and will be adaptable to population growth and demographic changes. 
	
Community facilities	Community space - towards the improvement of The Stable Rooms to create additional hireable meeting space in the villages of Histon and Impington - £12,012.06

Green Infrastructure - towards the Histon and Impington Green Canopy Project and the purchase of Long Meadow and the Set Aside- £7,600.00
	All housing developments are required to contribute towards the provision of indoor community facilities to meet the need generated by the development with provision based on a standard of 111m2 of such floorspace per 1,000 additional population
	
Waste	£3,500	Requested by the Recycling & New Developments Department. 
The uplift of 3 units requires a contribution towards bins and waste management. 
	
Monitoring	£500.00	To ensure the proper and timely provision and perpetual usage of onsite infrastructure (including public open space and affordable housing) and to cover the cost associated with reporting to Government on section 106 matters, the District Council requires a monitoring contribution of £500.

9.121	The viability assessment demonstrates that total financial contributions towards planning obligations, as set out in the above table (around £173,000), can be achieved as part of the development and will allow the site to come forward. In accepting this position, officers propose to include as part of the section 106 agreement, a late-stage review (claw-back) mechanism to enable any uplift to the viability of the scheme to be secured for additional financial contributions towards affordable housing.

9.122	The planning obligations are necessary, directly related to the development and fairly and reasonably in scale and kind to the development and therefore the required planning obligations meet the tests set by the Community Infrastructure Levy Regulations 2010 (as amended) and are in accordance with Policy TI/8 of the South Cambridgeshire Local Plan (2018). 

9.123	Planning Balance

9.124	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). 

9.125	This application is put forward for full planning permission and includes various changes to the schemes already permitted which see the addition of three units, the addition of two lifts, alterations to balconies on eastern elevation, enlargement of PV arrays, installation of EV charging and battery storage, club car share (and additional space) and the introduction of green and brown roofs.

9.126	There are policies in the South Cambridgeshire District Council Local Plan 2018 and Neighbourhood Plan that support both the principle of the development and the proposed changes. However, the application is contrary to the policies that relate to parking provision and is contrary to the Neighbourhood Plan for the same reason.

9.127	However, the provision of 33 parking spaces to serve 35 units was deemed acceptable in light of the Local Plan and the Histon and Impington Neighbourhood Plan (under permission 20/03690/S73). Therefore, the provision of parking was reviewed in light of the ‘new’ units.

9.128	The 3 additional units would require 2 parking spaces each according to the Local Plan, in light of policy HIM05 of the neighbourhood plan the units should have a total of 5 spaces (based on number of bedrooms). The higher figure of 6 has been used for this report.

9.129	Officers note that whilst the car parking provision falls beneath the minimum standard, considering the existing car parking allocated to the site and the high levels of accessibility of the site in regard to local shops, services and travel networks comprising of bus and the Cambridgeshire Guided bus, the proposed level of car parking is considered appropriate.

9.130	Concerns have been raised by the Parish Council regarding Parking and Affordable Housing provision. Officers consider the on site parking provision to be acceptable and that the financial viability of the scheme, which has been independently assessed, secures an appropriate financial contribution for affordable housing which will allow the site to come forward for development.  The scheme will be subject to further review (claw back mechanism) as it is built out, to secure any uplift in viability.

9.131	Concerns raised by Trees, LLFA, Anglian Water, Drainage, and the Crime Prevention Design Team (Estates) have been clarified or addressed via condition.

9.132	Having considered 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 and the completion of a S106 agreement. 

9.133	Recommendation

9.134	Approve subject to: 

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

-Satisfactory completion of a Section 106 Agreement which includes the Heads of Terms as set out in the report with minor amendments to the Heads of Terms as set out delegated to officers.

10.0	Planning Conditions 

1. 	The development hereby permitted shall be begun within a period of three years from the date of this permission 

Reason: In accordance with Section 91 of the Town and Country Planning Act 1990 as amended.

2. 	The development hereby permitted shall be carried out in accordance with the approved plans as listed on this decision notice. 

 15.563.P23 rib 02.09.2020- Detail Elevation 4 
 15.563.P20B 02.09.2020- Detail Elevation 1 
 15.563.2 Ex01C 22.06.2021 – Site Plan and Location Plan 
 15.563.2 P01B 21.03.2022 – Lower Ground Floor
 15.563.2 P02D 21.03.2022 – Ground Floor Plan
 15.563.2 P03B 22.06.2021- First Floor Plan 
 15.563.2 P04B 22.06.2021 – Second Floor Plan 
 15.563.2 P05B 22.06.2021 – Third Floor Plan 
 15.563.2 P06C 22.06.2021 – Revised Proposed Elevations 
 15.563.2 P08A 22.06.2021 – Revised South elevations and sections 
 15.563 P10D 16.10.2020- Revised Lower Ground Daylight Assessment 
 Landscape Plan - North Garden (Rev E) 22.06.2021 
 Landscape Plan - South Garden (Rev E) 22.06.2021 
 Landscape Design Details - Green Screen (Rev A) 22.06.2021 
 Landscape Design Details - Green Screen (Rev A) 22.06.2021 
 Landscape Design Details - Paving Details 22.06.2021 
 Landscape Design Details – Paving 22.06.2021 
 Landscape Design Details - Planters (Rev A) 22.06.2021

Reason: In the interests of good planning, for the avoidance of doubt and to facilitate any future application to the Local Planning Authority under Section 73 of the Town and Country Planning Act 1990.

3. 	The development shall be carried out in accordance with the approved materials comprising render - through colour silicone render system (e.g. weberpral M), colour Pearl Grey; vertical and pitched roof cladding - Euroclad Vieo colour RAL 7024 graphite grey; facing bricks - BEA Clay Solutions Nevado to be used in the construction of the external surfaces of the buildings; and in accordance with associated plans P20 Rev B Detailed Elevation 1; P21 Rev B Detailed Elevation 2 ; P22 Rev C Detailed Elevation 3; and P23 Rev B Detailed Elevation 4. Development shall be carried out in accordance with the approved details (unless otherwise agreed in writing). 

Reason: To ensure the appearance of the development is satisfactory in accordance with Policy HQ/1 of the South Cambridgeshire Local Plan 2018.

4. 	No drainage works shall commence until a surface water management strategy has been submitted to and approved in writing by the Local Planning Authority. No hard-standing areas to be constructed until the works have been carried out in accordance with the strategy. 

Reason: To prevent environmental and amenity problems arising from flooding.

5. 	Development shall be carried out in accordance with the Surface & Foul Water Drainage Statement was submitted by Morris Consulting Engineers (Ref: B159 - Rev 01 – May 21). No dwellings shall be occupied until the works have been carried out in accordance with the foul water strategy unless otherwise approved in writing by the Local Planning Authority. 

Reason: To prevent environmental and amenity problems arising from flooding.

6. 	Details for the long-term maintenance arrangements for the surface water drainage system (including all SuDS features) is to be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of any of the buildings hereby permitted. The submitted details should identify runoff sub-catchments, SuDS components, control structures, flow routes and outfalls. In addition, the plan must clarify the access that is required to each surface water management component for maintenance purposes. The maintenance plan shall be carried out in full thereafter. 

Reason: To ensure the satisfactory maintenance of drainage systems that are not publicly adopted, in accordance with the requirements of paragraphs 163 and 165 of the National Planning Policy Framework.

7. 	All ecological measures and/or works shall be carried out in accordance with the details contained in Scheme of Biodiversity Enhancement (MKA Ecology, May 2021 - as already submitted with the planning application and agreed in principle with the local planning authority prior to determination) and details contained in Recommendations 1 and 2 in the Preliminary Ecological Appraisal (MKA Ecology, August 2016). If any amendments to the recommendations as set out in the report are required, the revisions shall be submitted in writing to and agreed by the Local Planning Authority before any development commences. 

Reason: To conserve and enhance ecological interests in accordance with Policies HQ/1 and NH/4 and to provide a habitat for wildlife and enhance the site for biodiversity in accordance with Policy NE/6 of South Cambridgeshire Local Plan 2018.

8. 	Prior to occupation a “lighting design strategy for biodiversity” features or areas to be lit shall be submitted to and approved in writing by the local planning authority. 

The strategy shall: 
a) 	Identify those areas/features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and 

b) 	show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specification) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places. 

All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority 
Reason: To minimise the effects of light pollution on the surrounding area and to protect biodiversity interests in accordance with Policies SC/9 and NH/4 of the South Cambridgeshire Local Plan 2018.

9. 	The proposed access hereby approved shall be constructed so that its falls and levels are such that no private water from the site drains across or onto the highway and shall be constructed from a bound material to prevent displacement of materials onto the highway. 

Reason: In the interest of highway safety in accordance with Policy HQ/1 of the South Cambridgeshire Local Plans 2018.

10. 	The existing access to the site is to be permanently closed and returned to a full-face kerb prior to first occupation. 

Reason: for the safe and effective operation of the highway 

11. 	No works or development above finished ground level shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority. These details shall include indications of all existing trees and hedgerows on the land and details of any to be retained, together with measures for their protection in the course of development. The details shall also include specification of all proposed trees, hedges, and shrub planting, which shall include details of species, density, and size of stock. 

Reason: To ensure the development is satisfactorily assimilated into the area and enhances biodiversity in accordance with Policy NH/6 of the South Cambridge Local Plan 2018. 

12. 	All hard and soft landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with a programme agreed in writing with the Local Planning Authority. If within a period of five years from the date of the planting, or replacement planting, any tree or plant is removed, uprooted, or destroyed or dies, another tree or plant of the same species and size as that originally planted shall be planted at the same place, unless the Local Planning Authority gives its written consent to any variation. 

Reason: To ensure the development is satisfactorily assimilated into the area and enhances biodiversity in accordance with Policy NH/6 of the South Cambridgeshire Local Plan 2018.

13. 	No works or development above finished ground level shall take place until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials, and type of boundary treatment to be erected. The boundary treatment for each dwelling shall be completed before that/the dwelling is occupied in accordance with the approved details and shall thereafter be retained. 

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

14. 	No works or development above finished ground level shall commence until details of balconies/terraces, balustrading, parapets, coping, eaves and verges, junctions between different materials, entrances and doors and windows and rooflights to a scale of not less than 1:10 have been submitted to and approved in writing by the Local Planning Authority; the development shall be carried out in accordance with the approved details. 

Reason: Insufficient information was submitted with the application to assure the Local Planning Authority that the proposals to comply with Policies HQ/1 of the South Cambridgeshire Local Plan 2018. 

15. 	Prior to occupation details of access control into the development and car park area are to be submitted to the Local Planning authority for approval. 

Reason: To ensure that the development is secure in accordance with Policy HQ/1 of the South Cambridgeshire Local Plan 2018. 

16. 	Construction works shall commence on site in accordance with the traffic management plan SLR Ref: 406.4374.00002 version no. Final Update dated February 2021 and in accordance with the same plan reference under Appendix 8 of the SLR Ref 406.04374.00002 version no Final dated June 2021 (unless otherwise agreed in writing by the Local Planning Authority). The scheme shall be constructed and completed in accordance with the approved details. 

Reason: In the interest of highway safety in accordance with Policy HQ/1 of the South Cambridgeshire Local Plan 2018 

17. 	Development shall be carried out in accordance with the Surface & Foul Water Drainage Statement was submitted by Morris Consulting Engineers (Ref: B159 - Rev 01 - 26.08.2020) and associated Technical Note - Addendum A and Surface and Foul Water Drainage Statement by Morrish Consulting Engineers (Ref:B159 Revision 01 – 25.05.2021). No dwellings shall be occupied until the works have been carried out in accordance with the foul water strategy unless otherwise approved in writing by the Local Planning Authority. 

Reason: To prevent the increased risk of flooding, to improve and protect water quality, and improve habitat and amenity in accordance with Policy HQ/1, CC7 CC/8 and CC/9 of the South Cambridgeshire Local Plan 2018.

18. 	Development (excluding demolition) shall be carried out in accordance with 
a) 	the approved Stage 1, Tier 2 Site Investigation & Generic Quality Risk Assessment;
b) 	the Stage 2 Options Appraisal Stage 3 Remediation Strategy (ref. TJ2424CR1v1.0 prepared by Terragen Environmental Consultants Limited); 
c) 	prior to occupation, the works specified in the remediation method statement shall have been completed, and a verification report submitted to and approved in writing by the Local Planning Authority, in accordance with the approved scheme; and 
d) 	if, during remediation works, any contamination is identified that has not been considered in the remediation method statement, then remediation proposals for this material should be agreed in writing by the Local Planning Authority. 

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property, and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours, and other offsite receptors in accordance with Policy HQ/1 of the South Cambridgeshire Local Plan 2018.

19. 	If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved. 

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property, and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours, and other offsite receptors in accordance with Policy HQ/1 of the South Cambridgeshire Local Plan 2018.

20. 	Prior to the occupation of any buildings, the approved renewable and/or low carbon energy technologies shall be fully installed and operational and shall thereafter be retained and remain fully operational in accordance with a maintenance programme, which shall be submitted to and agreed in writing by the Local Planning Authority. 

Reason: To ensure an energy efficient and sustainable development in accordance with Policies HQ/1 and CC/3 of the South Cambridgeshire Local Plan 2018.

21. 	Prior to the occupation of any buildings, a water statement shall be submitted to and approved in writing by the Local Planning Authority. The water statement shall include: 

(a) 	A statement demonstrating that measures to conserve water have been incorporated into the development to achieve a maximum usage of 105 litres/person/day.

Reason: To ensure conservation of water and sustainable development in accordance with Policy CC/4 of the South Cambridgeshire Local Plan 2018.

22. 	Prior to the installation of any external lighting, an artificial lighting scheme, to include details of any external lighting of the site such as street lighting, floodlighting, security / residential lighting, and an assessment of impact on any sensitive residential premises on and off site, shall be submitted to and approved in writing by, the Local Planning Authority. The scheme shall include layout plans / elevations with luminaire locations annotated, full isolux contour map / diagrams showing the predicted illuminance in the horizontal and vertical plane (in lux) at critical locations within the site, on the boundary of the site and at adjacent properties, hours and frequency of use, a schedule of equipment in the lighting design (luminaire type / profiles, mounting height, aiming angles / orientation, angle of glare, operational controls) and shall assess artificial light impact in accordance with the Institute of Lighting Professionals "Guidance Notes for the Reduction of Obtrusive Light GN01:2011". The approved lighting scheme shall be installed, maintained and operated in accordance with the approved details / measures unless the Local Planning Authority gives its written consent to any variation. 

Reason: To protect local residents from light pollution / nuisance and protect / safeguard the amenities of nearby residential properties in accordance with SC/9 of the South Cambridgeshire Local Plan 2018. 

23. 	No construction site machinery or plant shall be operated, no construction related deliveries taken at or dispatched from the site except between the hours of 08.00am on weekdays and 08.00am on Saturdays nor after 18.00pm on weekdays and 13.00pm on Saturdays (nor at any time on Sundays or Bank Holidays), unless otherwise previously agreed in writing by the Local Planning Authority in accordance with any agreed noise restrictions. 

Reason: To minimise noise disturbance to adjoining residents in accordance with Policy SC/10 of the South Cambridgeshire Local Plan 2018. 

24. 	The Piling or any other foundation designs and investigation boreholes using penetrative methods shall be carried out as in accordance with the letter dated 07 August 2020 (SJS/ASG/B159) from Morrish & Partners Structural Engineers and RSA Geotechnics Ltd borehole data (BH101, BH102 and BH103) ref:- 15620GI. The development shall be carried out in accordance with the approved details unless otherwise agreed in writing with the Local Planning Authority . 
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy HQ/1 of the South Cambridgeshire Local Plan 2018.

25. 	Development works shall be carried out in accordance with the approved Dust Suppression Statement dated April 2020 (discharged on the 6th August 2020- S/0671/17/COND21). Works shall be undertaken in accordance with the approved details/scheme unless previously agreed in writing with the Local Planning Authority. 

Reason: To protect the occupiers of adjoining buildings (dwellings) from the effect of odour, dust or fumes in accordance with Policy SC/12 and SC/14 of the South Cambridgeshire Local Plan 2018. 

26. 	No works or development above finished ground level shall commence until, a detailed noise mitigation / insulation scheme for the residential units, to protect future occupants internally and externally from noise from the Cambridge Guided Bus Way and adjacent traffic, shall be submitted to and approved in writing by the Local Planning Authority. The noise attenuation / insulation scheme as approved shall be fully implemented prior to occupation and shall be retained thereafter and not altered without prior approval. 

Reason: To ensure that sufficient noise attenuation / mitigation is provided to all residential properties to protect future occupiers externally and internally from the impact of Cambridge Guided Bus Way and safeguard the health, amenity and quality of life of future residents in accordance with paragraphs 109, 123 of the National Planning Policy Framework March 2019 and Policy SC/10 of the South Cambridgeshire Local Plan 2018. 

27. 	No works or development above finished ground level shall commence until, an assessment of the noise impact of plant and or equipment including any renewable energy provision sources such as any air source heat pump or wind turbine on the proposed and existing residential premises and a scheme for insulation as necessary, in order to minimise the level of noise emanating from the said plant and or equipment shall be submitted to and approved in writing by the Local Planning Authority. Any noise insulation scheme as approved shall be fully implemented before the use hereby permitted is commenced and shall thereafter be maintained in strict accordance with the approved details and shall not be altered without prior approval. 

Reason: To protect the occupiers of adjoining buildings (dwellings) from the effect of noise in accordance with Policy SC/10 of the South Cambridgeshire Local Plan 2018. 

28. 	Notwithstanding the details shown on the approved plans, full details of cycle parking provision to be made for the dwellings shall be submitted to and approved by the Local Planning Authority prior to the commencement of the installation of any cycle parking facilities. Development shall be completed in accordance with the approved details. 

Reason: To ensure adequate provision of cycle facilities in accordance with Policy TI/2 Of the South Cambridgeshire Local Plan 2018.

29. 	The Green and Brown roof area of the development hereby permitted shall not be used as a balcony, roof garden or similar amenity area unless expressly authorised by planning permission granted by the Local Planning Authority in that behalf. 

Reason: To safeguard the privacy of adjoining occupiers in accordance with HQ/1 of the South Cambridgeshire Local Plan 2018. 

30. 	The car club space as shown on the approved plans shall be used exclusively by the shared vehicle and the parking space shall be maintained where shown on the approved plans unless it is otherwise demonstrated and agreed in writing that there is no commercial interest from car club operators within the area. 

Reason: In the interests of sustainable transport options. 

31.	No laying of services, creation of hard surfaces or erection of a building shall commence until a detailed design of the surface water drainage of the site has been submitted to and approved in writing by the Local Planning Authority. Those elements of the surface water drainage system not adopted by a statutory undertaker shall thereafter be maintained and managed in accordance with the approved management and maintenance plan. The scheme shall be based upon the principles within the agreed Surface and Foul Water Drainage Statement – Addendum A (ref: B159 – Revision 00) dated 18th March 2022 and shall also include: 

a) 	Full calculations detailing the existing surface water runoff rates for the QBAR, 3.3% Annual Exceedance Probability (AEP) (1 in 30) and 1% AEP (1 in 100) storm events; 
b) 	Full results of the proposed drainage system modelling in the above-referenced storm events (as well as 1% AEP plus climate change), inclusive of all collection, conveyance, storage, flow control and disposal elements and including an allowance for urban creep, together with an assessment of system performance; 
c) 	Detailed drawings of the entire proposed surface water drainage system, attenuation and flow control measures, including levels, gradients, dimensions and pipe reference numbers, designed to accord with the CIRIA C753 SuDS Manual (or any equivalent guidance that may supersede or replace it); 
d) 	Full detail on SuDS proposals (including location, type, size, depths, side slopes and cross sections); e) Site Investigation and test results to confirm infiltration rates; 
f) 	Details of overland flood flow routes in the event of system exceedance, with demonstration that such flows can be appropriately managed on site without increasing flood risk to occupants; 
g) 	Demonstration that the surface water drainage of the site is in accordance with DEFRA nonstatutory technical standards for sustainable drainage systems; 
h) 	Full details of the maintenance/adoption of the surface water drainage system; 
i) 	Permissions to connect to a receiving watercourse or sewer; 
j) 	Measures taken to prevent pollution of the receiving groundwater and/or surface water 

Reason: To ensure that the proposed development can be adequately drained and to ensure that there is no increased flood risk on or off site resulting from the proposed development and to ensure that the principles of sustainable drainage can be incorporated into the development, noting that initial preparatory and/or construction works may compromise the ability to mitigate harmful impacts.

32.	No development, including preparatory works, shall commence until details of measures indicating how additional surface water run-off from the site will be avoided during the construction works have been submitted to and approved in writing by the Local Planning Authority. The applicant may be required to provide collection, balancing and/or settlement systems for these flows. The approved measures and systems shall be brought into operation before any works to create buildings or hard surfaces commence. 

Reason: To ensure surface water is managed appropriately during the construction phase of the development, so as not to increase the flood risk to adjacent land/properties or occupied properties within the development itself; recognising that initial works to prepare the site could bring about unacceptable impacts.

33.	Upon completion of the surface water drainage system, including any attenuation ponds and swales, and prior to their adoption by a statutory undertaker or management company; a survey and report from an independent surveyor shall be submitted to and approved in writing by the Local Planning Authority. The survey and report shall be carried out by an appropriately qualified Chartered Surveyor or Chartered Engineer and demonstrate that the surface water drainage system has been constructed in accordance with the details approved under the planning permission. Where necessary, details of corrective works to be carried out along with a timetable for their completion, shall be included for approval in writing by the Local Planning Authority. Any corrective works required shall be carried out in accordance with the approved timetable and subsequently re-surveyed by an independent surveyor, with their findings submitted to and approved in writing by the Local Planning Authority. 

Reason: To ensure the effective operation of the surface water drainage scheme following construction of the development.

Informatives: 

1. 	Public Highway: The granting of planning permission does not constitute a permission or licence to a developer to carry out any works within, or disturbance of, or interference with, the Public Highway, and that a separate permission must be sought from the Highway Authority for such works. Noise & Dust: The applicant should take all the relevant precautions to minimise the potential for disturbance to neighbouring residents in terms of noise and dust during the construction phases of development. This should include the use of water suppression for any stone or brick cutting and advising neighbours in advance of any particularly noisy works. The granting of this planning permission does not indemnify against statutory nuisance action being taken should substantiated noise or dust complaints be received. For further information please contact the Environmental Health Service. 

2.	Public Highway: The use of permeable paving does not provide sufficient longterm surety of drainage and as such the Highway Authority will still seek positive measures to prevent private water entering the adopted public highway. 

3.	Demolition Notice: Before any existing buildings are demolished, a Demolition Notice will be required from the Building Control section of the council's Planning department establishing the way in which the property will be dismantled, including any asbestos present, the removal of waste, minimisation of dust, capping of drains and establishing hours of working operation. This should be brought to the attention of the applicant to ensure the protection of the residential environment of the area. 

4.	Fires: During construction there shall be no bonfires or burning of waste on site except with the prior permission of the Environmental Health Officer in accordance with best practice and existing waste management legislation. 

5.	Noise: To satisfy the noise insulation scheme condition for the residential building envelope and traffic noise, the applicant/developer must ensure that the residential units are acoustically protected by a noise insulation scheme, to ensure the internal noise level within the habitable rooms, and especially bedrooms comply with British Standards 8233:2014 'Sound Insultation and noise reduction for buildings- Code of Practice' derived from the World Health Organisation Guidelines for Community Noise: 2000. The code recommends that a scheme of sound insulation should provide internal design noise levels of 30Laeq (Good) and 40 Laeq (Reasonable) for living rooms and 30Laeq (Good) and 35 Laeq (Reasonable) for bedrooms. Where sound insulation requirements preclude the opening of windows for rapid ventilation and thermal comford/summer cooling, acoustically trated mechanical ventilation may also need to be considered within the contect of this internal design noise criteria. Compliance with Building Regulations Approved Document F 2006: Ventilation will also need consideration. 

6.	Surface Water Drainage: If Anglian Water are unable to accept the surface water drainage proposal, the applicant may be required to lay a new surface water pipe to discharge surface water. Should this prove to be the case prior to the granting of this permission, this may require the submission of a separate planning application. 

7.	Cycle Storage: All cycle storage and parking proposed as part of the development shall be secure.

8.	Constructions or alterations within an ordinary watercourse (temporary or permanent) require consent from the Lead Local Flood Authority under the Land Drainage Act 1991. Ordinary watercourses include every river, drain, stream, ditch, dyke, sewer (other than public sewer) and passage through which water flows that do not form part of Main Rivers (Main Rivers are regulated by the Environment Agency). The applicant should refer to Cambridgeshire County Council’s Culvert Policy for further guidance:

 https://www.cambridgeshire.gov.uk/business/planning-and-development/water-minerals-andwaste/watercourse-management/ 

Please note the council does not regulate ordinary watercourses in Internal Drainage Board areas.

9.	Surface water and groundwater bodies are highly vulnerable to pollution and the impact of construction activities. It is essential that the risk of pollution (particularly during the construction phase) is considered and mitigated appropriately. It is important to remember that flow within the watercourse is likely to vary by season and it could be dry at certain times throughout the year. Dry watercourses should not be overlooked as these watercourses may flow or even flood following heavy rainfall.