Planning Committee Date	18th January 2023
	
Report to	South Cambridgeshire District Council Planning Committee
	
Lead Officer	Joint Director of Planning and Economic Development
	
Reference	22/03561/FUL
	
Site	Bourn Quarter, Bourn Airfield, St Neots Road, Bourn
	
Ward / Parish	Highfields Caldecote/Bourn
	
Proposal	Erection of 15,056sqm/162,090sqft of commercial floorspace falling within use classes E(g)(ii) Research and Development, E(g)(iii) Industrial processes and B8 Warehouse and Distribution, landscaping, access and associated infrastructure works at Phase 2 of Bourn Quarter. This application is the subject of an Environmental Impact Assessment.
	
Applicant	Diageo Pension Trust Ltd
	
Presenting Officer	Kate Poyser
	
Reason Reported to Committee	Application raises special planning policy or other considerations
	
Member Site Visit Date	N/A
	
Key Issues	1. The principle of the development and whether the proposed increase in commercial floorspace on this site would amount to sustainable development.
2. The impact on the appearance of the locality.
3. Any effect upon nearby residential amenity.
	
Recommendation	APPROVE subject to conditions 
	
0.0	Contents	
Section	paragraph	
Executive Summary	1.0	
Site Description and Context	2.0	
The Proposal	3.0	
Relevant Site History	4.0	
Policy	5.0	
Consultations	6.0	
Third Party Representations	7.0	
Member Representations	8.0	
Local Interest Groups and Organisations / Petition	9.0	
Environmental Impact Assessment	10.1	
Planning Background	10.9	
Principle of Development	10.13	
Design, Layout, Scale and Landscaping	11.2	
Trees	11.15	
Heritage Assets	11.18	
Carbon Reduction and Sustainable Design	11.25	
Biodiversity	11.34	
Water Management and Flood Risk	11.41	
Highway Safety and Transport Impacts	11.49	
Cycle and Car Parking Provision  	11.60	
Amenity	11.71	
Construction and Environmental Health Impacts	11.76	
Third Party Representations	11.82	
Planning Obligations (S106)	11.84	
Other Matters	11.86	
Planning Balance	11.90	
Recommendation	12.0	
Planning Conditions	13.0	

1.0	Executive Summary

1.1	The application seeks full planning permission for Phase 2 of the redevelopment of the former Gestamp Factory site, currently known as Bourn Quarter.

1.2	Full planning permission was granted for Phase 1 and outline planning permission for Phase 2, under a hybrid application, in November 2020. Phase 1 is almost complete. The original intention was for 3 phases, but the third phase has now been combined with Phase 2 and forms part of this current planning application.

1.3	The applicant has been successful in securing the Cambridge Design Partnership(CDP) for Unit 3, which forms part of Phase 1. However, the success of that business has led to the need for more space, and it is intended that CDP will also occupy Unit 17 of Phase 2.

1.4	There would be an overall increase in commercial floorspace from the approved hybrid planning application of 26,757 sqm/288,000sqft. The proposed scheme is for 15,056sqm/162,090sqft, which amounts to an increase of 4,373sqm/47,100sqft.

1.5	The application is the subject of an Environmental Impact Assessment (EIA). There is a Planning Performance agreement in place and an extension of time agreed.

1.6	There are no objections in principle to raise to the development. It would have no significant effect on the character and appearance of the locality or on nearby residential amenity.

1.7	Officers recommend that the Planning Committee grant planning permission subject to conditions as set out in the report.

2.0	Site Description and Context

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

2.1	The application site lies to the south of St Neots Road and the A428 and occupies part of the former Gestamp Factory site. It is to the west of Highfields Caldecote and lies towards the northeast corner of the Bourn Airfield New Village site. 

2.2	This site is being developed in two phases and Phase 1 is nearing completion on site. The application site is referred to as Phase 2. Vehicular access to the site will be via Phase 1.

2.3	To the east boundary of the site is a woodland which is a commuting route for Barbastelle bats. Beyond this lies the long gardens of residential properties in Highfields Caldecote. To the south is the former World War II airfield, which will become part of Bourn Airfield New Village. This will be used as recreational/open space and a residential area. To the north and west is Phase 1.

3.0	The Proposal

3.1	The description of the development is “Erection of 15,056sqm/162,090sqft of commercial floorspace falling within use classes E(g)(ii) Research and Development, E(g)(iii) Industrial processes and B8 Warehouse and Distribution, landscaping, access and associated infrastructure works at Phase 2 of Bourn Quarter. This application is the subject of an Environmental Impact Assessment.”

3.2	The application site measures 5.4 Hectares. The scheme is for 6 units (Units 11 to 18 – no number 13) for use as research and development, industrial processes (that can be carried out without detriment to residential amenity by reason of noise, smell, fumes etc.), and for storage and distribution. The units range in size from 1,392 sqm/14/990sqft to 3,630sqm/39,080sqft.

3.3	Units 16 and 17 have been specifically designed to meet the operational requirements of Cambridge Design Partnership. This is in addition to occupying Units 2 and 3 of Phase 1. Units 3 and 17 would be have a two storey link.

3.4	The units in Phase 2 would be of a similar design and external materials of Phase1, creating a cohesive development. The roads, footpath/cycleways of Phase 1 would be continued in Phase 2. It is also intended that signage and cycle storage would continue the approved designs.

3.5	Following negotiations, additional tree planting is proposed within the car parking areas to provide visual interest and shade.

3.6	The application is accompanied by the supporting reports and drawings which are listed in Appendix 1.

4.0	Relevant Site History

S/1020/13/FL

S/1031/19/OL

20/02568/FUL	Proposed Demolition and Replacement Buildings to Provide Class B1 B2 & B8 Uses.

Outline planning permission with some matters reserved except for appearance for the redevelopment of the former Gestamp factory site at Bourn Airfield for up to 24620sqm/265000sqft GEA of commercial floorspace (B1c light industry and B8 warehouse) associated car parking and service yards external works and landscaping

Hybrid planning application consisting of full planning permission for Phase 1 and outline planning permission with all matters reserved except access for Phase 2 of the redevelopment of the former Gestamp Factory site at Bourn Airfield for up to 26,757sqm/288,000sqft of commercial floorspace purposes (use class B1c light industry, B1b research and development and B8 warehouse and distribution with supplementary use classes A3 restaurant and cafe, D1 day nursery/creche, D2 gym), associated car parking and service yards, external earthworks, attenuation basins and landscaping. This application is subject to an Environmental Impact Assessment.
	Granted

Withdrawn

Granted	
			
20/02568/NMA1	Non material amendment of planning permission 20/02568/FUL for various amendments to the elevations, materials  and internal layout  and roof details of the approved buildings, service yard entrance, fencing, hard and soft landscaping, as shown on the submitted drawings.	Granted	

20/02568/NMA2	Non-material amendment of planning permission 20/02568/FUL for various amendments to the elevations, ma Non material amendment of planning permission 20/02568/FUL for various amendments to the elevations, materials  and internal layout  and roof details of the approved buildings, service yard entrance, fencing, hard and soft landscaping, as shown on the submitted drawings.	Granted	
			
20/02568/NMA3

20/02568/NMA4

21/50404/PREAPP		Non-material amendment of planning permission 20/02568/FUL for various amendments to the elevations, materials  and internal layout  and roof details of the approved buildings, service yard entrance, fencing, hard and soft landscaping, as shown on the submitted drawings.

Non-material amendment on permission 20/02568/FUL for an additional Sub Station to serve Unit 1 and additional PV across each of the phase 1 units.

Redevelopment of phases 2 and 3 at Bourn Quarter for commercial purposes following the grant of permission 20/02568/FUL for up to 26,757sqm/288,000sqft of commercial floorspace
	Granted

Under consideration
	
22/00936/SCOP	Request for a Formal Scoping Opinion for 3 units providing up to 16,317 sqm GIA of commercial floorspace (Use Classes B8 and E) at Phases 2 (which is being revised) and 3 (previously safeguarded for future development) of the Proposed Scheme. Phase 1 remains unchanged from that approved under the 2020 Application and does not form part of the scope of the Application.

4.1	The application site was formerly occupied by the Gestamp factory, which operated a metal beating business 24 hours a day. In 2013 full planning permission was granted for a B1, B2, B8 use. Work commenced on this but did not progress beyond demolition work and was, therefore, not implemented. 

4.2	In November 2020 permission was granted for a hybrid application for commercial floorspace for the description of uses under the above reference number 20/02568/FUL. This granted full planning permission for Phase 1 and outline permission for Phase 2. Phase 3 was included for construction work storage. Phase 1 is nearing completion on site. The current application for full planning permission relates to the remainder of the site and includes the development of land originally referred to as Phase 3.

5.0	Policy

5.1	National 

National Planning Policy Framework 2021

National Planning Practice Guidance 

National Design Guide 2021

Environment Act 2021

Town and Country Planning (Environmental Impact Assessment) Regulations 2017.

Conservation of Habitats and Species Regulations 2017

Equalities Act 2010

Planning and Compulsory Purchase Act 2004

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

ODPM Circular 06/2005 – Protected Species

Circular 11/95 (Conditions, Annex A)

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/7 – Development Frameworks
CC/1 – Mitigation and Adaption to Climate Change
CC/3 – Renewable and Low Carbon Energy in New Developments
CC/4 – Water Efficiency
CC/6 – Construction Methods
CC/7 – Water Quality
CC/8 – Sustainable Drainage Systems
CC/9 – Managing Flood Risk
HQ/1 – Design Principles
HQ/2 – Public Art and New Development
NH/2 – Protecting and Enhancing Landscape Character
NH/4 – Biodiversity
NH/6 – Green Infrastructure
NH/14 – Heritage Assets
SC/2 – Health Impact Assessment
SC/9 – Lighting Proposals
SC/10 – Noise Pollution
SC/11 – Contaminated Land
SC/12 – Air Quality
TI/2 – Planning for Sustainable Travel
TI/3 – Parking Provision
TI/8 – Infrastructure and New Developments
TI/10 – Broadband

5.3	Neighbourhood Plan
None relevant.

5.4	Supplementary Planning Documents

Biodiversity SPD – Adopted February 2022
Sustainable Design and Construction SPD – Adopted January 2020
Cambridgeshire Flood and Water SPD – Adopted November 2016

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

Health Impact Assessment SPD – Adopted March 2011
Landscape in New Developments SPD – Adopted March 2010
District Design Guide SPD – Adopted March 2010
Public Art SPD – Adopted January 2009
Trees and Development Sites SPD – Adopted January 2009

6.0	Consultations 

6.1	Parish Council (Highfields Caldecote)– No Objection 

6.2	County Transport Team – No objection

6.3	1st Consultation - No objection subject to the provision of a pedestrian refuge on the Wellington Way arm of the Caldecote Roundabout. 

6.4	The planning officer notes that the refuge has been provided on site as required under the hybrid planning permission ref: 20/02568/FUL. A condition for such is therefore not required.

6.5	2nd consultation – no objections are raised but improvement to pedestrian/cycling permeability and safety are sought, and it is recommended that this could be achieve with appropriate way signage to encourage segregation from heavy traffic (see condition 7 below in the recommendation). 

6.6	County Highways Development Management – No Objection

6.7	National Highways – No objection 

6.8	The proposed development seeks to increase the footprint of the previously permitted scheme, 20/02568/FUL. The trip generation of the increased area of the development is considered unlikely to have a material impact on the Strategic Road Network. 

6.9	Lead Local Flood Authority – No Objection

6.10	1st consultation – Objection. The application does not demonstrate that the attenuation features have sufficient a capacity to accommodate an immediate and subsequent 1-% AEP rainfall event.

6.11	In addition to this, the LLFA requires all surface water within the site to receive a suitable level of surface water treatment prior to discharge and permeable paving to be used on all available car parking and access areas or justification to support this not being possible.

6.12	2nd Consultation – No objections, subject to conditions requiring the submission of detailed design of surface water drainage; additional surface water run-off during construction; maintenance of surface water drainage (see conditions 22, 23 and 24). 

6.13	Environment Agency – No Objection

6.14	No objection subject to 3 conditions: in the event of contamination being found during construction; no infiltration of surface water into the ground without consent; no piling or other investigative boreholes without consent. See conditions 10, 11, 12.

6.15	Anglian Water – Object / No Objection

6.16	Advice to be confirmed.

6.17	Cambridge Water – No objection

6.18	Urban Design and Conservation Team –  No Objection

6.19	1st consultation – 

•	concern about insufficient landscaping to mitigate the appearance of the large parking area in the southeast.
•	Request section through site to better understand scale.
•	Prefer a single storey connection between Units 3 and 17.
•	Fewer parking spaces would enable more meaningful soft landscaping.
•	Cycle parking storage could be improved visually.
•	The blank south-facing elevations of Units 11 & 12 would benefit from more active frontages as seen from the south of the site.

2nd consultation – no objection.

6.20	Access Officer –  No Objection

6.21	Recommendations are made regarding electrically opened doors, outward opening toilet doors and layout of the shower facilities. (See Informative 1)

6.22	County Archaeology – No Objection

6.23	It is not considered likely that the proposed development would have a significant effect on important archaeological remains and investigation will not be necessary.

6.24	Senior Sustainability Officer – No Objection

6.25	The application is supported in sustainability construction terms. 

6.26	Conditions are recommended to ensure the low carbon energy technologies are installed and maintained; the submission of BREEAM certificates for each building demonstrating that BREEAM excellent will be met (see conditions 15 and 16).

6.27	Landscape Officer – No Objection

6.28	1st consultation. The Landscape Officer seeks:

•	More tree planting within the parking areas.
•	Dedicated cycle paths and review location of cycle storage nearer building entrances.
•	A condition for soft and hard landscaping details to be approved (see conditions 19 and 20).
The proposed scheme would not have a significant landscape and visual impact on views from the north, east and west and further information is required relating to views from the south.

2nd consultation – no objections subject to standard soft and hard landscaping conditions (see conditions 19 and 20).

6.29	Ecology Officer – No Objection

6.30	The submitted information is acceptable.

6.31	Natural England – No Objection

6.32	No objection subject to conditions requiring an Ecological Mitigation and Management Plan, and Provision of a Landscape and Ecological Management Plan (see conditions 3).

6.33	Environmental Health – No Objection

6.34	Contaminated land – no conditions required.

6.35	Air Quality – no conditions required.

6.36	Noise and vibration -  condition required requesting a noise assessment of  any external plant by way of fans, air conditioning units etc. (See conditions 37 and 38).

6.37	Lighting - The lighting document submitted by Watkins Payne dated July 2022 has been reviewed. Lighting from the site is unlikely to cause nuisance to residents.

6.38	Construction – only a concern should piling be proposed (see condition 12 restricting this).

6.39	Fire Authority – No Objection

6.40	A condition is required to secure adequate provision of fire hydrants (see condition 5).

7.0	Third Party Representations

7.1	No representations have been received. 

8.0	Member Representations

8.1	No representations have been received.

9.0	Local Interest Groups and Organisations / Petition

9.1	No representations or petitions have been received.  

9.2	The above representations are a summary of the comments that have been received. Full details of the representations are available on the Council’s website. 

10.0	Assessment

10.1	Environmental Impact Assessment
10.2	The development proposals have been assessed as falling within the remit of the Town and Country Planning (Environmental Impact Assessment) (EIA) Regulations 2017 (as amended) (the EIA Regulations).  This is because of the characteristics, location and potential impacts of the proposed development.  The EIA process ensures that any potentially significant effects of the development are considered and, where appropriate, mitigated by measures to prevent/avoid, reduce and where possible offset. An application to establish scoping was submitted.

10.3	The EIA Regulations require the ES to identify the ‘likely significant environmental effects’ of a development.  The government’s Planning Policy Guidance highlights that the ES should focus on the ‘main’ or ‘significant’ environmental effects only, and that the ES should be proportionate.

10.4	An Applicant who wishes to make an application necessitating EIA development may request a Scoping Opinion from the LPA in accordance with the EIA Regulations.  A Scoping Opinion sets out the LPA’s opinion on the information in the ES that should be provided. A request for a Scoping Opinion was submitted to the Council on 22nd February 2022 by Turley. It was accompanied by an EIA Scoping report.

10.5	Following a consultation process, the Council issued a Scoping Opinion on 25th May 2022.  The Applicant confirms (and officers are satisfied) that the submitted ES is based on the advice set out in the EIA Scoping Opinion and the EIA Regulations. 

10.6	The ES considers the likely significant effects of the proposed development during its construction and once it is complete and operational.  The ES assesses the maximum quantum, physical extent and development principles defined for the proposal, as set out in the submitted PPs which are put forward for approval. The ES assesses the following topics:
•	Socio-economic and human health
•	Consideration of alternative
•	Transport and Access
•	Assessment of Cumulative Effects

10.7	Topic areas for which no likely significant environmental effects have been identified are:
•	Biodiversity
•	Landscape and Visual
•	Cultural Heritage
•	Water Resources
•	Light Pollution
•	Climate Change
•	Waste
•	Major Accidents and/or Disasters.

10.8	Having assessed the submitted application, officers are satisfied that the ES complies with the 2017 EIA Regulations and that sufficient environmental information has been provided to assess the environmental impacts of the development proposals.

10.9	Planning Background 

10.10	The proposed development is located on the site of the former Gestamp factory. The first phase of the development, which occupies approximately half of the overall site, is almost complete. The current application relates to the remainder of the site (originally referred to as Phase 2 and Phase 3). Phase 2 has outline planning permission as part of a hybrid application. Phase 1 has full permission. Phase 3, the smallest area, was included in the initial application for the storage of construction equipment and soil.

10.11	Pre-application advice was sought for Phase 2 for a large-scale warehouse and distribution centre, but this was not progressed to an application for planning permission, as it was advised that permission would be unlikely to be granted.

10.12	The Cambridge Design Company were initially to take Unit 3 on Phase 1. However, the outstanding success of the company in a short space of time has resulted in their need for much more space and they are looking to take Units 2 and 3 of Phase 1 and Units 16 and 17 of Phase 2.

10.13	Principle of Development

10.14	Policy S/2 of the Local Plan sets out how the vision for the Local Plan will be secured through the achievement of six key objectives including supporting economic growth and supporting the rural economy; enhancing the area, protecting and enhancing biodiversity; well-designed places which respond to the challenges of climate change; and to maximise sustainable modes of transport.

10.15	Policy S/6 of the Local Plan sets out the Council’s development strategy and a hierarchical approach to new jobs and homes in the district, with a descending order of preference given to on the edge of Cambridge, at new settlements and only limited development at Rural Centres and Minor Rural Centres. 

10.16	Policy S/6(4) sets out that development in the rural area will be limited, with allocations for jobs and housing focused on Rural Centres and Minor Rural Centres, and rural settlement policies providing for windfall development for different categories of village consistent with the level of local service provision and quality of public transport access to Cambridge or a market town.

10.17	The application site is identified in the South Cambridgeshire Local Plan 2018, as part of the Bourn Airfield New Village for which Policy SS/7 applies. The new village is to provide approximately 3,500 dwellings with associated community facilities, strategic landscaping to provide a high- quality landscaped setting and to ensure separation from the surrounding settlements, a high degree of connectivity, ecological mitigation and enhancement, a segregated bus link, promote cycling and walking and be served by at least two separate access points northwest and northeast of the site. The identified strategic site is the subject of a Supplementary Planning Document (SPD) – Bourn Airfield New Village, which gives guidance and advice on a range of planning issues.

10.18	Whilst the SPD primarily gives advice for the development of the new village, it does acknowledge the former Gestamp factory site, seeking to integrate any redevelopment of this site with the wider new village. It states that “successful comprehensive delivery of this site will require engagement, collaboration and co-ordination between site promoters and landowners of both the principal site and employment sites to ensure that the new village is cohesively designed with the necessary supporting infrastructure provided at the right time.” By being part of the allocated development site, the proposed development will support the principles of economic, social and environmental sustainability. The 3 elements of sustainability are considered in more detail under the Planning Balance.

11.0	Aside from the Bourn Airfield New Village allocation in the development plan, the site is previously developed land. The National Planning Policy Framework supports the re-use of such land in Section 11 – Making effective use of land, paragraph 120. In addition to this, Policy S/6 – The Development Strategy to 2031, supports the need for jobs being met in new settlements. 

11.1	The principle of the development is therefore acceptable and in accordance with Policies S2, S/6, S6(4) and SS/7.

11.2	Design, Layout, Scale and Landscaping

11.3	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.

11.4	Policies NH/2, NH/6 and SC/9 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. 

11.5	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. 

11.6	The proposed scheme seeks to continue the design concept of Phase 1. The form, height, design and material of the units would be similar to those already approved on the site.

11.7	Vehicular access would be through the Phase 1 site, which is off Wellington Way and the Caldecote Roundabout. As envisaged in the hybrid application, it would provide a continuation of the new road adjacent Unit 3.

11.8	The 2 footpaths/cycleways running north/south centrally through the site and along the eastern edge, would also be continued through the application site, exiting south to the Bourn Airfield New Village site.

11.9	New drainage ditches will be constructed to the east and south boundaries and an area of scrub will be planted in the southwest corner of the site as part of ecological enhancements. The main linear north-south green space will be extended to the south and a footbridge will provide a pedestrian link to the planned Bourn Village. Parking is located between the new buildings and in the southeast corner of the site. Outdoor amenity space is provided around the site perimeter, in the north/south green link and in an east/west green link between units 15- 16 and 17-18.

11.10	The proposed scheme will not have significant landscape and visual impact on views from the north, east and west because the views are screened by existing vegetation and existing development. 

11.11	The development would, however, be visually apparent from the south, where the Bourn Airfield New Village is to be built. Land to the south here would be for open space/ recreation use and for residential use. The scheme proposes a double tree belt either side of the proposed ditch to the southern edge. Following negotiations, additional tree planting within the site is proposed to add to the softening of this view and to provide interest and shading to car parking areas.

11.12	The applicant proposes to link Units 3 and 17 with a two-storey corridor link. Although this effectively creates a very long building, the link would be set in from the side elevations and of a lower height. This would create a visual break and retain the definition of two units.

11.13	Although Units 11 and 12 would have blank elevations facing south, there would be at least 3 rows of tree planting to provide screening as seen from the south

11.14	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 SC/9 and the NPPF. 

11.15	Trees

11.16	Policies NH/2, NH/4, HQ/1 and NH/6, seek to preserve, protect and enhance existing trees and hedges. Para. 131 of the NPPF seeks for existing trees to be retained wherever possible. 

11.17	There are no significant trees within the existing site. A small woodland exists just beyond the east boundary and a condition is recommended for the protection of these trees during construction (see condition 21).

11.18	Heritage Assets

11.19	Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that a local authority shall have regard to the desirability of preserving features of special architectural or historic interest, and in particular, Listed Buildings. 

11.20	Para. 199 of the NPPF set out that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation, and the more important the asset, the greater the weight should be. Any harm to, or loss of, the significant of a heritage asset should require clear and convincing justification.

11.21	Policy NH/14 of the South Cambridgeshire Local Plan (2018) requires development affecting heritage assets to sustain or enhance the character and distinctiveness of those assets.

11.22	The application site is part of a former World War II airfield. Archaeological investigations for the former airfield have taken place under previous planning applications. There have been poor levels of preservation due to the later modern truncation in the area. It is, therefore, considered unlikely that there will important archaeological remains and further archaeological investigation is not necessary for this site.

11.23	There are no other heritage assets that would be significantly affected by the proposed development.

11.24	The proposal would not give rise to any harmful impact on the identified heritage assets and is compliant with the provisions of the Planning (LBCA) Act 1990, the NPPF and Local Plan policy NH/14. 

11.25	Carbon Reduction and Sustainable Design 

11.26	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. 

11.27	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.

11.28	Policy CC/4 ‘Water Efficiency’ requires that all new residential developments must achieve as a minimum water efficiency to 110 litres pp per day and for non-residential buildings to achieve a BREEAM efficiency standard equivalence of 2 credits. Paras 152 – 158 of the NPPF are relevant. 

11.29	The application is supported by an Energy Strategy, BREEAM Pre-Assessment and Water Efficiency Assessment, together with relevant drawings.

11.30	The scheme targets BREEAM “excellent”. Overall, the proposal would deliver carbon reduction of over 45% beyond the Building Regulations compliant baseline for 6 out of 7 units. Onsite renewable energy is proposed in the form of photovoltaic panels and air source heat pumps, reducing regulated emissions by around 23%.

11.31	The Water Efficiency Assessment indicates a 50% reduction in water use to achieve 4 Wat01 credits. This is a greater efficiency that the 2 credits sought under Policy CC/4.

11.32	The application has been subject to formal consultation with the Council’s Sustainability Officer who raises no objection to the proposal subject to conditions relating to renewable energy implementation and BREEAM certification (see conditions 14, 15 and 16). 

11.33	The applicants have suitably addressed the issue of sustainability and renewable energy and subject to conditions the proposal is compliant with Local Plan policies CC/1, CC/3 and CC/4 and the Greater Cambridge Sustainable Design and Construction SPD 2020.

11.34	Biodiversity

11.35	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. 

11.36	In accordance with policy and circular 06/2005 ‘Biodiversity and Geological Conservation’, the application is accompanied by a Biodiversity Net Gain Assessment Report which shows that the development can achieve an overall habitat net gain of +31.05%, which is welcomed by officers.

11.37	The submitted Habitat Regulations Assessment has regard to the Eversden and Wimpole Woods Designated Special Area of Conservation, which is a site of European importance for barbastelle bats. This special area of conservation is 5.7km south of the application site. The woodland to the east of the site is a flyway and supports roosting for the bats. The development would not directly or indirectly impact on the woodland or barbastelle bats and lighting from the site is shown not to illuminate this eastern edge of the woodland. A condition is recommended to ensure the woodland remains unilluminated (condition 9).

11.38	The site is currently mostly hardstanding left over from the removal of the former Gestamp factory. The scheme proposes the addition of grassland, native shrub planting, tree planting, both native and ornamental hedge planting. There would also be bird and insect boxes.

11.39	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 (see conditions 3, 8, 9 and 34 ). 

11.40	In consultation with the Council’s Ecology Officer, subject to appropriate conditions, officers are satisfied that the proposed development complies with policy NH/14, the Biodiversity SPD 2022, the requirements of the Environment Act 2021 and 06/2005 Circular advice.

11.41	Water Management and Flood Risk

11.42	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. 

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

11.44	The applicants have submitted a Flood Risk Assessment and Drainage Strategy, Surface Water Network Calculations, Drainage Technical Note and various supporting drawings. 

11.45	Foul effluent will be directed to an onsite pumping station, previously installed during the construction of Phase 1 and approved under the hybrid planning application. From there effluent will be discharged via a rising main to the public sewer network on West Drive.

11.46	Surface water would be managed through the use of permeable paving, above ground attenuation basins, below ground attenuation tanks and drainage channels. It has been demonstrated that the existing system has sufficient capacity.

11.47	The Local Lead Flood Authority has raised no objections subject to conditions requiring detailed design of surface water drainage and run-off and long-term maintenance arrangements (see conditions 22 and 23).

11.48	Cambridge Water Company raise no objections and welcomes the proposed water efficiency measures described in paragraph 11.31.

11.49	No objections are raised by the Environment Agency, subject to 3 conditions: in the event of contamination being found during construction; no infiltration of surface water into the ground without consent; no piling or other investigative boreholes without consent. See conditions 10, 11, 12.

11.50	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. 

11.51	Highway Safety and Transport Impacts

11.52	Policy HQ/1 relates to Design Principles. With regard to highway safety and transport paragraphs (f),(g), (h), (i) are particularly relevant. It encourages safe and convenient access for all, including pedestrians, cyclists and for those with limited mobility or those with impairment such as sight or hearing.

11.53	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.

11.54	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. 

11.55	In addition to the Environmental Statement, the application is supported by a Transport Assessment and a Site Wide Travel Plan.

11.56	The impact of the redevelopment of the former Gestamp factory site on the local highway network, was considered prior to granting planning permission for the hybrid application ref: 20/02568/FUL. This took account of the cumulative impacts with other proposed development in the area, include Bourn Airfield New Village.  

11.57	The current application would result in a net increase in floorspace of 4,373sqm above that approved. The approved trip rates have been applied to this increase to assess the potential uplift in trips. This would generate an additional 33 two-way traffic trips in the AM peak and 22 in the PM peak. This is not considered to be a material increase and modelling demonstrates that the Wellington Way arm of the Caldecote roundabout has sufficient capacity.

11.58	There are and will be alternative forms of transport to the site. There is currently a bus stop on St Neots Road close to the roundabout junction with Wellington Way. A rapid, high-quality public transport link, the Cambourne to Cambridge busway, is anticipated to be operational in 2027.Cycle and footpath routes will be provided within the site to link up with proposed footpaths and cycleways beyond the site. 

11.59	The application has been subject to formal consultation with Cambridgeshire County Council’s Local Highways Authority and Transport Assessment Team. No objections have been raised and the site is not intended to be adopted by the Highway Authority. 

11.60	The recommendation is, however, subject to condition 6 requiring the operation of the units to accord with the submitted Travel Plan; condition 26 to ensure the provision of pedestrian and cycle paths connections through the site; condition 28 relating to hours of construction traffic; condition 31 restricting delivery times to and from the units; and condition 38 seeking confirmation of routing for construction traffic.

11.61	Subject to conditions the proposal accords with the objectives of policy TI/2 and T1/8 of the Local Plan and is compliant with NPPF advice.

11.62	Cycle and Car Parking Provision  

11.63	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.

11.64	Cycle Parking

11.65	TI/3 requires 1 cycle space per 40sqm for general industrial use, 1 per 30 sqm for business use and “on merit” for storage and distribution. The scheme would provide 164 cycle spaces, which equates to 1 per 92 sqm. Cycle parking would be in covered cycle stores near the rear entrances with visitors hoops near front entrances and close to the shared footpaths/cycleways.

11.66	The County Highway Engineer raises no objections but recommends way signs be provided to direct pedestrians and cyclists to the footpaths/cycleways and a condition is recommended to ensure such provision (see condition 7).

11.67	Car Parking

11.68	TI/3 requires 1 car parking space per 30sqm for business use; 1 space per 50sqm for general industrial and 1 space per 1000sqmm for storage and distribution.

11.69	A total of 334 spaces would be provided across the site, which equates to 1 space per 45sqm. Phase 1 provides 1 per 37.9 sqm.

11.70	The Greater Cambridge Sustainable Design and Construction SPD outlines the standards for EV charging at one slow charge point for every two parking spaces in non-residential development and at least one rapid EV charge Pont for every 1,000sqm. 

11.71	The scheme proposes 30% active charging points and 30% passive. The Council’s Environmental Health – Air Quality officer has raised no objection to this, and it is noted that the number of active charging points are double those provided in Phase 1. A condition (condition 27) is required to ensure this is provided.

11.72	Subject to conditions, the proposal is considered to accord with policies HQ/1 and TI/3 of the Local Plan and within the spirit of the Greater Cambridge Sustainable Design and Construction SPD.

11.73	Amenity 

11.74	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. The District Design Guide 2010 also gives advice.

11.75	The EIA has assessed the expected effects of noise and vibration of the construction phase and operation of the proposed development on nearby residential amenity. Due to the significant distance to nearby dwellings and the confirmation that piling would not be undertaken, vibration would have an insignificant effect and noise a negligible to minor adverse impact.

11.76	There are no residential properties adjoining or very close to the site. The nearest residential properties are those in West Drive and The Willows in Highfields Caldecote, at just over 200 metres to the nearest dwelling. There is a house and Two Pots Farm to the north of St Neots Road. Cambourne is approximately 2.5km to the west by road and Bourn approximately 3km to the southwest.

11.77	No objections have been received from nearby residential properties.

11.78	Construction and Environmental Health Impacts 

11.79	The land contamination, air quality and noise and vibrational impacts associated with the construction and occupation of the site are addressed by Local Plan policies CC/6 ‘Construction Methods’, CC/7 ‘Water Quality’, SC/9 ‘Lighting Proposals’, SC/10 ‘Noise Pollution’, SC11 ‘Contaminated Land’, SC/12 ‘Air Quality’ and SC/14 ‘Odour’. Paragraphs 183 - 188 of the NPPF are relevant. 

11.80	The proposed Class E uses are defined in the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020, as uses “which can be carried out in any residential area without detriment to the amenity of that area by reason of noise, vibration, smell, fumes. Soot, ash, dust or grit.”

11.81	The Council’s Environmental Health Team have assessed the application and recommend a  condition requesting a noise assessment of  any external plant by way of fans, air conditioning units etc. See condition 37 in the recommendation.

11.82	The lighting document submitted by Watkins Payne dated July 2022 has been reviewed. Lighting from the site is unlikely to cause nuisance to residents.

11.83	The proposal adequately respects the amenity of its neighbours. 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. 

11.84	Third Party Representations

11.85	Nearby residents in Highfields Caldecote and nearby businesses have been notified. However, no third-party representations have been received.

11.86	Planning Obligations (S106)

11.87	The development is not intended to be the subject of a S106 Agreement.

11.88	Other Matters

11.89	Bin stores are shown to the rear of each unit close to the access road. These would be enclosed with Oak vertical panels to match other small structures on site.

11.90	LP policy TI/10 ‘Broadband’ requires new development to contribute towards the provision of infrastructure suitable to enable the delivery of high-speed broadband services across the District. A condition is proposed to ensure this provision (condition 35).

11.91	The application proposes to install an Airfield Memorial designed and implemented by the Airfield of Britain Conservation Trust. The details of which are required under the landscape condition, condition 19 (a).

11.92	Planning Balance

11.93	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). 

11.94	The NPPF represents up-to-date government planning policy and is a material consideration that must be taken into account where it is relevant to a planning application. This includes the presumption in favour of sustainable development found in paragraph 11 of the NPPF, which requires approving development proposals that accord with an up-to-date development plan without delay. The South Cambridgeshire Local Plan 2018 is an up-to-date development plan, and the proposal accords with it. 

11.95	The NPPF lists the three dimensions to sustainable development: economic, social and environmental.  These dimensions are interdependent and need to be pursued in mutually supportive ways to achieve sustainable development. The benefits and dis-benefits of the development proposals have been evaluated against the objectives of the NPPF and the presumption in favour of sustainable development, as summarised below. 

11.96	Economic Role
The proposed development makes a significant economic contribution to the area by providing 15,056sqm/162,090sqft of commercial floorspace and as such, a place of employment. Jobs are also created in the construction of the development. This is a substantial positive weight in favour of the development.

11.97	Social Role
The scheme seeks to provide outdoor activities for employees of the units. Cycleways and footpath would also link with the surrounding areas and contribute to accessibility of local people to proposed open spaces/recreation areas within the proposed Bourn Airfield New Village.
The scheme makes a small but significant positive contribution to social sustainability, and this should be afforded moderate weight.

11.98	Environmental Role
11.99	The existing biodiversity value of the site is very low. The proposed development would provide an overall habitat net gain of +31.05% through various enhancements. This carries a significant positive weight. 

11.100	The development would create additional car journeys to the local highway network, which carries a significant negative weight in the short term.

11.101	This is partly offset by the proposal of EV charging points and the provision of facilities for cyclists and pedestrians. The implementation of Bourn Airfield New Village of 3,500 new dwellings adjacent the site, will reduce the need to travel by car to the development. Also, the intended Cambridge to Cambourne rapid strategic busway will significantly increase access to the site by public transport. The applicant also intends to implement a Travel Plan.

11.102	The development proposes to deliver carbon reduction of over 45% beyond the Building Regulations compliant baseline and a 50% reduction in water use and is aiming for a BEEAM Excellence certification. As such, moderate weight can be attached to the environmentally sustainable effects of the scheme. 

11.103	Summary of benefits
11.104	Overall, the proposed development will provide high economic benefits, and moderate social and environmental public benefits, that accord with the three dimensions of sustainable development set out in the NPPF.  In exercising the planning balance, officers consider there are no sustainable planning objections that would outweigh the positive benefits arising from the development which forms a longstanding and established allocated site.
  
11.105	The balance of these benefits in the circumstances of the application is considered to weigh in favour of granting planning permission. 

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

12.0	Recommendation

12.1	Approve subject to: 

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

- A reasoned conclusion of the significant effects of the development on the environment and the carrying out of appropriate notification under regs. 29 - 30 in accordance with the Town and Country Planning (EIA) Regulations 2017, delegated to officers. 

13.0	Planning Conditions 

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

Reason: In accordance with the requirements of Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

2. Approved plans
The development hereby permitted shall be carried out in accordance with the approved plans and supporting documents as listed on this decision notice.
As listed in Appendix 1 of this item.

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. CEcMP
No development shall take place (including demolition, ground works, vegetation clearance) until a Construction Ecological Management Plan (CEcMP) has been submitted to and approved in writing by the local planning authority. The CEcMP shall include the following: 
A) Risk assessment of potentially damaging construction activities.
 B) Identification of “biodiversity protection zones”. 
C) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements). 
D) The location and timings of sensitive works to avoid harm to biodiversity features. E) The times during which construction when specialist ecologists need to be present on site to oversee works. 
F) Responsible persons and lines of communication. 
G) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person. 
H) Use of protective fences, exclusion barriers and warning signs if applicable. The approved CEcMP shall be ahead to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority

Reason: in the interests of protected species and biodiversity, as required by South Cambridgeshire Local Plan 2018 Policies NH/4 and SS/7 and Greater Cambridge Biodiversity Supplementary Planning Document.

4. Land Investigation and remediation 
No development shall take place until:
a)	The application site has been subject to a detailed desk study and site walkover, to be submitted to and approved by the Local Planning Authority. 

b)	The application site has been subject to a detailed scheme for the investigation and recording of contamination and remediation objectives have been determined through risk assessment and agreed in writing by the Local Planning Authority. 

c)	Detailed proposals for the removal, containment or otherwise rendering harmless any contamination (the Remediation method statement) have been submitted to and approved in writing by the Local Planning Authority 

Reason: To protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework, paragraphs 174, 179 and 188 and Environment Agency Groundwater Protection Position Statement and in the interests of human health in accordance with Policies SC/11 and SS/6 of the South Cambridgeshire Local Plan 2018.

5. Fire hydrants
Prior to the occupation of any buildings, a scheme for the provision and location of fire hydrants to serve the developments shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall thereafter be implemented in accordance with the approved details.

Reason: For the avoidance of doubt and to ensure the provision of adequate water 
supply infrastructure to protect the safe working environment for all users 
and visitors.

6. Travel Plan
The occupation of the units shall be carried out in accordance with the submitted Site Wide Travel Plan  August 2022by Vectos.

Reason: In the interests of the provision of sustainable transport, as required by South Cambridgeshire Local Plan 2018 Policies T1/2 and T1/8

7. Wayfinding signs
No buildings hereby approved shall be occupied until a scheme of wayfinding signs to direct pedestrians and cyclists along routes segregated from carriageways has been submitted to and approved in writing by the Local Planning Authority and until the signs have been provided as approved. 

Reason: In the interest of highway safety and to encourage the use of stainable transport, as required by South Cambridgeshire Local Plan 2018 policies T1/2 and Policy T1/8.

8. Ecology Enhancement Scheme
Prior to the occupation of any of the units a scheme of ecology enhancement shall be supplied to the local planning authority for its written approval. The scheme must include details of bat and bird box installation, hedgehog connectivity, and other enhancements as applicable and in line with the Greater Cambridge Planning Biodiversity Supplementary Planning Document (2022). The approved scheme shall be fully implemented within an agreed timescale unless otherwise agreed in writing.

Reason: To ensure that biodiversity is conserved and enhanced and to secure the
management of ecological habitats across the site in accordance with the NPPF and 
Policies NH/4 and NH/5 of the South Cambridgeshire Local Plan 2018 and Greater Cambridge Biodiversity Supplementary Planning Document.

9. External lighting
External lighting shall be carried out in accordance with the Phase 2 External
Lighting Layout drawing number 5167-WPL-XXX-ZZZ-DR-EL-20401, by Watkins Payne and the light spill into the retained woodland shall not exceed 1 lux in perpetuity.

Reason: In the interests of protected species in the vicinity of the site, as required
by South Cambridgeshire Local Plan 2018 Policies SS/7, HQ/1 and SC/9 and Greater Cambridge Biodiversity Supplementary Planning Document.

10. Unsuspected Contamination
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 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 protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework, paragraphs 174, 179 and 188 and Environment Agency Groundwater Protection Position Statement.

11. No infiltration of surface water
No drainage systems for the infiltration of surface water drainage into the ground is permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approved details.

Reason: To protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework, paragraphs 174, 179 and 188 and Environment Agency Groundwater Protection Position Statement.

12. No Piling
Piling or any other foundation designs and investigation boreholes using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

Reason: To protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework, paragraphs 174, 179 and 188 and Environment Agency Groundwater Protection Position Statement.

13. External plant
Prior to the occupation of each of the units hereby approved, the noise impact of any  external plant for the purposes of ventilation or the extraction and filtration of odours, dust or fumes, together with any noise mitigation measures for that unit, shall be submitted to and approved in writing by the Local Planning Authority.  Any approved noise mitigation scheme shall be fully implemented before the uses hereby permitted are commenced and shall thereafter be maintained in  accordance with the approved details.

Reason: In the interests of the living conditions of the local area, as required by South Cambridgeshire Local Plan 2018 Policies SC/2 and SC/10.

14. Renewable energy implementation
The approved renewable/low carbon energy technologies (as set out in the Energy Strategy and/or as shown on the approved plans) shall be fully installed and operational prior to the occupation of the development and thereafter maintained in accordance with a maintenance programme, details of which shall have previously been submitted to and approved in writing by the local planning authority. 

Where grid capacity issues subsequently arise, written evidence from the District Network Operator confirming the detail of grid capacity and a revised Energy Strategy to take account of this shall be submitted to and approved in writing by the local planning authority. The revised Energy Strategy shall be implemented and thereafter maintained in accordance with the approved details.

Reason: In the interests of reducing carbon dioxide emissions in accordance with Policy CC/3 of the South Cambridgeshire Local Plan 2018 and the Greater Cambridge Sustainable Design and Construction SPD 2020.

15. BREEAM Design Stage certification
Within 6 months of commencement of development, or as soon as reasonably practicable, a BRE issued Design Stage Certificate for each building hereby approved shall be submitted to, and approved in writing by, the Local Planning Authority demonstrating that BREEAM ‘excellent’ as a minimum will be met, with at least 2 credits for Wat 01 (water consumption).  Where the Design Stage certificate shows a shortfall in credits for BREEAM ‘excellent’, a statement shall also be submitted identifying how the shortfall will be addressed.  In the event that such a rating is replaced by a comparable national measure of sustainability for building design, the equivalent level of measure shall be applicable to the proposed development.

Reason: In the interests of reducing carbon dioxide emissions and promoting principles of sustainable construction and efficient use of buildings, Policy CC/1 of South Cambridgeshire Local Plan 2018 and the Greater Cambridge Sustainable Design and Construction SPD 2020.

16. BREEAM Post Construction Certification
Within 6 months of occupation, a BRE issued post Construction Certificate for each building shall be submitted to, and approved in writing by the Local Planning Authority, indicating that the approved BREEAM rating has been met. In the event that such a rating is replaced by a comparable national measure of sustainability for building design, the equivalent level of measure shall be applicable to the proposed development.

Reason: In the interests of reducing carbon dioxide emissions and promoting principles of sustainable construction and efficient use of buildings, Policy CC/1 of South Cambridgeshire Local Plan 2018 and the Greater Cambridge Sustainable Design and Construction SPD 2020.

17. Verification report
Prior to the first use of the buildings hereby permitted, the works specified in any remediation method statement detailed in Condition 4 must be completed and a Verification report submitted to and approved in writing by the Local Planning Authority.  

Reason: To ensure the environmental impacts of the development are adequately mitigated and in the interests of human health in accordance with Policies SC/11 and SS/6 of the South Cambridgeshire Local Plan 2018.

18. Contamination during development  
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 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 protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 170, 178, 179 and Environment Agency Groundwater Protection Position Statements.

19. Hard and soft landscaping
No development above ground level, other than demolition, shall commence until details of a hard and soft landscaping scheme have been submitted to and approved in writing by the Local Planning Authority. These details shall include:

a)	A plan showing the existing and proposed ground levels; hard surfacing materials; minor artefacts and structures (e.g. Street furniture, artwork, play equipment, lighting, CCTV installations and water features); proposed (these need to be coordinated with the landscape plans prior to be being installed) and existing functional services above and below ground (e.g. drainage, power, communications cables, pipelines indicating lines, manholes, supports).

b)	planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate and an implementation programme;

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 as soon as is reasonably practicable, unless the Local Planning Authority gives its written consent to any variation.

c) boundary treatments (including gaps for hedgehogs) indicating the type, positions, design, and materials of boundary treatments to be erected.

d) a landscape maintenance and management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas.

Reason: To ensure the development is satisfactorily assimilated into the area and enhances biodiversity. (Cambridge Local Plan 2018 policies 55, 57, 59 and 69).

20. Completion of hard and soft landscaping 
All hard and soft landscape works shall be carried out and maintained 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 as soon as is reasonably practicable, 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. (Cambridge Local Plan 2018 policies 55, 57, 59

21. Tree Protection 
Prior to any equipment or materials being brought onto site, existing tree shall be protected in accordance with approved drawing number DLA 2083 L 02 P1 – Tree Removal and Protection and the approved Tree Protection Barriers. Nothing shall be stored or placed in any area protected in accordance with this condition. The ground levels within those areas shall not be altered nor shall any excavation be made without the prior written approval of the Local Planning Authority.

Reason: To protect the visual amenity of the area and to ensure the retention of the trees on the site, as required by South Cambridgeshire Local Plan 2018 Policies HQ/1, NH/2, NH/6 and NH/4.

22. Surface water design details
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 documents: 
 Flood Risk Assessment and Drainage Strategy, HDR Consulting, Ref: 18-006 Rev V3, 
Dated: 15 July 2022
 Drainage Layout and External Levels All Sheets, HDR Consulting, Ref: 10354337-HDR-XXXX-DR-C-323 Rev P4, Dated: 10 October 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 non-statutory technical standards for sustainable drainage systems;
h) Permissions to connect to a receiving watercourse or sewer;
i) 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.

23. Surface water run-off
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.

24. Maintenance of surface water drainage
Details for the long-term maintenance arrangements for the surface water drainage system (including all SuDS features) to be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of any building. 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 requirement s of paragraphs 163 and 165 of the National Planning Policy Framework.

25. Road and path maintenance 
All roads, pedestrian and cycle paths within the site shall be maintained in perpetuity for the safe and effective passage of all road and path users, to the satisfaction of the Local Planning Authority 

Reason: In the interests of the future accessibility and appearance of the development, as required by South Cambridgeshire Local Plan 2018 Policies T1/2, T1/8 and HQ/1.

26. Public Access 
The pedestrian and cycle paths specified below, shall be implemented as approved before the first occupation of any buildings hereby approved and shall remain open and for public access and free from gates, throughout the site for not less than 363 days a year, other than for essential maintenance, unless otherwise agreed in writing by the Local Planning Authority. :
 i.  The central footpath/cycleway that runs north/south through the site and runs from adjacent Unit 14, between Units 11 and 12 to the southern site boundary, as shown on drawings number  31647-PL-201J.
ii. The footpath/cycleway that runs to the west of Units 17 and 18 and continues round to the south of Units 11 and 12. 
 iii. The footpath/cycleway that runs east /west through the site between Units 15 and 16, and 17 and 18.

Reason: to enable the provision of good public connectivity across the site and with the proposed Bourn New Village and the surrounding area, as required by South Cambridgeshire Local Plan 2018 Policies SS/7 T1/2, T1/8 and HQ/1.

27. EV charging
Prior to the first occupation of the units hereby approved, Electric Vehicle Charging Points and ducting shall be provided as proposed and as shown on the approved Site Layout Plans Phases 2 & 3 and Hard Landscape Proposals Sheets 1 to 3. 

Reason: In the interest of environmental sustainability, as required by South Cambridgeshire Local Plan 2018 Policies TI/2, TI/3, CC/1 and CC/3.
 
28. Construction Working and Construction Deliveries / Collection Permitted Hours
All construction, demolition, enabling and earthworks are only permitted between 
0800 hours to 1800 hours Monday to Friday and 0800 hours to 1300 hours on 
Saturday. No works are permitted at any time on Sundays, Bank or Public Holidays, unless agreed in writing by the local planning authority or in accordance with agreed emergency procedures for deviation.
No deliveries of construction materials or plant and machinery and no removal of any spoil from the site or similar collections from the site shall take place before 0700 hours or after 1900 hours on Mondays to Fridays, before 0800 hours or after 1400 hours on Saturdays, and not at all on Sundays or recognised public holidays.

Reason: For the avoidance of doubt and to ensure the environmental impact of the construction of the development is adequately mitigated and in the interests of the amenity of nearby residents/occupiers in accordance with Policy CC/6 of the South Cambridgeshire Local Plan 2018.

29. UXOs
UXO All work on site shall be carried out in accordance with recommended risk mitigation measures of the Desk Study for Potential Unexploded Ordnance Contamination by RPS Energy dated 17th October 2018 report ref: EES0936 R-01-00. 

Reason: In the interest of health and safety, as required by South Cambridgeshire Local Plan 2018 Policies CC/6, SC/2 and SC/11.

30. No retail 
Notwithstanding any provisions within the Town and Country Planning (General Permitted Development) Order2015 or subsequent amendments, no units/floorspace within either Phase 1 or Phase 2 of the development hereby approved shall be used for the purpose of retail, unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interests of the vitality and viability of the local centre within Bourn New Village identified as a strategic site (SS/7) within the South Cambridgeshire District Local Plan 2018, as required by South Cambridgeshire Local Plan 2018 Policies SS/7, E/10, E/21 and E/22

31. Delivery times 
Collection from and deliveries to any non-residential premises (excluding B8 use) shall only take place between the hours of 07.00 to 23.00 Monday to Saturday and 0900 to 1700 on Sunday, Bank and other Public Holidays unless otherwise agreed in writing by the Local Planning Authority. 

Reason: In the interests of the living conditions of the local area, as required by South Cambridgeshire Local Plan 2018 Policies SC/2 and SC/10.

32. Environmental Statement 
The development, hereby approved, shall be carried out in accordance with the mitigation measures as set out in the Bourn Quarter Environmental Statement, Volume 1: Main Text and Figures, dated July 2022 and it's supplementary documents and strategies unless otherwise agreed in writing by the local planning authority. 

REASON: To ensure that the development takes place in accordance with the principles and parameters contained within the Environmental Statement, as required by South Cambridgeshire Local Plan 2018 Policies HQ/1, S/12,TI/2 , TI/8, TI/10, SC/2, SC/1, NH/4 CC/1and SS/7.

33. Emission Ratings 
a.No gas fired combustion appliances shall be installed until details demonstrating the use of low Nitrogen Oxide (NOx) combustion boilers, (i.e. individual gas fired boilers that meet a dry NOx emission rating of  ≤40mg/kWh), have been submitted to and approved in writing by the local planning authority.
b)If the proposals include any gas fired Combined Heat and Power (CHP) System, the details shall demonstrate that the system meets the following emissions standards for various engines types: 
(i)Spark ignition engine: less than or equal to 150 mg NOx/Nm3 
(ii)Compression ignition engine: less than 400 mg NOx/Nm3 
(iii)Gas turbine: less than 50 mg NOx/Nm3 
c)The details shall include a manufacturers Nitrogen Oxides (NOx) emission test certificate or other evidence to demonstrate that every appliance installed meets the emissions standards above. 
d)The approved appliances shall be fully installed and operational before the development is occupied or the use is commenced and retained as such. 

Reason : To protect local air quality and human health by ensuring that the production of air pollutants such as nitrogen dioxide and particulate matter are kept to a minimum during the lifetime of the development in accordance with policy SC/12 of the South Cambridgeshire Local Plan 2018.

34. Protection of badgers 
During the construction work on site, no trenches shall be left uncovered between dusk and dawn unless an alternative measure to prevent badgers from being trapped within trenches is first submitted to and approved in writing by the Local Planning Authority. 

Reason: In the interests of the protection of Badgers under the Badgers Act 1992 and in accordance with South Cambridgeshire Local Plan 2018 Policy NH/4.

35. Broadband
No units shall be occupied until the necessary infrastructure to enable that
unit to directly connect to fibre optic broadband, digital technology or such
alternative technologies that come to replace this, has been delivered and is capable
of being fully operative.

Reason: For the avoidance of doubt and to ensure the provision of high capacity
broadband as part of the development, in accordance with the NPPF and Policy
TI/10 of the South Cambridgeshire Local Plan 2018.

36. Ventilation/extraction
Prior to the first occupation of any of the units hereby approved, a scheme detailing any plant, equipment or machinery for the purposes of ventilation or the extraction and filtration of odours, dust or fumes be proposed, then a scheme for  shall be submitted to and approved in writing by the local planning authority. The approved schemes shall be installed before the uses are commenced and shall be retained as such. 

Reason: To protect the amenity of nearby properties in accordance with Policy SC/14 of the South Cambridgeshire Local Plan 2018.

37. Equipment noise mitigation
Prior to the first occupation of any units hereby approved, 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 existing residential premises and on residential properties within the Bourn New Village strategic site, together with any noise mitigation measures shall be submitted to and approved in writing by the local planning authority. Any approved noise mitigation scheme shall be fully implemented before the uses hereby permitted are 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 amenities of nearby residential properties in accordance with South Cambridgeshire Local Plan 2018 Policies 2007, Policy SC/10.

38. Routing of construction traffic
No development shall take place until details of the vehicular route for construction traffic to the site from the public highway has been submitted to and agreed in writing with the Local Planning Authority. The agreed route shall thereafter be used for all construction traffic.

Reason: In the interest of highway safety as required by South Cambridgeshire Local Plan 2018 policies T1/2 and Policy T1/8.

INFORMATIVES

1. Accessibility
Any double doors need to be electrically opened or be asymmetrical with one leaf being a minimum of 900 mm. Toilet doors should open outwards or have quick release bolts are needed in case somebody collapses in the toilet. It would be good if the proposed accessible changing room was designed to a Changing Places toilet standard. The proposed design of the accessible shower room is not safe as the transfer space besides the shower would mean a wheelchair was left blocking the doorway if someone needed help. There should be a second accessible toilet because if someone was using the shower it may be some time before it was vacant.

2. Ordinary Watercourse Consent 
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-and_waste/watercourse-management/ Please note the council does not regulate ordinary watercourses in Internal Drainage Board areas

3. Pollution Control 
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.