Policy S/RRA sets out the proposed policy for new site allocations in the rest of the rural area. The First Proposals document states that policy S/RRA will allocate sites for homes or employment that support the overall development strategy within the rural area. There are a total of just four new housing sites proposed to be allocated to the rest of the rural area, excluding the rural southern cluster, demonstrating the restrictions of the proposed development strategy to development in the rural area.
It is noted that two of these sites are located in Melbourn as follows:
• S/RRA/ML – The Moor, Moor Lane, Melbourn – 1 hectare, approximately 20 dwellings
• S/RRA/CR – Land to the west of Cambridge Road, Melbourn – 6.5 hectares, approximately 120 dwellings and 2.5 hectares of employment land.
It is therefore recognised that Melbourn is a suitable location for additional rural development. Land to the East side of Cambridge Road, Melbourn is located within walking distance of Melbourn Science Park, which provides employment opportunities within key knowledge-intensive industries.
The Site benefits from access to existing pedestrian linkages into the settlement and future improved cycle links. It is considered that development within this location will encourage future occupiers to adopt sustainable modes of transport, including walking, thereby contributing to supporting healthy lifestyles.
Land to the south of the Site is being promoted by Miller Homes under HELAA Site reference 47903, which offers an opportunity for Land to the East Side of Cambridge Road and Site 47903 to form an integrated and comprehensive sustainable extension to the north of Melbourn.
With appropriate masterplanning and design, the site is capable of delivering a sensitively designed scheme that could contribute to the local development needs of Greater Cambridge.
It is clear from the Development Strategy Topic Paper (2021) that no independent assessment of the Sites in the rural areas has been undertaken and Land East of Cambridge Road was not subject to a Site Visit (Page 166). This is not a robust approach. A site cannot be adequately assessed relying on desk-based information without a site visit. If Council Officers were to have undertaken a physical site visit it is considered that the suitability of the Site for a sustainable residential development would have been recognised, including its relationship with the settlement, rather than dismissing it in the absence of a proper assessment.
It is therefore urged that the approach to assessing the sites in the rural areas is reconsidered and that proper site assessments are undertaken to include a physical site visit. This would demonstrate that the Site is sustainably located within close proximity to the services and facilities within Melbourn and provides a suitable location to accommodate an appropriate level of future growth. The Councils have acknowledged that development to the north side of Melbourn is suitable through the proposed allocation of ‘Land to the West of Cambridge Road, Melbourn’ for 120 dwellings. It is therefore considered an oversight that Land to the East Side of Cambridge Road, Melbourn, which is located in close proximity to this proposed allocation, has not also been assessed. Proper assessment of the Site would demonstrate its suitability for inclusion within the Development Strategy.

Land to the East Side of Cambridge Road, Melbourn
Introduction
Wates Developments Ltd. are actively promoting Land to the East Side of Cambridge Road, Melbourn.
This Site was submitted to the Greater Cambridge Shared Planning Service (GCSP) as a component of their Housing and Economic Land Availability Assessment in February 2020.
As set out in the preceding Section, Greater Cambridge assessed the Site as having an overall red rating in respect of site access, and landscape and townscape and therefore concluded that the Site was not suitable for accommodating development.
As mentioned, we fundamentally object to this red rating and we have undertaken an independent assessment adopting the Councils’ methodology, however have based the assessment on site specific technical surveys. Site assessments should be given greater weight than desktop assessments as they provide site-specific details whereby desktop analysis is likely to be generalised.
We strongly recommend that Greater Cambridge revisit this Site assessment to ensure it is based on sound technical evidence and therefore can be relied upon to determine the suitability of sites to be included for allocation within the emerging Local Plan.
Site Description
The greenfield Site lies on the edge of Melbourn, to the east of Cambridge Road and is approximately 18.43ha in size and is boarded to the north by the Cambridge Road, to the west and south by agricultural land and to the east by Kingsway Golf Centre and RSPB Fowlmere.
Land East side of Cambridge Road, Melbourn lies along this A10 cycle route and is within walking distance of local amenities including jobs, services and facilities within Melbourn’s village centre.
Melbourn also lies in proximity to Meldreth train station, which provides frequent services between the settlement and Cambridge City.
Land East side of Cambridge Road also lies within close proximity to Melbourn Science Park, which includes 9 business units providing employment for a number of companies engaged in pharmaceuticals, biochemistry and mechanical engineering. It is also noted that the Science Park was granted consent for an extension in 2018 for a new office and technology research facilities (S/2941/18/FL) and the relevant conditions are currently being discharged. This highlights the site’s accessibility to employment opportunities in key knowledge-intensive industries, and its ability to contribute to South Cambridgeshire’s important role in retaining itself as a world leader in research and knowledge based industry.
The Councils’ recognise that Melbourn is a sustainable location for growth given that it is one of the few rural settlements proposed to have rural growth attributed to it. The proposed allocation for 120 dwellings to the west of Cambridge Road (Policy S/RRA/CR) is in close proximity to the Site. Opposite this proposed allocation and immediately to the south of the Site extending to the existing settlement edge is land that is being promoted by Miller Homes ‘Land South of Cambridge Road, Melbourn’ (HELAA Site reference 47903). The Site therefore also needs to be considered in the context of future development in the village and the opportunity for an integrated and comprehensive sustainable extension to the north of Melbourn should be recognised.
Flooding/Drainage
The site lies entirely within Flood Zone 1 and a future scheme is proposed to include Sustainable Drainage Systems.
These sustainable drainage systems will be multifunctional, providing both biodiversity and amenity benefits as supported by the Draft Local Plan and supporting evidence base.
Highways/Access
The Site benefits from a circa. 250m frontage onto Cambridge Road, which benefits from a flat alignment with wide verges between the site and carriageway offering good visibility splays, and can provide appropriate access points adjoining the Cambridge Road. This could include a main point of access with multiple options for the location of an additional emergency access, or alternatively two simple priority junctions.
The site also benefits from pedestrian linkages to facilities and services within Melbourn. In addition, the site lies in proximity to Meldreth train station, which provides connectivity to Cambridge City to the north.
The traffic impact of the proposed development will be subject to a detailed Transport Assessment, which will determine whether or not improvements to the signals in Melbourn are needed.
The site’s position on the edge of Melbourn provides a sustainable location for new development with local public transport connections and pedestrian and cycle links, as well as proximity to nearby local amenities including jobs, services and facilities within the village centre. The Site also lies along the Melbourn Greenway, which will enhance linkages between Melbourn and Cambridge, providing a green active travel into and out of the city for walkers, cyclists and horse riders.
Ecology and Biodiversity
The site does not contain any Priority Grassland, Wetland or Woodland Habitats although the existence of these habitats is acknowledged in close/medium proximity to the site.
It is acknowledged that the rear of the site is neighboured to the west by the Fowlmere Watercress Beds SSSI.
The proposed development will provide extensive areas of open space, which will be multifunctional, delivering amenity benefits together with biodiversity net gains. As shown on the Melbourn Framework Plan, a significant proportion of the Site will be retained as green infrastructure.
The proposed development will include large areas of retained open space and landscaping, creating a landscaped buffer between Melbourn and the wider countryside. A variety of green infrastructure will be provided such as new hedgerow and tree planting, green corridors, a central neighbourhood green, naturalistic ecological parkland and natural play space.
As noted, above, the Masterplan framework provides open space through naturalistic ecological parkland, natural play space, green corridors, proposed footpaths, the existing public right of way and the SuDS. There is also an opportunity for the adjoining parcel of land to the south-east to be utilised to provide a further allocation of open space. This could create an additional amenity for new and existing Melbourn residents such as a village park. It is anticipated that the quantum of additional land for open space could be established and secured through the evolution of the masterplan.
It is considered that any impacts on surrounding regional or locally designated sites would be suitably mitigated through adopting a sensitive design and layout.
Landscape
The site falls within Landscape Character Area 3C Rhee Tributaries Lowland Farmlands. This landscape is classed has having only moderate strength with few distinguishing features, therefore it is unlikely that development would have a significant adverse impact to the wide and local landscape character.
It is noted that the Councils have incorrectly identified the Site’s Landscape Character Area.
Any impacts to the Landscape Character Area would be appropriately mitigated through sensitive design and layout.
Summary
The Site offers an opportunity to accommodate comprehensive development to meet the affordable and market housing demand within Melbourn and is capable of delivering a sensitively designed but comprehensive and well-connected sustainable development that could contribute to the local development needs of Greater Cambridge.
The Site is able to accommodate suitable points of access and any perceived landscape impact could be satisfactorily mitigated through sensitive design. The proposed development will encourage future occupiers to adopt sustainable modes of transport, and the residential elements of the scheme will deliver low carbon housing and benefit from electric charging points, promoting the use of electric vehicles. Low water consumption will also be promoted to reduce water usage and positively contribute to water recycling where possible, in accordance with Greater Cambridge’s aspirations.

The Councils’ were incorrect in their assessment that the Site is not suitable for accommodating development and the inclusion of the Site as a residential allocation within the Greater Cambridge Local Plan should be reconsidered.

Housing Employment Land Availability Assessment (HELAA) 2021
The Site has been assessed through the Housing and Economic Land Availability Assessment (HELAA) process (identified as 47757).

The Councils’ assessment, however considered that the Site was not acceptable for accommodating development and, as a result was not subject to any further independent assessment. On the basis that this conclusion was made on incorrect evidence, we strongly recommend that Land to the East Side of Cambridge Road is reassessed accordingly.