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PLANNING APPLICATION 24/01440/FUL

Planning Application to develop a Muslim Burial site on agricultural land adjoining Nene Way, Sutton – Planning Reference 24/01440/FUL.

 

These are the joint comments of the Sutton Parish Council and the Sutton Neighbourhood Plan Group on the Landscape and Visual impact Assessment prepared by LVIA Ltd and filed on behalf of CDS, the developer, on 30 June 2025.

These comments are additional to previous comments that have been filed in respect of the application by the Sutton Parish Council and the Sutton Neighbourhood Plan Group.

1.      What is immediately apparent is the difference between the conclusion of this assessment, commissioned and prepared on behalf of the proposed developer, on the one hand, and that of the independent expert, David Singleton, in his report dated 7 May 2025, on the other.

2.      Mr Singleton, in his independent assessment concludes that it is “likely that the landscape and visual effect of these changes would be adverse and more than moderate, with some (such as the views from local roads and public rights of way) being substantial”. This conclusion is consistent with the comments made by Mr Singleton earlier in his report that “the degree of change to the landscape locally is likely to be considerable” (para 4.13) and that “the scale of development would be relatively large” (para 4.15).

3.      In contrast, LVIA Ltd, whose report neither acknowledges nor comments on Mr Singleton’s assessment, reaches the conclusion that there will be “no substantial adverse impacts to the visual of the landscape” (para 16.2.10).

4.      Whilst we appreciate that LVIA Ltd is employed to put a positive case forward on behalf of CDS, we do not accept its conclusion, which we believe falls short of the requirements of the GLVIA3 Guidance, and presents a highly misleading understatement of the severity of the landscape and visual impact of this proposed development.

5.      A striking example of a failure to follow GLVIA guidance in order to give a misleading impression, and to improperly bolster a favourable conclusion, is the use of photographs only taken during the spring, when all the natural deciduous hedges and trees in the affected area are in full leaf. This is not in accordance with the GLVIA3 requirements, as pointed out by Mr Singleton. Mr Singleton also identified that CDS and their experts have had plenty of time to take photographs in winter months, as they should have done. We strongly agree with Mr Singleton.

6.      The relevance of this failure is clear in much of the report, but an example is found in the comment on the visual impact that refers to “a relatively small visual envelope on account of the surrounding mature vegetation”.   Any visual screening of the development which LVIA might rely on is removed during the six months of the year after leaf fall and before new leaf growth.  Throughout the winter months the agricultural field is fully visible through the existing deciduous hedgerow.

7.      A comparison can and should be made with the photographs taken on behalf of the Sutton Parish Council and appended to the Council’s comments dated 14 January 2025. The difference is striking.

8.      As examples of the difference, and the distorted overall impression that can be given, the applicants conclude that “the introduction of the proposals should form a limited reduction in the quality of the present environment” when addressing their viewpoints 8,9, 10 and 11.   It is hard to see how this conclusion can be reached if the comparison is made with Photograph number 7 attached to the Parish Council’s comments of 14 January 2025. 

9.      If any doubt lingers, then consideration of the Parish Council’s photograph showing the view Northeast from Sutton Lodge should remove such doubt, revealing as it does the significant imposition on the environment, both in terms of landscape and visual impact, that the proposals would have.

10. What is more, the photographs used for VPs 12 and 13, demonstrate a highly inappropriate and incompatible gate construction, of a scale which is completely inconsistent with the declared use of a pedestrian and cycle path, and clearly designed with vehicular access in mind. Leaving aside the concerns that this gives rise to in respect of any commercial intentions of the developers, the visual impact of these gates alone would represent a dramatic change to the existing environment. There are no such ornate and grandiose gates within the village, and they alone demonstrate the complete absence of any empathy with the landscape of the site and its visual setting.

11. The overall impression gained from the applicants’ visuals is that they have been carefully chosen so as not to give a clear and fair representation of the impact of the height of the main building (7.2m) which, based on the illustrative impact of the Parish Council’s photographs will be clearly visible and obtrusive above the current hedgerows (height 2.4m) all along Nene Way and from the Peterborough Road and the Sutton Crossways bridlepath.

12. Viewpoint 2 is described as a view from Nene Way. In fact, the view is from the Peterborough Road looking at the junction with Nene Way. This is the only viewpoint offered from Nene Way, and looking from this point in the direction of the photograph, rather conveniently, the main building location is out of view.

13. Sutton residents will drive down Nene Way daily and value the view into open agricultural views in the winter. The open agricultural fields on both sides of the main access road form a critically important part of the rural setting and character of the village. It seems inevitable that if this development is permitted, the very large main building and car parking will be clearly visible and dominant through the hedgerow in winter.

14. It is disturbing to see that in the only place in the assessment where the residents are considered, in paragraph 16.2.4, the applicants dismiss the views of residents completely, primarily on the basis that they “have no right to a view in planning terms”. We respectfully remind the applicants that this proposal is contrary to the policies of the Local Plan and the existing Sutton Conservation Areas Appraisal document which recognises the agricultural history and character of the village and seeks to protect the countryside surrounding the village from inappropriate and harmful development.

15. This dismissive approach has characterised this application - brushing aside the complete lack of any support from any resident in the village of Sutton, and the consistent opposition from all affected local parish councils. The only support for the proposal has come from individuals and organisations that live, or are based, many miles away, and will not suffer the impact that this proposed development will undoubtedly have.

16. As a further demonstration of this, the applicants photograph VP1 shows a view from the Drift, one of the two roads into the village. However, instead of taking the photograph from that part of the Drift which has residences, it is taken well away from those residences, and as a result concludes that the sensitivity of impact will only be medium and then only to Road Users.

17. That there might be some impact on some residents is grudgingly acknowledged in paragraph 16.2.4, but in addition to its being dismissed as a view to which those residents “have no right” in planning terms, the impact is stated to be “limited to their property and will not be publicly assessable”. This is nonsense – the views of those residences to which they refer are shared by others, walking, cycling and riding horses, all activities that are widely enjoyed in the village.

18.  There are other occasions where the assessment falls short of objectivity. In table 14, the visual impact of VPs 4-12 is assessed as moderate/major, but the overall impact is inexplicably downgraded to only “moderate” in the assessment’s conclusion. These views are of great importance to the residents of Sutton and Ailsworth, and we submit that the impact is more ‘major’ than ‘moderate’, based upon (i) the applicants’ definition of high sensitivity ( page 23) “where the development results in changes in the landscape setting or valued views enjoyed by the community” ; and (ii) the fact that the impact would be ‘very large’  (table 10 page 24) due to “a dramatic change in the existing view” caused by replacing an open agricultural field with a building and formal landscaped area.

19. This combination of high sensitivity and very large impact ratings gives an overall rating which is major - not moderate as the applicants have concluded. An impact rating of ‘major’ is consistent with the ‘considerable’ and ‘more than moderate’ adverse impact assessed by Mr Singleton’s more objective and independent conclusion.

 

19 July 2025

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LINK TO REGISTER OF INTERESTS OF PARISH COUNCILLORS

 

https://democracy.peterborough.gov.uk/mgParishCouncilDetails.aspx?bcr=1

 

CHAIRMAN'S ANNUAL REPORT 2024

Sutton Parish Council - AGM

14th May 2024

 

Chairman’s Annual Report

 

 

After a record year of rainfall, I write this report in the middle of another warm spring, lets hope the storms and heavy rain is behind us and we can all enjoy our wonderful gardens in the village.

 

A number of us have had the pleasure of welcoming grandchildren into the world and as the cycle of life continues and the sad loss of elderly family members.

 

Following the death of Her Majesty Queen Elizabeth II we all joined in the various celebrations on the Coronation of The King and The Queen on the 6th May last year. Annual and regular gatherings continue to take place with our Church services, harvest festival, the ever popular residents Christmas drinks and closer to Christmas the village carol service. The community continues to raise funds for our church, charities and support food banks through the Carol singing, Sutton 49ers and the January Quiz night. Many thanks to all those who make these possible.

 

Other gatherings include the monthly Coffee Morning and what seems to be the very regular village ladies Sinners dining and Ginners drinking evenings. Come on gents we need to get our act together!

 

Some residents have moved on and we welcome Donna and Colin Blake at number 4 Graeme Road to the village.

 

We have had a change in the council team with Dr Mike Caskey joining us to replace Ann Burden who stepped down due to personal workload. The council team and I would like to thank Ann for her time and commitment towards the council and village as a whole.

 

The year has once again been very busy for the Parish Council dealing with a number of matters on behalf of the residents:

 

The A47 Dualling

 

It shocked me when I looked back through my old notes to realise my first dealing with National Highways on this was in late 2016. At last in 2023 pre construction work started with further borehole geology and a significant amount of Archaeology surveying. The latest date we have is a late summer start for primary construction when all pre planning conditions will have been fulfilled. We are aware of ongoing funding issues and cost overrunning with all the preliminary work.

 

Wansford Road(Sutton) railway station

 

The A47 dualling project route alignment meant the former WR station building needed to be demolished and 2 groups put forward proposals to move and rebuild the building in a new location. One was within the parish and the other at Rail World in Peterborough. A consistent lack of transparency and legitimate engagement with the Parish Council by both National Highways, who had compulsory purchased the building, and Peterborough Planning Dept was significant. Despite demands by our Ward Councillor, Parish Councils and individuals the decision to award the building to RailWorld was taken. A very sorry tale of local democracy at its worst. Following a considerable amount of time and effort, particularly on the part of resident Robbie Reid, we lost the battle to keep the station in its original home parish.

 

Village Habitat Improvement Project

 

Last year we received a grant of £8600 from Highways England Social Value Fund towards this important environmental project. This is our part in the John Clare Countryside Habitat Improvement project.

Almost 6000 spring flowering bulbs were acquired and planted by residents and volunteers around the village. Over the coming years as they get established we should be proud of our spring display and of course the food it gives to the important insect world.

As part of this project we have also planted over 600 hedging whips and started the process of hedge laying on the west boundary of the recreation field. This ongoing hedge management process will not only provide improved nesting sites for birds but also a secure corridor for small mammals. Once the new pathway and seating along the hedge line is sorted it will provide an excellent vista over the river.

 

Recreation Field

 

As described above we continue to improve the fauna and flora habitat and note new species of plants every year. Thanks to Peter Lee for managing many of the tasks along with supporters from around the village. We have also had support of volunteers from Perkins Engines and Peterborough Road Safety Dept.

Habitat improvements for wildlife also include the human population and we were also awarded another grant for £9900 towards the fabulous gazebo we can now see alongside the eastern footpath. To complete this we need to purchase the new seating for the interior which should be in place within a few weeks

 

Field Garden Allotments Sale(South Allotment)

 

Progress on this has been very slow due to land registry complications however, I am pleased to confirm this is now completed allowing us to proceed with sale of the land.

 

The Proposed Muslim Burial Ground

 

Following a residents meeting on this subject it was decided to set up a sub group to the Parish Council to look into the establishment of a village Neighbourhood plan(see next section). Following some conversations with both the land owner and the burial ground management company everything has gone very quiet. To date no pre planning application has been made but we know this issue has not gone away and we will continue challenging this as appropriate.

 

Peterborough Local Plan and Sutton Neighbourhood Plan

 

At the same time the Muslim Burial Ground arose Peterborough City Council(PCC) began the process of reviewing its 30 year Local Plan. As part of the review process and to increase the potential housing bank, during the call for “new land sites” for development, over 60 plots have been put forward by land owners adjacent to the village boundary. Additionally and partly within the parish boundary to the north of the A47, land to provide over 5000 homes and some employment areas has been put forward during the call for land process.

 

With the pressures from the above the Sutton Neighbourhood Planning(SNP) team was established in June last year as a semi-independent extension of the Parish Council to focus on a Neighbourhood Plan which would give us a greater say in potential planning development in and around the village.

To spread the workload Simon Scriven agreed to chair the SNP team of 4 other residents and 2 members of the parish council. Meeting of the group takes place every few weeks and the first major output has been the first public meeting and SNP Questionnaire, the results of which are currently being analysed and summarised before being released to the residents. It was pleasing to see that over 95% of the residents responded and the results will set the direction and contents for the first draft of a plan.

 

 

Other ongoing challenges:

 

      Rabbit population control.

      Litter, now a regular thanks to our resident “Wombles of Sutton” for the ongoing clearing of rubbish.

      Fly Tipping, again an improvement on previous years especially at Muck Hole Corner since the hedging was opened up and cleared.

      Speeding in and around the village especially with delivery drivers and trades people working at various residents.

      Reading Room replacement.

      Although this has improved, sadly dog poop left around the village and in the recreation field is still an issue.

 

 

Enjoy the summer and the rest of the year

 

Mick Grange

 

Chairman - Sutton Parish Council

 

 


SUTTON TOWNLANDS CHARITY

THE SUTTON TOWNLANDS CHARITY A report to the Sutton Parish Council – May 2021. The Sutton Townlands Charity (“the Charity”) is registered with the Charity Commission (registration number 204122) and was formed in the first half of the 19th century “for the benefit of the Poor in Sutton”. Its current charitable purpose is recorded by way of a Notice under the Charities Act of 1985: - “The relief of persons normally resident in the Parish of Sutton who are in conditions of need, hardship or distress….”. The Charity has two trustees (“the Trustees”) Simon Scriven and Anne Grange. The Parish Council appoints each trustee, and his or her re-appointment is subject to Council approval every three years. The fixed assets of the Charity consist of a parcel of land, of approximately 6 acres, to the north of the village adjoining the boundary of Willowhayne. The land is farmed and provides an annual rent to the Charity which is paid in two half-yearly instalments. The financial assets of the Charity comprise: - 1. 1275.13 Units in the COIF Charities Income Fund. The bid market value of one unit as at 31.3.21 was 1790p, giving the Charity’s investment a bid market value at that date of £22,814. 2. The balance of £26,334. (as at 31.3.21) held in a COIF Charities Deposit Fund. 3. A cash balance held with HSBC, standing at £657 at 1.5.21. Dividends from the Income Fund are transferred quarterly to the Deposit Fund. The COIF Income and Deposit funds are managed by CCLA Investment Management Ltd, which is one of the UK’s largest charity fund managers. It is the intention of the Trustees to transfer the Charity’s investment in the Income Fund to the CCLA’s Ethical Investment Fund at the end of May 2021. As its name suggests, the Ethical Fund restricts the scope for investment, for example limiting the amount of investment in companies extracting non-renewable sources of energy. There have been few calls on the Charity’s resources in recent years as, fortunately, there are few residents of Sutton who have suffered genuine need, hardship or distress, but the Charity has each year bought a supply of coal for one resident to provide warmth over winter. There are tight restrictions in the application of the Charity’s funds which need to be observed, and the Trustees hope that given the small size of the village they will become aware of any qualifying causes as they arise. However, they would welcome any information in that respect that the Council may gather from time to time