S/SH: Settlement hierarchy

In the proposed settlement hierarchy policy (S/SH), Steeple Morden is classified as a ‘Group Village’, with the definition retained from the previous South Cambridgeshire Local Plan as below.
“Group villages are generally less sustainable locations for new development than Rural Centres and Minor Rural Centres, having fewer services and facilities allowing only some of the basic day-to-day requirements of their residents to be met without the need to travel outside the village. All Group Villages have at least a primary school and limited development will help maintain remaining services and facilities and provide for affordable housing to meet local needs.”
Given the above definition of a Group Village, it is agreed that this is the correct place within the hierarchy for Steeple Morden to be located. However, the settlement does have a good provision of services and facilities within the bounds of the settlement, removing some of the requirement for residents to leave the settlement and providing a range of businesses and facilities that are well-placed to meet day-to-day needs.
Steeple Morden can be considered a fairly sustainable settlement within Greater Cambridgeshire, and as such is capable of facilitating a portion of the housing need. The current wording of the policy restricts the amount of development in Group Villages to 8 dwellings, but in exceptional cases up to 15 dwellings. Capping the amount of development permitted in a settlement without providing an assessment on an individual basis of the sites, could be severely limiting to the enhancing or maintaining the vitality of rural communities as is set out in Paragraph 79 of the Framework.
The PPG reiterates that a wide range of settlements, such as those with the characteristics illustrated at Steeple Morden, can play a role in delivering sustainable development in rural areas. The blanket policies seeking to restrict (through strictly defining arbitrary levels of acceptability in terms of scheme size) housing development in some types of settlement as those advocated by the ‘First Proposals’ consultation proposals are not supported by robust evidence of their appropriateness as required by the PPG (ID: 67-009-20190722).
This is furthered as policies should look to identify opportunities to allow villages to thrive and grow. Limiting this to the provision of 8 dwellings per scheme in the case of Group Villages could prevent additional facilities being provided and arbitrarily limits the potential social and economic benefits of new residents’ utilisation of existing services and businesses. The policy would also not comply with Paragraph 78 of the Framework, which requires policies to be responsive to local needs. For example, given the threshold to seeking contributions towards affordable housing from major development only this means that over the course of the plan period Group Villages will not provide any affordable housing.
Removing the limit of how many dwellings a site in a Group Village may suitably provide would enable each site to be considered on its own merits. This would enable an objective assessment of the contribution of the scheme to the needs of the settlement and as appropriate enable its sustainable growth and vitality.

Under this policy the Council set out a settlement hierarchy as follows:
• Cambridge
• Town
• Rural Centre
• Minor Rural Centre
• Group Village
• Infill Village.
This hierarchy is essentially the same as the adopted hierarchy in the South Cambridgeshire Local Plan (2018), with the addition of Cambridge and Town.
Within the First Proposals, Linton is identified as a Minor Rural Centre, which is again the same as adopted policy. This suggests that Linton is a mid-range settlement within the hierarchy.
Although an older document, the Village Classification Report (2012) sets out the review of the village hierarchy that informed the adopted Local Plan. This states that in the assessment ‘Cottenham, Bar Hill, Linton, Melbourn and Gamlingay perform significantly better in the scoring process than the other existing Minor Rural Centres.’ Given the time that has passed, with the intervening development and projected proposals through the emerging Local Plan, this only serves to further enhance the sustainability of Linton. An assessment should be undertaken to support the emerging Local Plan to inform a review of the settlement hierarchy and it is considered such an assessment would conclude that Linton should be recognised for elevation in the hierarchy to a Rural Centre.
Linton benefits from a breadth of services and facilities, which include but are not limited to, two primary schools, two secondary schools, doctors surgeries, a library, a bank, a Post Office, a pharmacy, a Co-op convenience store, several local shops and pubs/restaurants/takeaways, a village hall, a recreation ground with sports pitches and two churches. To the south of the A1307 there are also further services including a petrol station and various other premises at The Grip Industrial Estate including a gym and further shops, along with Linton Zoo. The village is also served by an excellent bus service providing services 7 days a week to Cambridge and Haverhill. On weekdays these services are approximately every half an hour.
All of these services and facilities would be accessible from the Land north of Cambridge Road, Linton site by foot or bicycle. The site is therefore a highly sustainable location for development.
Linton has also been subject to transport improvements through the Greater Cambridge Partnership Transport Projects. In particular, the Linton Greenway will ‘be an active travel route to make it easier for walkers, cyclists and horse riders to travel from Linton into Cambridge’. This work is ongoing and includes the following benefits to residents of Linton:
• Green active travel into and out of Cambridge for walkers, cyclists and horse-riders.
• Easy and safe travel to workplaces, local schools and colleges, shops and transport hubs.
• Links to the Cambridge Biomedical Campus, the Sawston and Melbourn Greenways and the Chisholm Trail.
• Wider existing footways and verges to provide a path for cyclists, pedestrians and horse riders (where feasible), separated from the carriageway.
• Improved footbridge and underpass on A11, including adding ramps and stud lights.
These works will therefore further enhance the sustainability of Linton, improving sustainable transport opportunities for residents, with the Land north of Cambridge Road, Linton site particularly well positioned to benefit from these enhancements.
Within the Greater Cambridge Local Plan: First Proposals Sustainability Appraisal (October 2021) appraisal of spatial options, note is made of Linton benefitting from services and facilities such as schools and doctors surgeries, at a comparable level alongside Great Shelford and Sawston. Both of these settlements are Rural Centres within the First Proposals, and it queried how Linton can be listed alongside these settlements as of equal service and facility provision, but at a lower position in the hierarchy. It is clear therefore that Linton should be classified as a Rural Centre.
Further commentary on this point is made in relation to the rural southern cluster below.
Furthermore, even as a Minor Rural Centre, Linton is not directed with any growth through allocations as part of the First Proposals. Despite the settlement hierarchy categorisation, Linton is clearly a highly sustainable settlement appropriate for growth. Taylor Wimpey suggest that the Council should reconsider their distribution of proposed allocation sites so that the best reflect the sustainability of settlements within the authority area. There should therefore be some housing delivery through the emerging Local Plan in sustainable villages such as Linton.

Settlement Hierarchy (Policy S/SH: Settlement Hierarchy)

Under proposed Policy S/SH: Settlement Hierarchy (commencing page 47), and the sub-heading of ‘Proposed Policy Direction’ (also commencing page 47) and based on the maps provided on pages 12 and 13, the draft Plan explains that Kneesworth will remain an Infill Village.

The draft Plan goes on to explain (also page 47): “Windfall proposals for residential development coming through planning applications within these settlements … will be subject to the following: … • Infill Village: indicative maximum scheme size of 2 dwellings, and exceptionally consist of up to about 8 dwellings where this would lead to the sustainable reuse of a brownfield site bringing positive overall benefit to the village.”

There appears to be little, if any, justification for this proposed limitation on the scale of development. The draft Plan explains (page 48): “This is a delicate balance between supporting housing development and the reuse of brownfield land, whilst avoiding unsustainable scales of development in areas where there is more limited access to services, facilities, and employment. Whilst there is a desire to provide flexibility to help meet housing needs, that has to be balanced with the evidence coming through our Net Zero Carbon Study (2021) that growth in smaller villages tends to generate higher levels of carbon than urban development.”

However, to set an indicative maximum size for any development fails to recognise that the full potential of a site in such a location might be higher, and that there might be benefits of a larger proposal in ensuring existing services and facilities remain sustainable in the longer-term. A more appropriate approach would be to reflect paragraphs 124 and 125 of the NPPF, which advocate the need to make the most effective use of land, subject to number of criteria that need to be considered. Such an approach would provide the necessary flexibility to maximise delivery whilst also taking into account wider considerations regarding the sustainability of such a site.

Summary It is thus evident that:
There is little, if any, justification for the proposed limitation on the scale of development.
The policy should instead advocate an approach reflective of paragraphs 124 and 125 of the NPPF (to which at present it is contrary).

Greater Cambridge Local Plan – The First Proposals Consultation
Land east of Long Road, Comberton

Thakeham Homes Ltd (Thakeham) is writing in respect of the Greater Cambridge Local Plan – The First Proposals Consultation (1st November to 13th December 2021), specifically in relation to Land east of Long Road, Comberton located to the east of Comberton (‘The Site’)

Introduction Thakeham is pleased to be participating in this consultation and has outlined its position below in response to the Greater Cambridge Local Plan (GCLP) – The First Proposals Consultation.

Thakeham is promoting a site: Land east of Long Road, Comberton which is located on the eastern edge of Comberton. This site is available, within single ownership and is achievable and deliverable to contribute towards the development needs of Greater Cambridge in the first five years of the plan period.

An Evolution Document accompanies these representations, which further sets out Thakeham’s vision for the site, incorporating 400 new homes (inclusive of policy compliant affordable housing provision) alongside key community benefits including a new flexible co-working space, a new Multi Use Games Area and community allotments alongside play space and open space provision.

About Thakeham
Thakeham prides itself in being an infrastructure-led sustainable placemaker and is committed to creating new, extraordinary places, where the highest attention to detail makes a positive difference.

Thakeham build for the future, for communities and individuals. Our approach sets us apart from our competitors. We deliver our schemes with a focus on sustainable development, looking ahead of current housing standards. From 2025, all Thakeham Homes will be carbon neutral in production and zero carbon in lifetime use.

Each development is different and tailored to its locality with careful consideration of the area’s character, as well as the environment. As a sustainable placemaker first and foremost, Thakeham’s commitment to improving existing communities means its schemes are design and infrastructure-led; engaging with education, highways, healthcare, utilities and other local community, cultural and environmental stakeholders from the start of each project. The delivery of homes facilitates the delivery of physical, social and green/blue infrastructure which benefits the wider surrounding area, as well as the new residents, and ensures that Thakeham create sustainable places to live and work.

As one of 12 members of the NHS Healthy New Towns network, Thakeham is a committed advocate of developing healthy places in line with the Healthy New Town principles. But over time, we have realised that these principles are just the starting blocks, and at Thakeham, as a founder member of the HBF Future Homes Task Force, we are committed to delivering sustainable, zero carbon communities. Out approach sets us apart from our competitors. We deliver our schemes with a focus on infrastructure-led sustainable development.

Sustainability
There is an evident theme in Greater Cambridge in respect of environmental impact and the importance of ensuring any development, whether that be residential or infrastructure, seeks to minimise its impact. Thakeham would like to take this opportunity to outline the measures implemented on its developments to minimise environmental impacts as a direct and indirect result of development: • From 2025, all Thakeham homes will be net-zero carbon in lifetime use. • From 2025, all Thakeham homes will be carbon neutral in production. Our off-site panellised system will make construction more efficient, faster, enhancing quality and reducing construction traffic. • Thakeham is committed to offsetting the embodied impact from the production of new houses, as well as development houses that are zero carbon in lifetime operation. • Thakeham support the Wildlife Trust’s guidance on Homes for People and Wildlife. Our commitment is to at least 20% biodiversity net gain (double the government’s target within the recent Environment Act 2021) on all our developments post-2025 with attractive and functional green and blue infrastructure. • Through placemaking and the implementation of sustainable travel plans, Thakeham prioritises walking and cycling over car travel, helping people make more sustainable choices around walking, cycling and taking public transport, as well as highlighting innovative car-sharing online platforms such as LiftShare to reduce single-occupancy car use and facilitating use of autonomous vehicle/pods. • Thakeham provides electric car charging points at all of their homes both market and affordable alike, reducing barriers to customers purchasing emission-free vehicles. • Thakeham is keen to champion low carbon transport in the local area, encouraging local transport services such as buses to electrify their fleet. • Mechanical Ventilation with Heat Recovery (MVHR) is installed in our homes, which has a filter built-in to capture incoming pollution to provide fresh filtered air. • Thakeham works with its supply chain with an aim that all mechanical plant on site is less than 18 months old, which means it is less polluting and more fuel efficient.

Response to Options
Thakeham has reviewed the consultation documents and has chosen to comment on key questions and themes where relevant to our business to comment on.

Vision and development strategy
Vision and aims Thakeham supports the Council’s vision for new development to come forward with sustainability and healthy place shaping at the forefront. As we’ve touched on above, Thakeham supports the focus on healthy place shaping, with a need to ensure that future development maximises opportunities for journeys to be made on foot or bicycle. This will necessitate ensuring new developments prioritise non-motorised transport and easy access to full range of day-to-day services and facilities. Thakeham has made a number of commitments in respect of its own carbon impact, ensuring that all its development will be net zero carbon in lifetime use and carbon neutral in production by 2025. Additionally, Thakeham has made a commitment to achieve 20% biodiversity net gain on all projects post-2025 which is double that set out in the Environment Act 2021.

How much development, and where – general comments

Whilst Thakeham supports a weighted distribution of development towards the most sustainable locations and key employment hubs, we would emphasise the importance of a variety of growth locations and sizes to support housing growth. New settlements, strategic extensions and development in rural locations all form a key part in meeting varying housing needs and ensuring a consistent supply of housing delivery.

S/JH: New jobs and homes
Thakeham is supportive of the Councils’ conclusions that adopting the suggested ‘standard method minimum homes and related jobs’ approach would not be appropriate for Greater Cambridge and would not support its economic growth aspirations.

It is acknowledged that the Councils’ have sought to accommodate an uplift to accommodate their economic growth aspirations, suggesting that the ‘medium level of homes’ approach is justified, resulting in a need for 44,400 homes over the plan period 2020-2041 amounting the 2,111 homes per annum, alongside provision of 58,500 new jobs over the plan period.

Whilst the ‘maximum level of homes’ does not represent the Councils’ preferred approach; it is worth noting that this approach does acknowledge housing need arising out of fast job growth and therefore the Employment Land Review makes recommendations to provide more that the ‘medium’ scenario level of jobs to provide flexibility.

Thakeham is supportive of the Councils’ intention to accommodate their full objectively assessed needs for housing and jobs within the plan area. It is also acknowledged that a 10% buffer has also been added into their housing requirement to provide flexibility, amounting to a housing requirement of 48,840 over the plan period.

The Greater Cambridge Local Plan will need to ensure that it is planning for a sufficient number of new homes to support its economic growth aspirations. Whilst it is acknowledged that the medium option for new homes does incorporate an uplift for economic growth in the area, in addition to the application of a 10% buffer to reach the suggested housing requirement. Thakeham would suggest that the Councils undertake further work to ensure that the correct uplift has been applied to ensure that the Councils can meet their relevant aspirations in terms of job creation and growth, and as a result provide the right level of housing to support this. This is important to ensure that existing employers in the area can continue to thrive and expand retaining and attracting staff including graduates, in what is a global recruitment marketplace for many of the industries already located in Greater Cambridge. Further, in order to ensure Greater Cambridge continues to be a focus for inward investment into the UK, following on from the successes of the past, continued focus on supporting employment growth will be key and part of that will be providing housing to attract not just highly skilled staff but also for the variety of lower paid workers such as cleaners, delivery drivers and shop workers. These lower paid workers are necessary to support the wider community and economy such as in Greater Cambridge where land and house prices are high. These people are either driven out, much has been the case in London and has been seen in parts of Greater Cambridge to more affordable locations, but with the consequence of a longer commute, or greater affordable housing provision is required to accommodate them

S/DS: Development strategy

The first proposals consultation is suggesting a focus on existing commitments and expansion of existing sites to meet the suggested housing need. Where new sites are proposed these are focussed predominantly within and around the edge of Cambridge.

The background text to S/DS suggests that very limited development is proposed in rural areas due the Councils’ desire to focus growth to more readily sustainable locations. Whilst, as we have touched on above, Thakeham supports a weighted distribution of development towards the most sustainable locations and key employment hubs, we would emphasise the importance of a variety of growth locations and sizes to support housing growth. New settlements, strategic extensions and development in rural locations all form a key part in meeting varying housing needs and ensuring a consistent supply of housing delivery. In particular, growth in rural areas can contribute to improving and maintaining the vibrancy of these areas and is of great importance to ensuring these communities thrive. The important role that development in these rural areas can play should not be overlooked in the GCLP development strategy.

S/SH: Settlement hierarchy
The settlement hierarchy seeks to group together similar settlements into categories that reflect their scale, characteristics and sustainability. It then seeks to limit development in any settlements which fall within the ‘Minor Rural Centre’ category and below.

Thakeham considers this view is overly prescriptive. The Settlement hierarchy identifies just 8 settlements which would have no limit on individual scheme size:
City: Cambridge
Town: Cambourne, Northstowe and Waterbeach New Town
Rural Centres: Bourn Airfield New Village, Histon & Impington, Great Shelford and Stapleford and Sawston

The Greater Cambridge Area covers a significant geographical area and this suggested policy approach limits development opportunities across the plan area. It is suggested that development at Minor Rural Centre’s should incorporate schemes of a maximum scheme size of 30 dwellings with lower tiers suggesting significantly less.

Policies should retain a flexible approach to ensure that promotion sites and applications can be assessed on a site-by site basis on the merits and positive contribution they could make to an existing and future community. Development opportunities in these communities could have significant longer term sustainability benefits by helping existing services remain, and where appropriate levels of growth are accommodated, new services could be provided as a result of development.

Rest of the rural area
Rest of the rural area - general comments

As we have discussed above, Thakeham do not consider that the Greater Cambridge Local Plan goes far enough to support rural villages to allow them to thrive and grow in a sustainable way.

The supporting text and preferred options throughout this consultation suggest that growth has been directed away from rural areas to meet the plans climate objectives and encourage a modal transport shift from private car use. The importance of rural communities and ensuring they have the ability to grow appropriately to accommodate their needs and improve their services is paramount to ensuring these communities thrive alongside larger towns and cities. Importantly, appropriate growth at smaller settlements can help contribute to local services and facilities, including public transport provision and internalisation.

As discussed in these representations, Thakeham is promoting Land east of Long Road, Comberton as a sustainable extension to the village. Thakeham prides itself on being and infrastructure-led placemaker who seeks to ensure that social, physical, green and technological infrastructure is delivered as a result of its developments, in appropriate manner in relation to scale and siting of such sites. As part of its promotion at Land east of Long Road. Comberton Thakeham has sought to adopt a landscape a social infrastructure-led approach to its proposals. Alongside open space and play provision the proposals also include a co-working hub, community allotments and a Multi Use Games Area. Thakeham has proven track record for early infrastructure delivery, ensuring that existing and new communities’ benefit from the outset.

In addition, Thakeham has its own approach to sustainable movement starting with the principle of reducing the need for travel, which in part can be achieved by offering bespoke home offices for all of our houses. The focus is then on shifting the mode of travel by ensuring pedestrian and cycle movement is prioritised and links into the existing network where possible, encouraging private vehicles to be a tertiary mode of transport. Thakeham has also made a commitment to provide easily accessible cycle storage with charging for electric bikes and scooters and the provision of fast electric vehicle charging points for all houses.

Climate change
Climate change - general comments
Thakeham is supportive of the Councils’ objectives to enhance climate change resilience and transition Greater Cambridge to net zero carbon by 2050.

As a developer, Thakeham prides itself in the objectives it has set in respect of climate change and the impact development can have. Thakeham has a key focus on sustainable practices both in construction and placemaking. Our approach sets us apart from our competitors. Thakeham’s schemes are delivered with a focus on sustainable development, looking ahead of current housing standards. From 2025, all Thakeham homes will be carbon neutral in production and zero carbon in lifetime use. Thakeham are a founding member of the HBF Future Homes Task Force, which examines how the house building industry can work toward delivering net zero carbon homes in order to support the Government’s target of the country delivering ne zero carbon emissions by 2050. Thakeham has a particular focus on first improving the fabric of buildings, constructed from sustainable timber sources, consideration of sustainable energy features and a sustainable procurement strategy which encourages the use of recycled materials. Thakeham intends to open a new MMC factory in the future, which will provide locally sourced MMC constructed homes further helping to reduce the environmental impact of construction.

CC/NZ: Net zero carbon new buildings
Thakeham considers that the proposed policy direction is too prescriptive and does not provide sufficient flexibility for advances in technologies and Building Regulations. Policy wording should be less prescriptive on the measures used to achieve net zero carbon buildings, rather there should be sufficient flexibility to allow the methods for achieving such targets to be assessed on a site-by-site basis. This is critical as technology is advancing quickly and will continue to do so during the lifetime of the emerging local plan and consequently to set prescriptive policies will have the effect of the local plan being out of date before or at adoption.
As above, Thakeham prides itself in its own objectives for all its new homes to the zero-carbon in lifetime use and carbon neutral in production by 2025.

Biodiversity and green spaces
BG/BG: Biodiversity and geodiversity
Thakeham is supportive of the policy direction of BG/BG and the Councils’ aspiration to require a minimum of 20% biodiversity net gain, whilst also acknowledging the difficulties this may bring for smaller sites with a suggested contribution mechanism to allow these sites to meet the requirements of the proposed policy. However, the current policy direction seeks to limit off-site habitat measures to align with the Greater Cambridge green infrastructure network strategic initiatives. Whilst it is acknowledged that this may represent a preferred approach, this may cause issues in deliverability due to availability of such land.

Policy BG/BG should incorporate sufficient flexibility to allow sites to achieve the required biodiversity net gain requirements by measures which are most appropriate to that site, if this requires off-site habitat creation there should be sufficient flexibility to allow consideration of all suitable options to ensure such requirements do not stifle development. Thakeham itself has already made a commitment to achieve at least 20% biodiversity net gain as a result of our projects post 2025.

Wellbeing and Inclusion
Policy WS/HD: Creating healthy new developments
Thakeham supports the objective and policy direction of Policy WS/HD, requiring health principles to be applied to new development, drawing on the ten principles developed from the Healthy New Towns Initiative.

In our view, relevant policies in respect of wellbeing and inclusion could go further to set out requirements on not only creating healthy new developments, but other measures which maximise wellbeing benefits that developments can offer those who build them, those who live in them and the communities around them now and into the future.

As one of 12 members of the NHS Healthy New Towns, Thakeham supports such policy initiatives and itself is a committed advocate of developing healthy places in line with the Healthy New Town principles. But over time, we have realised that these principles are just starting blocks, and at Thakeham, as a founder member of the HBF Future Homes Task Force, we are committed to delivering sustainable zero carbon communities. Our approach sets us apart from our competitors, Thakeham is passionate about having a positive impact on people’s wellbeing, constantly striving to deliver against our four key focus areas:
-Building local communities via excellent placemaking that creates interconnected communities that challenge issues of loneliness and promoting healthy living, and via our long-term charity partnerships.
-Building future generations via our school engagement programmes, including our industry leading holistic ecology programme ‘Eddie and Ellie’s Wild Adventures’ for primary age pupils, and providing inspiring careers support to secondary age pupils through our Cornerstone Employer status with The Careers Enterprise Company.
-Building a stronger Industry with our support of small and medium size enterprises and upskilling for local workers, supporting apprenticeships, and actively contributing to the diversification and upskilling of the construction sector.
-Building Sustainable places by tackling issues of climate change, biodiversity loss and societal disconnects via our ambitious Sustainability Strategy.

WS/IO: Creating inclusive employment and business opportunities through new developments
Thakeham is supportive of the policy direction of Policy WS/IO and as touched on above, adopts its own approach to creating inclusive employment and business opportunities through our support of small and medium size enterprises and upskilling for local workers, supporting apprenticeships, and actively contributing to the diversification and upskilling of the construction sector.

Homes policies Policy
H/AH: Affordable housing
Thakeham support the Councils’ policy direction in respect of Affordable Housing and the importance that such homes are built with inclusion, health and wellbeing at the forefront. Thakeham continues to provide policy compliant affordable housing across all of our developments whilst adopting a truly tenure blind approach to affordable housing which creates cohesive communities.

H/SS: Residential space standards and accessible homes
Whilst Thakeham supports the Councils’ aspiration to see good quality homes delivered across their districts, such policy requirement which seeks all dwellings to meet NDSS needs to be supported by robust evidence that there is a specific need to introduce such standards. Any policy requirements in respect of housing accessibility requirements should be based on identified need, with sufficient flexibility incorporated to ensure that provision is directed to the right places. In particular, blanket policy requirements for M4(2) in all new developments should not be adopted as these requirements should be based on identified need, whilst requirements in relation to M4(3) can be particularly onerous and should only be directed to developments where there is an identified end user.

H/CB: Self- and custom build homes
Whilst Thakeham is supportive of self and custom build home provision in Greater Cambridge, it is not considered that a blanket policy as suggested by H/CB on developments of 20 or more is appropriate or feasible. Self and custom-build products should be directed towards key strategic allocations to ensure such homes are deliverable. Self and custom build home provision should also be based on an identified need.

Land east of Long Road, Comberton

The accompanying Evolution Document outlines the constraints and opportunities associated with Land east of Long Road, Comberton and provides a high-level illustrative masterplan and delivery strategy. The site can accommodate circa 400 dwellings alongside significant community benefits on an edge of settlement location, with close proximity to existing facilities and services, with main vehicular access from Long Road.

The landscape and social infrastructure-led scheme is planned around the provision of open space incorporating a number of community benefits including: play space, a Multi Use Games Area, community allotments and a new flexible co-working space.

On the edge of Comberton, the site is situated in a sustainable location with opportunities to access existing local services and amenities within the village. There is also access to public transport provision within close proximity of the site.

The site is within single ownership, within the control of Thakeham and on that basis Thakeham confirms that the site is available and deliverable within the first five years of the plan period.

We trust that these representations are useful and clear, and we would be grateful for confirmation of receipt of our submission. In the meantime, please do not hesitate to contact me if you have any further queries or require any further information.

Under this policy the Council set out a settlement hierarchy as follows:
• Cambridge
• Town
• Rural Centre
• Minor Rural Centre
• Group Village
• Infill Village.
This hierarchy is essentially the same as the adopted hierarchy in the South Cambridgeshire Local Plan (2018), with the addition of Cambridge and Town.
Within the First Proposals, Fen Ditton is identified as a Group Village. Other than some minor amendments to specific settlements, the hierarchy is largely based on the adopted policy position. The adopted South Cambridgeshire Local Plan was supported by the Village Classification Report (2012). At this stage it appears that no similar assessment has been prepared to support the emerging Greater Cambridge Local Plan. It is considered that an updated assessment must be undertaken to support the emerging Plan and to ensure it is both justified and effective.
In undertaking the revised assessment it will be important to consider both the existing services and facilities which are available as well as those proposed either through wider commitments or through potential allocations themselves. Broader connectivity opportunities should also be considered. For instance, Fen Ditton benefits from its strong connectivity and proximity to Cambridge and wider transport links and this should be taken account of and recognised. The site will also benefit from its proximity to the North East Cambridge development and the sustainability measures it will introduce. It is notable that the site is comparable in its proximity to Cambridge to some of the proposed urban extensions to Cambridge. We consider the suitability and sustainability of Fen Ditton to accommodate additional growth in Section Four of this Report and therefore do not repeat these considerations here.

Bruntwood SciTech are the recent new freehold owners of Melbourn Science Park and as landowners, seek to engage proactively with the plan making process. Established in 2018, Bruntwood SciTech is a 50:50 joint venture between Bruntwood and Legal & General and is the UK’s largest property provider dedicated to driving the growth of the science and technology sector.

With 10 campuses in six locations across Birmingham, Cheshire, Leeds, Liverpool, Manchester, Oxford and Cambridge, Bruntwood SciTech provides significant opportunities for science and tech businesses to connect, collaborate and grow.

With the new Joint Local Plan that is intended to run up to 2041, it is imperative that landowners such as Bruntwood Sci Tech are involved in the process of shaping policies and plans over this period of time.
Savills (UK) Ltd are instructed by Bruntwood SciTech to make the necessary submissions. (Savills have acted for Melbourn Science Park Ltd as previous owners of the site).
We confirm that a strategy of preparing the first Joint Local Plan for the Cambridge area is supported. There is a very strong symbiotic relationship between the built up area of Cambridge and the surrounding 101 villages as well as the market towns lying further afield. Given that many living within the surrounding villages turn to the City for work, retail, leisure and entertainment it is clear that a planning framework that acknowledges this relationship needs to be developed.

Paragraph 2.1
Figure 4 is an illustrative map showing the locations of proposed new housing development 2020 – 2041 and identifies a site at Melbourn for 140 homes. On the basis of the supporting paragraphs, it is logical to assume that the reasons behind the Council identifying new development in Melbourn is consistent with the strategy of directing development to where it has the least climate impact, where active and public transport is the natural choice, or green infrastructure can be delivered alongside new development and where jobs, services and facilities can be located near to where people live.
In the context of the proposed new housing development in Melbourn, it is the case that the village retains a very strong employment base and the history of major companies being attracted to the village continues to evolve - the current expansion of the new TTP group headquarters on the northern side of Melbourn Science Park and the aspirations of the new owners of that Park (Bruntwood SciTech) reflect the strong commitment of firms to invest in Melbourn. It is Bruntwood Sci Tech’s objective to become the leading network of thriving innovation districts acquiring buildings and sites for the long term and currently brings together a collaborative community of over 500 businesses across the UK. Its business strategy is to continue to grow the business through further acquisitions and the steady growth of existing sites and aims to provide 40,000 high value jobs over next 10 years whilst helping to level-up and rebalance the UK economy. As part of this growth, the company provides business support as standard, supporting science and tech companies to form, scale and grow. This includes facilitating access to finance, talent and new markets through connections and an extensive partner network to support the growth of the UK knowledge economy.
The recognition that the Plan gives to Melbourn as a location where growth can occur is important. The relationship between homes and jobs is, of course not a direct one but the provision of major employment opportunity in villages such as Melbourn is intended to reduce travel to work distances and provide the very opportunities that should exist in every settlement for people who wish to live in that village.


Policy S/JH “New Jobs and Homes”
The proposed new Local Plan is intended to follow the objectively assessed needs for development within the plan period 2020 – 2021 to meet the following:
• 58,500 jobs
• 44,400 homes which reflects an annual objectively assessed need of 2,111 homes per year.
The identification of 58,500 jobs reflects the choice of the Councils to provide for the medium growth level from the strategic options that were published in November 2020. The Council contend that this is the most likely figure of new jobs coming forward and whilst they are cognisant of the fact that the research identified the higher growth forecast, it is intended that the plan builds in some flexibility in case the market delivers more jobs than anticipated.

Policy S/DS “Development Strategy”
This policy sets out the proposed strategy for the pattern, scale and design quality of spaces created within Greater Cambridge and sets out where the homes identified in Policy S/GH should be located in order to meet the vision and aims of the Local Plan. In such a context, a development strategy is proposed which reflects the Councils’ intention to largely retain the Cambridge Green Belt whilst directing growth within Cambridge (20%, the edge of Cambridge (24%), new settlements (38%) and finally the rural areas (18%). The broad strategy is one where jobs and homes can be located close to each other and served by good quality public transport, cycling and walking lengths. Whilst the text does not specifically relate to Melbourn which is the home of Melbourn Science Park now owned by Bruntwood SciTech, it does refer to housing and employment in villages that have good public transport access and are close to jobs.

The development strategy needs to continue to tackle significant commuting patterns that have been established over many years between the outlying villages and Cambridge City. The presence of a tightly drawn Green Belt around the edge of the City and then tightly around the necklace villages and beyond means that the opportunities for expansion on the edge of Cambridge and on the surrounding villages is extremely limited. Consequently, this strategy places great reliance on those areas outside of the Cambridge Green Belt to develop and consolidate their employment sector to provide attractive locations for new investment and jobs. Melbourn Science Park provides such a significant opportunity and the new owners will continue to work with the local planning authorities in order to introduce new investment into the Park whilst ensuring that the very qualities and legacy that has been established over many years continues to thrive and prosper.

Policy S/SH “Settlement Hierarchy”
This policy within the Joint Local Plan is intended to group similar settlements into categories that reflect their scale, characteristics and sustainability. The village of Melbourn remains as a Rural Centre within this emerging Local Plan and is supported having regard to the acknowledgement that the Council’s recognise the role that the village can play in accommodating new development and in particular the allocation for a mixed use site on the eastern side of Melbourn Science Park. A Rural Centre places a settlement in a settlement hierarchy which acknowledges its sustainable location and the opportunity that this brings for new investment in terms of new housing as well as supply of new jobs.
In such a context, with Melbourn Science Park having been developed in its current form some 40 years ago, the demands of tenants, new sustainability targets and technology require a review and assessment of new building provision in order to attract new jobs and investment. Bruntwood SciTech as the new owners of Melbourn Science Park recognise the opportunity for the redevelopment of Melbourn Science Park as a previously developed site to bring forward new buildings and open spaces and land uses which are forward thinking and much better reflect the needs and demands of tenants, the businesses in general as well as visitors and the local community. The opportunity to make the best use of previously developed land in this location in a settlement identified as a Rural Centre is logical and reflects a sensible strategy with the opportunities of growth need not all be on greenfield land but rather need to critically analyse existing forms and sites to make best use of a limited resource.
It is the case that the acquisition of Melbourn Science Park is seen as a key strategic component of Bruntwood SciTech ’s science and technology business and will enable them to share knowledge and expertise across these sectors. The intention is to ensure that the site grows as a successful science and technology cluster that is sustainable in the long-term and contributes to the wider Cambridge economy. The company’s experience in these sectors, and with their relationship with funders, aligned to their commitment to expansion ensures that Bruntwood Sci Tech are ideally placed to deliver further growth at Melbourn Science Park.


Policy S/RRA/CR – Land to the West of Cambridge Road, Melbourn
A new mixed use allocation is identified on a 6.5 hectare site immediately to the west of Cambridge Road, Melbourn adjacent to Melbourn Science Park. This allocation has an indicative capacity for approximately 120 homes and some 2.5 hectares for employment uses. As a site that lies adjacent to Melbourn Science Park, there is a clear opportunity to enhance the village’s existing employment sector through more jobs and investment and providing a logical extension to the Park whilst planning for the adjacent residential development in an appropriate manner. Clearly, the layout and the integration with the adjacent Park will be critical and the ability to provide a sensible and logical arrangement for such uses can be achieved and consequently the identification of this allocation is supported by Bruntwood SciTech as the new owners of Melbourn Science Park.

Policy J/NE “New Employment Development Proposals”
This policy is intended to set out criteria which will determine whether proposals for employment development in urban areas, villages and the countryside are acceptable.
Having regard to our clients’ interests within the existing Melbourn Science Park which is already contained within the built up area of Melbourn, it is entirely appropriate that the proposed policy direction within the Greater Cambridge Local Plan is one that simply assesses the appropriate scale and character having regard to its location and the scale of settlement. It is entirely appropriate in this context to acknowledge that the present use of the site as a employment park is accepted and that the nature and scale of its existing character provides the opportunity for redevelopment to develop a much more modern approach to employment parks and to work alongside the authorities and the local community to develop a strong vision that continues the legacy of this part of the village to the village of Melbourn. As the Local Plan quite rightly acknowledges, for developments within town and village settlement boundaries, it is the scale and character that are key to ensuring that the overall character of the settlement is maintained. In such a case the Council expect that larger proposals are likely to be considered favourably in towns and Rural Centres and where Melbourn as identified as the latter within the settlement hierarchy it is entirely appropriate that our client looks positively at the opportunities that exist for redevelopment of the park. Whilst the Local Plan similarly does not list Melbourn Science Park as one of the key employment sites outside the Green Belt as stated in the Local Plan 2018, supporting text to Policy J/NE states that development in locations which provide a range of suitable units, including for start ups, SME’s and incubatory units will be supported.

Policy S/SH: Settlement hierarchy. Ickleton remains as an “Infill Village”.
We support this decision.
Land at Coploe Road, Grange Road, Ickleton – 30 houses. unsuitable for development (red).
We support this decision.
Land south of Ickleton Road, Great Chesterford – 100 houses within Ickleton parish.
unsuitable for development (red). We support this decision.
Land to the east of the A1301, south of the A505 near Hinxton, west of the A1301, north of the A505 near Whittlesford, CB10 1RG, Options 1, 2 & 3. unsuitable for development (red) We support this decision.
Land east of M11, west of Duxford, proposal by Gonville & Caius A505 and Duxford etc. unsuitable for development (red) . We support this decision.