Draft Greater Cambridge Local Plan for consultation

Requested Change

It is requested that land south of Cambridge Road and north of Shelford Road in Fulbourn is allocated with the following policy requirements:

• Site Area of c.18 Ha
• Capacity to be determined by heritage and landscape assessments
• Development for housing, including affordable housing and self/custom build plots
• Design of development to preserve key views and setting of the listed Windmill (Grade II)
• Retain trees and hedgerows at site boundary
• Provide new strategic landscape buffer at eastern boundary
• Provide open space and green infrastructure

Policy S/RRA: Additional Allocation - Land south of Cambridge Road and north of Shelford Road, Fulbourn (Site Ref. 40354)

Object

As set out elsewhere in these representations, it is considered that upward adjustments are required to the housing target, the development strategy should direct development to the more sustainable villages, and there are exceptional circumstances to release land from the Green Belt. All these factors indicate that additional allocations should be made in draft GCLP to meet development needs.

EDBF has promoted all of the land that it owns to the south of Cambridge Road and north of Shelford Road at Fulbourn (c.76 Ha), but the promoted development would be limited to the eastern field land immediately adjacent to Fulbourn (c.18 Ha). This approach would have less impact on the surrounding landscape and the heritage asset at the listed Windmill (Grade II). The promoted development would include landscaping and green infrastructure at the western boundary, which would provide a more attractive and defensible edge to Fulbourn in this location. The promoted development at the site would have no adverse impact on the compactness or setting of Cambridge and it would not lead to the merging of towns. The site makes a limited contribution to the purposes for including land within the Green Belt. The updated assessment of the site in the HELAA identified no other constraints to development.

There are regular bus services from Fulbourn to Cambridge. The Greater Cambridge Partnership is delivering a greenway (walking and cycling route) between Fulbourn and Cambridge. The site is a sustainable location for development in transport terms.

The promoted development could deliver additional services and facilities for Fulbourn.

It is requested that this site is identified as an additional allocation in Policy S/RRA: Rest of Rural Area.

Requested Change

It is requested that land south of Cambridge Road and north of Shelford Road in Fulbourn is allocated with the following policy requirements:

• Site Area of c.18 Ha
• Capacity to be determined by heritage and landscape assessments
• Development for housing, including affordable housing and self/custom build plots
• Design of development to preserve key views and setting of the listed Windmill (Grade II)
• Retain trees and hedgerows at site boundary
• Provide new strategic landscape buffer at eastern boundary
• Provide open space and green infrastructure

Requested Change

It is requested that land off High Street in Landbeach is allocated with the following policy requirements:

• Site Area of 3.04 Ha
• Capacity to be determined by heritage and landscape assessments
• Development for housing, including affordable housing and self/custom build plots
• Design of development to preserve key views and setting of Landbeach Conservation Area
• Retain trees and hedgerows at site boundary
• Provide new strategic landscape buffer at western boundary
• Provide open space and green infrastructure

Policy S/RRA: Additional Allocation – Land off High Street, Landbeach (Site Ref. 40361)

Object

As set out elsewhere in these representations, it is considered that upward adjustments are required to the housing target, the development strategy should direct development to the more sustainable villages, and there are exceptional circumstances to release land from the Green Belt. All these factors indicate that additional allocations should be made in draft GCLP to meet development needs.

EDBF has promoted land off High Street in Landbeach (Site Ref. 40361) for residential development. The site assessment in the updated HELAA has identified mostly ‘green’ and ‘amber’ scores in terms of the suitability of the site to accommodate development. A ‘red’ score is identified for heritage impacts, which relate to the setting of Landbeach Conservation Area. The access points from the High Street are within the Landbeach Conservation Area, but the agricultural fields are located outside the boundary. At this stage no design or heritage assessments have been undertaken for the promoted development. It is anticipated that built development at the site would be located to avoid harmful impacts on the setting of Landbeach Conservation Area. There are recent developments elsewhere in South Cambridgeshire where suitably designed development has taken place on sites adjacent to conservation area boundaries; the same outcome could be delivered at this site. There are no other significant constraints to development at this site. The promoted development at the site would have no adverse impact on the compactness or setting of Cambridge and it would not lead to the merging of towns. The site makes a limited contribution to the purposes for including land within the Green Belt. The promoted development would retain the trees and hedgerows at the site boundary and would include additional landscaping to avoid impacts on the character of the area. The promoted development would include open space and green infrastructure. The site would be well related to bus stops on the proposed Waterbeach to Cambridge Busway project, and to the proposed walking and cycling route on Mere Way.

The promoted development would provide affordable housing to meet local needs. South Cambridgeshire District Council’s ‘Housing Statistical Information Sheet for 2022’ (published September 2022) identified an affordable housing needs of 11 dwellings for Landbeach for those with a local connection to the village. Those affordable housing needs would not be met without an allocation in the village.

A flood risk and drainage strategy, access appraisal, landscape and visual impact assessment and landscape strategy, heritage assessment, ecological assessment, and archaeological assessment would be prepared for the promoted development at planning application stage.

It is requested that this site is identified as an additional allocation in Policy S/RRA: Rest of Rural Area.

Requested Change

It is requested that land off High Street in Landbeach is allocated with the following policy requirements:

• Site Area of 3.04 Ha
• Capacity to be determined by heritage and landscape assessments
• Development for housing, including affordable housing and self/custom build plots
• Design of development to preserve key views and setting of Landbeach Conservation Area
• Retain trees and hedgerows at site boundary
• Provide new strategic landscape buffer at western boundary
• Provide open space and green infrastructure

Policy BG/GI: Green and Blue Infrastructure

Comment

Policy BG/GI of draft GCLP seeks to protect and enhance green and blue infrastructure, and identifies a number of strategic green infrastructure initiatives. It is anticipated in Policy BG/GI that major development should provide financial contributions towards projects related to one of those green infrastructure strategic initiatives.

EDBF have promoted a number of sites for development for both housing and employment at Rural Centres, Minor Rural Centres and Group Villages, including at Fulbourn, Great Shelford and Stapleford, Landbeach, Milton, and Waterbeach. Policy BG/GI identifies green infrastructure strategic initiatives at the following locations relevant to the land promoted by EDBF: No.3 Gog Magog and Chalkland Fringe – to the east of Great Shelford and Stapleford; No.4 Enhancement of Eastern Fens – to the east of Fulbourn; and No.6 North Cambridge Green Space – to the south west of Waterbeach and the edge of Cambridge.

EDBF supports in principle initiatives to improve the green infrastructure network around Fulbourn, Great Shelford and Stapleford, Landbeach, Milton, and Waterbeach. The promoted developments by EDBF would include green infrastructure if these sites were allocated in draft GCLP.

However, there are no allocations identified in draft GCLP for Fulbourn that could make financial contributions towards the proposed green infrastructure strategic initiative at No.4 Enhancement of Eastern Fens. There are no allocations in Great Shelford and Stapleford that could make financial contributions towards the proposed green infrastructure strategic initiative at No.3 Gog Magog and Chalkland Fringe. The strategic sites at Waterbeach New Town and at Northstowe have outline planning permission and are being delivered so would not be required to contribute towards the delivery of the proposed green infrastructure strategic initiative at No.6 North Cambridge Green Space, although both developments will provide green infrastructure. There are no other allocations at Waterbeach, Landbeach, Milton, Cottenham or Histon and Impington that could make financial contributions towards the proposed green infrastructure strategic initiative at No.6 North Cambridge Green Space. It is not clear how any of these initiatives would be delivered effectively in the absence of related development. It is considered that draft GCLP needs to better align the development strategy and site allocations with the proposed strategic green infrastructure initiatives, in order to ensure that the initiatives are implemented.

No changes are requested to Policy BG/GI. However, as set out elsewhere in these representations, amendments should be made to the development strategy for draft GCLP, which directs development to the more sustainable villages. This approach could support the delivery of green infrastructure and contribute towards the proposed green infrastructure strategic initiatives.

Policy I/ST: Sustainable Transport and Connectivity

Comment

Policy I/ST of draft GCLP seeks to ensure that development promotes sustainable transport in order to reduce reliance on the car. Paragraph 110 of the NPPF expects the planning system to actively manage patterns of growth to support transport objectives. It is expected that significant development would be focused on locations which are or can be made sustainable, by limiting the need to travel and offering a genuine choice of transport modes. Paragraph 115 identifies factors that should be considered when assessing sites to be allocated for development, including that sustainable transport modes are prioritised, safe and suitable access can be provided, and the impacts on the transport network and highway safety can be mitigated. Policy I/ST is broadly consistent with this national policy.

EDBF have promoted a number of sites for development for both housing and employment at Rural Centres, Minor Rural Centres and Group Villages. The principle of directing development to locations that are accessible by sustainable modes of transport is supported, but land should be allocated in the more sustainable villages including for example Fulbourn, Great Shelford and Stapleford, Landbeach, Milton, and Waterbeach to implement this approach.

There are regular bus services to Cambridge, Haverhill, and Newmarket from Fulbourn, and there is a cycle route between Fulbourn and Cambridge. The Greater Cambridge Partnership is delivering a greenway (walking and cycling route) between Fulbourn and Cambridge. Fulbourn is accessible by sustainable modes of transport to the services and facilities and employment opportunities in and on the edge of Cambridge.

There is a railway station in Great Shelford. There are bus routes on Hinton Way, Mingle Lane, Station Road and Cambridge Road providing services from Stapleford and Great Shelford to Cambridge. There are cycle routes through Stapleford and Great Shelford into Cambridge. The route for the proposed Cambridge South East Transport is through Stapleford and Great Shelford, which includes stops at Hinton Way and Haverhill Road.

The land promoted by EDBF at Milton is located adjacent to the Milton Park & Ride site, which provides bus services into Cambridge. The proposed Waterbeach to Cambridge Busway project would include stops at Milton Park & Ride. Mere Way, an existing byway located to the west of Milton Park & Ride, will be improved to provide a better walking and cycling route. The proposed Waterbeach Greenway will provide a dedicated walking and cycling route through Milton.

EDBF has promoted land in Waterbeach, which would be well related to proposed transport improvement projects in this village. There is an existing railway station, at Waterbeach, which is due to relocated and improved. The proposed Waterbeach to Cambridge Busway project would provide an offroad bus route from Waterbeach to Cambridge via Milton Park & Ride, which includes a new park and ride facility close to Waterbeach on the A10. The proposed Waterbeach Greenway, a walking and cycling improvement project, includes routes from Denny End Road to Car Dyke Road through land owned by EDBF.

The land promoted by EDBF at Landbeach would be well related to bus stops on the proposed Waterbeach to Cambridge Busway project, and to the proposed walking and cycling route on Mere Way.

Therefore, Fulbourn, Great Shelford and Stapleford, Landbeach, Milton, and Waterbeach are all sustainable locations in transport terms, and there are planned public transport projects in these locations that would improve accessibility, and as such additional development in these location would be consistent with Policy I/ST of draft GCLP and with national policy.

As set out elsewhere in these representations, amendments should be made to the development strategy for draft GCLP to direct development to the more sustainable villages.

Requested Change

The following changes are requested.

It is requested that draft GCLP includes a new policy to deal with the potential scenario where a neighbourhood plan is not updated or does not allocate land to meet the identified housing requirement identified in Appendix D. This requested change would ensure that the identified housing requirement for villages are met during the plan period.

It is requested that draft GCLP includes a policy requirement that allows relevant neighbourhood plans to release land from the Green Belt to meet the identified housing requirement for villages.

It is requested that the identified housing requirements in Appendix D include an adjustment so that affordable housing needs of villages are met during the plan period. The housing requirements should be subject to an upward adjustment so that the affordable housing needs of the villages are met.

Appendix D - Housing Requirements for Neighbourhood Areas within Greater Cambridge

Object

Appendix D of draft GCLP identifies a housing requirement for the period 2024 to 2045 for designated neighbourhood plan areas.

EDBF have promoted a number of sites for residential development in villages where a neighbourhood plans has or is being prepared, including at Stapleford/Great Shelford, Waterbeach, Fulbourn, Sawston, and Linton. There are made neighbourhood plans at Waterbeach (made March 2022), Fulbourn (made March 2023), and Stapleford and Great Shelford (made October 2025). None of these made neighbourhood plans allocate land for development. These neighbourhood plan areas include significant areas of land within the Green Belt, and those neighbourhood plans could not release land from the Green Belt for development because there is no policy in the adopted South Cambridgeshire Local Plan 2018 that would have allowed this to happen. A neighbourhood plan is being prepared for Linton and Hildersham. A Reg.14 consultation for the Linton and Hildersham Neighbourhood Plan was undertaken in 2023, which did not allocate any land for development. The timetable for the remaining stages of the Linton and Hildersham Neighbourhood Plan has not been published. A neighbourhood plan area was designated for Sawston in 2018, but no consultation documents or timetable have been published for a neighbourhood plan. The neighbourhood plan area for Sawston also includes significant areas of land within the Green Belt, and there would need to be a policy requirement in draft GCLP that allowed allocations to be made on Green Belt land in Sawston if other development options are not available.

The housing requirements for the period 2024 to 2045 for neighbourhood plan areas relevant to the land promoted by EDBF are as follows: Fulbourn - 103 dwellings; Linton and Hildersham – 96 dwellings; Sawston – 149 dwellings; Stapleford and Great Shelford – 134 dwellings; and Waterbeach – 115 dwellings. It is positive that a housing requirement is identified for these neighbourhood plan areas, but it is considered that additional policy support is required in draft GCLP to ensure that the additional housing is actually delivered during the plan period. It is suggested that the housing requirement for neighbourhood plan areas should also take into account the affordable housing needs of these villages.

The neighbourhood plans for Waterbeach, Fulbourn, and Stapleford and Great Shelford were all made recently. None of these plans allocated any land for development, and none of them were able to release land from the Green Belt. The emerging neighbourhood plan for Linton and Hildersham does not allocate any land for development, and it is unknown whether the Reg.16 version of the plan will allocate sites or not. There has been no progress on a neighbourhood plan for Sawston. It is noted that Paragraph 104 (Id.41: Neighbourhood Planning) of the Planning Practice Guidance indicates that any housing requirement provided for a neighbourhood plan is not binding, and it is for the neighbourhood plan group to decide the scope of the document and whether to allocate land for development. It is also noted that the Government is no longer providing funding support for neighbourhood plans. In these circumstances, it is very unlikely that the neighbourhood plans for Waterbeach, Fulbourn or Stapleford and Great Shelford will be updated to address the housing requirements identified in Appendix D for these village, particularly if it means that land needs to be released from the Green Belt. It is very unlikely that the emerging neighbourhood plan for Linton and Hildersham would allocate land to meet the housing requirement for this village, and even if it decided to do so additional assessment work and consultation on site options would be required. It is very unlikely that a neighbourhood plan would be prepared for Sawston, particularly if there is no support funding available. There is no policy in draft GCLP that would ensure the identified housing requirements for neighbourhood plans are delivered during the plan period if plans are not updated or prepared, and/or land is not allocated for development. A new policy is requested to deal with these potential scenarios, in order to ensure that the identified housing requirements are met.

Waterbeach, Fulbourn, Stapleford and Great Shelford, and Sawston are surrounded by the Green Belt, and there is limited capacity within these settlements to meet the identified housing requirement identified in Appendix D. It is considered that the only realistic option for meeting those identified housing requirements is for land on edge of those villages to be released for development. Paragraph 145 of the NPPF states in part that “Strategic policies should establish the need for any changes to Green Belt boundaries, having regard to their intended permanence in the long term, so they can endure beyond the plan period. Where a need for changes to Green Belt boundaries has been established through strategic policies, detailed amendments to those boundaries may be made through non-strategic policies, including neighbourhood plans”. There is no policy in draft GCLP that would allow updated or new neighbourhood plans for Waterbeach, Fulbourn, Stapleford and Great Shelford, and Sawston to release land from the Green Belt to meet the identified housing requirements As set out above, it is very unlikely that these neighbourhood plans will be updated or completed. As set out elsewhere in these representations, allocations should be made in the more sustainable villages through draft GCLP to meet the identified housing requirements, which would require the release of land on the edge of those village including Green Belt land.

Appendix D explains how the housing requirement for neighbourhood plan areas has been calculated. In summary the housing requirement is based on the overall housing target for draft GCLP divided proportionately to each neighbourhood plan area according to the size of their population. It is considered that an adjustment should be made to the housing requirement to reflect the affordable housing needs of villages. The South Cambridgeshire District Council’s ‘Housing Statistical Information Sheet for 2022 (published September 2022) identified affordable housing needs for all villages for those with a local connection. This is the latest comprehensive published data for all villages. The housing needs will have changed since 2022, but there will still be a need for affordable housing in all villages. In 2022, the affordable housing needs for villages where EDBF has promoted sites include the following: 91 dwellings in Fulbourn; 35 dwellings in Great Shelford; 55 dwellings in Linton; 24 dwellings in Stapleford. There is no information on housing needs for Waterbeach. It is requested that the housing requirement for neighbourhood plan areas in Appendix D seeks to also meet affordable housing needs. The promoted residential developments by EDBF would include housing and affordable housing to meet local needs of the villages.

Requested Change

The following changes are requested.

It is requested that draft GCLP includes a new policy to deal with the potential scenario where a neighbourhood plan is not updated or does not allocate land to meet the identified housing requirement identified in Appendix D. This requested change would ensure that the identified housing requirement for villages are met during the plan period.

It is requested that draft GCLP includes a policy requirement that allows relevant neighbourhood plans to release land from the Green Belt to meet the identified housing requirement for villages.

It is requested that the identified housing requirements in Appendix D include an adjustment so that affordable housing needs of villages are met during the plan period. The housing requirements should be subject to an upward adjustment so that the affordable housing needs of the villages are met.

Requested Change

It is requested that land off Butt Lane in Milton is allocated with the following policy requirements:

• Site Area of c.20.87 Ha (17.53 Ha for development and 3.34 Ha for existing Cambridgeshire Southern Police Station)
• Proposed Employment Uses: B2, B8, E(g)(ii, iii) uses other similar sui generis uses, and supporting ancillary uses
• Retain and enhance existing trees and hedgerows at site boundaries
• Vehicular access from Butt Lane

Policy S/RRA: Additional Allocation - Land off Butt Lane, Milton (Site Ref. 40365)

Object

In March 2025 an updated call for sites submission was made for land off Butt Lane in Milton (Site Ref. 40365). The submission included a Vision Document for the promoted development, which was prepared on behalf of EDBF and their development partner Turnstone Estates. The Vision Document set out the principles for an employment-led development at the site. The employment uses would include units for logistics, mid-tech offices/workshops, and hi-tech offices. The promoted development would be delivered in two phases: phase one on the undeveloped land south of Milton Park & Ride and to the south and east of the new Cambridgeshire Southern Police Station; and phase two on the current Park & Ride site for additional employment uses and a mobility hub. The promoted development would include additional landscaping and the site boundary, public open space, biodiversity net gain, and drainage attenuation. The promoted development site is renamed Milton Park.

Turnstone Estates have submitted separate representations for this site, which also includes a request for a site allocation for employment uses.

The updated call for sites submission commented on the contribution that the site makes to Green Belt purposes, and whether the site would meet the definition of grey belt land. The site contains existing development (i.e. a park and ride and police station), and strong physical features (i.e. Butt Lane, the A10, Thirteenth Public Drain, and tree belts associated with Milton landfill). These site characteristics mean that the site makes a limited contribution towards Green Belt purposes. The site would meet the definition for grey belt land on the basis that it does not strongly contribute towards Green Belt purposes (a), (b), or (d). The promoted development would not lead to the unrestricted sprawl of a large built-up area, it would not result in the coalescence of neighbouring towns, and it would not affect the setting and special character of a historic town. The site is not designated as a protected area, other than being within the Green Belt.

It is noted that the draft GCLP anticipates some form of development at North East Cambridge, for either a mixed use development or an employment-led development comprising an intensification of the existing science and business parks. The promoted development at Milton Park would be suitable for employment uses displaced from North East Cambridge.

It is considered that the land at Milton Park is a suitable location for an employment allocation in draft GCLP. It would meet identified needs for employment land close to Cambridge and in a sustainable location. It provides an opportunity to connect employment to the planned transport improvements of the Waterbeach to Cambridge Busway project, improvements to walking and cycling on Mere Way, and the dedicated walking and cycling route of the Waterbeach Greenway.

The site assessment in the updated HELAA has identified mostly ‘green’ and ‘amber’ scores in terms of the suitability of the site to accommodate development. A ‘red’ score is identified for landscape impacts. It is considered that the site is relatively well contained in landscape terms, taking into account the uses on the site and in the surrounding area, and the features at the site boundary.

A flood risk assessment and drainage strategy, transport statement, landscape and visual impact assessment and landscape strategy, ecological assessment, and contamination assessment would be prepared for the promoted development at planning application stage.

It is requested that this site is identified as an additional employment allocation in Policy S/RRA: Rest of Rural Area.

Requested Change

It is requested that land off Butt Lane in Milton is allocated with the following policy requirements:

• Site Area of c.20.87 Ha (17.53 Ha for development and 3.34 Ha for existing Cambridgeshire Southern Police Station)
• Proposed Employment Uses: B2, B8, E(g)(ii, iii) uses other similar sui generis uses, and supporting ancillary uses
• Retain and enhance existing trees and hedgerows at site boundaries
• Vehicular access from Butt Lane