18/01417/OUT- Land East Of Peterborough Road Farcet

Proposal: Outline planning application for the demolition of two existing dwellings and erection of up to 185 dwellings with public open space, landscaping and sustainable drainage system (SuDS) and vehicular access point and separate pedestrian access from Peterborough Road and St Mary’s Street All matters reserved except for means of access

Farcet  Parish Council response to this application:

Farcet Parish Council strongly objects to this planning application for the following reasons:

  • The size of the proposed development is overbearing. There are currently 780 houses in Farcet. A development of an additional 185 houses equates to almost a 25% increase in the size of a village that has almost no amenities. This would totally change the character of the village and bring it closer to being a suburb of Peterborough by eroding the current buffer zone.


  • Services are extremely limited. There is no Doctor’s surgery or Dentist in the village and those in adjacent villages are over-subscribed. There is one small shop/Post Office, the owners of which are also opposed to the development as they see no advantage to the village. The application contains incorrect information. There is no pub or Chinese restaurant in the village – both have been closed for some time. The school does not have the capacity to provide places for the demand likely to arise from this number of houses.


  • The access to the site is to be by demolition of 2 houses on Peterborough Road. When Cardea was built, access to Peterborough Road was denied by Peterborough City Council, apart from emergency vehicles, to reduce congestion. This development would increase congestion. The lack of amenities will necessitate a large amount of additional journeys to access schools, healthcare, leisure and shops. It also will cut across the route taken by many students walking to Stanground Academy and increase the danger to pedestrians. The figures for traffic volumes stated in the application are considerably less than those recorded by the Speedwatch team. There are details available of 40 serious accidents that have occurred on this stretch of road over the years. It appears that the school traffic emanating from St Mary’s St onto Peterborough Road has not been taken into account. It is not yet known how much extra traffic will be caused by the Haddon development.


  • Any amounts provided by builders towards increased amenities may not be used

for the benefit of the village.

  • This site has been judged as not suitable for development by HDC in their plan as it forms a landscape buffer between Farcet and the more dense development of Peterborough to the north and is visible in the landscape from the east including from the River Nene (Old course). Granting of this application could set a precedent for further development on the rest of the site, thus further eroding the buffer zone.


  • The timing of this application may be significant. The HDC plan to 2036 is currently with the Secretary of State (SoS) for sign-off and states no development in Farcet. This will not now be considered for sign-off until Parliament returns from recess. Mr Gladman, the applicant, stated in his interview with the Daily Telegraph of 5th August 2017 “We normally only target local authorities whose planning department is in relative disarray and …..either have no up-to-date local plan or, temporarily, they do not have a five year supply of consented building plots” I believe these subjects are satisfactorily covered in the plan currently with the SoS.


  • There have been 2 recent rejections of Gladman Land applications for very similar reasons to those we are raising here.

The first relates to a development of 118 houses near Ardleigh, Colchester. I attach this for your information at Appendix 1.

The second relates to land near Henlow in Bedfordshire and was dismissed on appeal to the Secretary of State on 16th August 2018. This is attached at Appendix 2.

Gladman Planning Appendix 1– Click here

Appendix 2 below:

Appendix 2