Countryside support the allocation of Land to the west of Cambridge Road, Melbourn. The site presents an opportunity to deliver homes in a Minor Rural Centre and allows for development to expand or support the adjacent Melbourn Science Park.

The application and appeal process for residential development on the site have established a clear and strong position that the site is deliverable (achievable, available, suitable) and a sustainable location for development. There are no technical reasons for the site not to come forward for development and Countryside is committed to working with the Local Planning Authority to develop a proposal that best supports the objectives of the Local Plan and its policies.

The development of the site could deliver numerous tangible social, economic and environmental benefits to Melbourn and the local area that meet the aims for the Plan, including:

● Delivery of affordable housing, including the potential for an element of build to rent. This would allow people to upscale and downsize subject to their needs over time whilst also meeting affordable housing need within the District;
● Locating residential development adjacent to one of the village’s largest employment sites, Melbourn Science Park. Melbourn Science Park is delivering a recently granted permission for a substantial extension to the Park and provides a unique employment source which is of great importance to Melbourn and the surrounding area. Furthermore, the site presents an opportunity to expand or support the Science Park, providing additional local employment opportunities. The development would provide people with the opportunity of living and working in the same village and encourage sustainable modes of transport;
● Countryside has recently committed to becoming a net zero company by 2030 and have released a report ‘Pathfinder: Marking out the route to Net Zero’1 which sets out the principles that Countryside will follow to respond to the global call to arms for climate action. Land to the west of Cambridge Road, Melbourn will benefit from the action plan set out within the Pathfinder report.
● The delivery of a walking route which is easily accessible to current and future residents and employees of the village. It will create a new recreation asset for the village and provide a walking opportunity for those that may have otherwise considered the need to travel to SSSIs for that activity, therefore protecting nearby SSSI’s from increased recreational pressure. Cambridge Road is also of the route of the proposed Melbourn Greenway, which will be an active travel route to make it easier for walkers, cyclists and horse riders to travel from Melbourn into Cambridge;
● The delivery of a pedestrian route from the West of the site along ‘the Drift’ which links to Moat Lane. This will provide new residents with enhanced pedestrian connectivity to the adjacent Science Park and the Melbourn High Street, encouraging the use of sustainable modes of transport; and
● Supporting Melbourn’s economy, including local shops and services. The Economic Benefits Statement submitted with the outline application for the previous residential scheme, found that there would also be a significant and positive impact upon Melbourn's economy with residents of the new development supporting existing local shops and services within the village. This benefit is recognised in the Delegation Report at page 30. As a result of the proposed development, approximately £248,000 per annum is expected to be spent at local shops and services, potentially supporting an additional three jobs. This assessment was based on a residential only scheme of up to 160 dwellings, nevertheless a mixed-use scheme which delivered approximately 120 homes and 2.5ha of employment land would still provide comparable and substantial economic benefit locally.

The proposed site allocation identifies that development of the site should accommodate the following constraints:
● Note that deliverability for employment has yet to be confirmed
● Ensure integration of any employment uses within the existing science park

The site presents a suitable location to support and expand the adjacent Melbourn Science Park, building on the success of an established science park and providing an opportunity to further enhance this science and tech/R&D cluster. The site can deliver jobs in a sustainable location, by reference to its access to public transport and key services and facilities whilst being in close proximity to existing homes and new homes proposed as part of the allocation. It is one of only a few village locations that has access to a train station. It is also on the A10 corridor and the Melbourn greenway will build on the existing pedestrian and cycle network enhancing connections to the planned Foxton Travel Hub. Initial technical assessments demonstrate that the provision of employment floorspace as part of a mixed-use proposal is deliverable.

The Illustrative Framework Plan demonstrates one way that the site is capable of accommodating a deliverable mixed-use scheme comprising up to 120 dwellings and up 2.5ha of employment.

The Masterplan includes two ‘character’ areas, split by the existing central hedge that runs through the site. These accommodate the residential area to the north and the proposed commercial uses, that could support the expansion of the science park, to the south. The residential and commercial uses are connected by several pedestrian/cycle links to provide connectivity and integration between the two. The masterplan includes for landscaping that provides separation between the uses and culminates in a large central green space which includes for a LEAP. A natural/semi-natural green space with SuDS features is within the north-west of the site and green buffers run along the Cambridge Road frontage and the western boundary.

The Masterplan includes for two main access routes off Cambridge Road. There will be a clear legible road network including shared surfaces, and dwellings of a range of sizes and typologies. A pedestrian link is proposed in the west of the site along ‘the Drift’ which links to Moat Lane, providing enhanced connectivity and integration for new residents to access the existing and expanded Science Park and the High Street.

Delivery of affordable housing is a key element of the development proposals. It is proposed that build to rent apartments and houses could be delivered as part of this offering. These dwellings would be retained to provide long term rental opportunities. This would include holding a range of housing to offer a variety of rental properties, allowing people to up scale and downsize subject to their needs over time. This would provide a greater opportunity for people to remain in the village.

The proposed additional mitigation in relation to ecology comprises a walking route around the site and within the field adjacent to the north west of the site. The walking route is approximately 2km in length and is easily accessible to future residents of the proposed development. The route includes linked loops which take pedestrians around areas of public open space within the site and then around the perimeter of the adjacent field, allowing opportunities for trained dogs to walk off the lead. Dog waste bins and signage will be provided where appropriate.

The walking route would not be for the sole use of residents of the proposed development but will be open to the public; it therefore generates the benefit that it will create a new recreation asset for the village and provide a walking opportunity for those that may have otherwise considered the need to travel to SSSIs for that activity. The delivery of this route would therefore address the effects of increased recreational pressure on the nearby SSSI’s and has been the subject of on-going consultation with Natural England.

Whilst fully supportive of the mixed use allocation in light of the site’s proximity to the neighbouring and successful science park, if through further assessment and discussions the Local Planning Authority determine that the final allocation for the site should be a residential-only scheme, Countryside would also support this approach and consider that such a proposal is a deliverable prospect and would still realise the numerous tangible benefits that have been identified. A residential-only scheme would deliver up to 160 residential units, including 40% affordable housing, landscaping, vehicular and pedestrian access and formal and informal open space.

The boundary for the proposed allocation should reflect that shown in the Site Location Plan included at Appendix 1. The Site Location Plan includes for an area of land known as ‘the Drift’ which connects the site to Moat Lane in the west. This will deliver a pedestrian route, providing enhanced connectivity to the Science Park and Melbourn High Street. The allocation currently refers to a site area of 6.5ha and this should be updated to 6.84ha to reflect the inclusion of the Drift.

The Phase 2 land, which lies to the north-west of the proposed allocation site, was submitted for consideration as part of the Issues and Option consultation and remains available for development as a suitable and deliverable site should there be a need to deliver additional housing. The proposals for the Phase 2 development could deliver up to a further 140 dwellings, including 40% affordable housing, landscaping, vehicular and pedestrian access and formal and informal open space. The land is located immediately adjacent to the recent expansion of the Melbourn Science Park and could provide linkages between the two. The Phase 2 land would be accessed through the Phase 1 site and will ensure that there is pedestrian connectivity to the proposed link through the Drift.

1 https://www.countrysideproperties.com/sites/default/files/2021-11/Pathfinder%20-%20Marking%20out%20the%20route%20to%20net%20zero.pdf