Greater Cambridge Local Plan Issues & Options 2020
Search form responses
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New searchGreater Cambridge is seeing the development of a number of planned new settlements around the City – particularly to the north and west. These are vital to Cambridge’s future. However, by their nature they involve very long “lead in” times often having to start “from scratch.” Creating wholly new settlements involves major new infrastructure and services, before housing and employment development can emerge. The College does not oppose further new settlements, but considers there is now a need for the new Local Plan to significantly extend some existing villages, particularly those outside the Green Belt such as Duxford, which would provide a sustainable future for the village. We set out our reasons at Q 40, Q41 and Q44 why we think the expansion of Duxford to the south of Cambridge is a special case and accords with NPPF (Policy 72).
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The College considers that for most villages the growth potential will be comparatively small given their character and location surrounded by the Green Belt. However, as set out at Q40, Q41 and Q44, we consider there is strategic growth potential by expanding Duxford village. Duxford village is not within or surrounded by the Green Belt and whilst the historic village core is within a conservation area (with a number of listed buildings) the village fringe (to which new development would be adjacent) is a collection of 1970s/1980s housing developments, outside the conservation area. Duxford's growth rate is below average and as a consequence, there is a concern the existing services base will erode in time. There is now therefore, an opportunity to provide a sustainable long-term future for the village, introducing a new, balanced and inclusive population, with enhanced services and infrastructure base. New homes, services and a Country Park would be co-located with a high technology aviation focused employment cluster (“AvTech”) where walking and cycling would be the preferred choice of travel on site creating a degree of self-containment.
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The College would support development along public transport corridors as being both more sustainable in travel terms but also dispersing employment and housing growth more broadly across the Cambridgeshire area. The College’s “Call for Sites” proposals recognise the importance of Whittlesford Parkway and its rail access to the City Centre and London. The proposals include a green link for cycle/walking joining up IWM and Duxford Village with Whittlesford Parkway, but with the future potential to provide a public transport service e.g. by autonomous/semi-autonomous vehicles. We also understand that the recently announced preferred route for east-west rail would link into the existing rail network south of Cambridge city centre, again focussing public transport connections close to Duxford.
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The College supports South Cambridge’s 2018 polices which support the growth of new economic clusters (Policy E/9) and the special case policy for expanding IWM (Policy E/7) which the College would directly facilitate through the development of its landholdings and its proposed green link access. Given its “Call for Sites” proposals for major new mixed use sustainable development at Duxford and the comments on the spatial options presented in this Issues and Options consultation, the College considers the current settlement hierarchy policies will need to reviewed and amended in the new Local Plan to give support for the sustainable expansion of key villages outside the Green Belt.
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In regard to Q 42, we have reviewed the 6 spatial strategy development options set out in the “Issues and Options” to locate new homes and jobs. We have also reviewed the accompanying Sustainability Appraisal (November 2019), which utilises 15 Sustainability Appraisal objectives by which it then “scores” the 6 spatial strategy options. The College, having prepared and continued to work up its “Call for Sites” proposal for expanding Duxford village, has reviewed the Duxford proposal against the 6 spatial options and the Sustainability Appraisal objectives. We do not consider that the Duxford “Call for Sites” proposal falls within Option 5 (i.e. dispersal – villages) as this would grossly underestimate the strategic mixed use and sustainable nature of the development opportunity at an expanded Duxford Village. As set out in the “Call for Sites” submission and in this response, the Duxford opportunity would deliver around 110,000 sqm of employment space, 800 new homes and a 40 ha country park. It cannot therefore be categorised as a dispersal and minor addition to an existing village. The College considers it is a major opportunity to help meet the development requirements of the new Local Plan and consideration should therefore be given to the opportunity as part of the emerging Plan process, to ensure that major development opportunities and different spatial distribution options such as an expanded Duxford village are not overlooked. Having reviewed all 6 potential spatial distribution options and the Sustainability Appraisal, the College considers the Duxford proposal has the benefit of being in a public transport corridor (Option 6) but also has the characteristics of Option 2 (i.e. development on the edge of Cambridge city centre – outside Green Belt). The College recognises Duxford village is beyond the Green Belt and not next to the city centre, and the quantum is not comparable in housing terms with say the potential at Cambridge airport. However, the Duxford proposal is truly strategic in size and unique in nature and has the added benefits of expanding and making sustainable the existing village, is located outside of the Green Belt, benefits from public transport connectivity and is on College land in single ownership immediately available for development, subject to planning.
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The College understands that national Green Belt policy is that any removal/alteration in Local Plan’s would require “exceptional circumstances” including assessing whether all other reasonable options for meeting identified needs have been fully explored. However, the College considers that where there is robust evidence, e.g. sustainable development options reducing travel distances and helping reduce climate impacts, then ‘exceptional circumstances” may exist to release some Green Belt land.
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Land at Rectory Farm, Milton Jan 2026 update: Rectory Farm, A10 Milton By-pass, Milton CB24 6AE
94.5
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Agricultural land and farm yard.
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Greenfield
Residential development of approximately 1,500 dwellings and commercial development approximately 30,000sqm of floor space and land safeguarded for A10 offline dualling scheme, along with potential additional land for the relocation of the Cambridge Waste Water Treatment Works. Update 2025: 1,500 dwellings and minimum 50,000/maximum 100,000sqm employment floorspace.
Other Forms of Housing - Modular. Retail - Village Centre The development could provide much needed housing and employment space in a sustainable location close to the Milton Park & Ride. It can also provide land to facilitate the offline dualling of the A10 as well as potential pedestrian cycleway and public transport improvements between Waterbeach and Cambridge. Land may also be available for the relocation of the Cambridge Waste Water Treatment Works.
As shown on the indicative layout plan the residential area is approximately 50.5 ha with a further area for a local centre and the employment area is approximately 16.5 ha. Jan 2026 update: Minimum Residential Units 1500 to 1500
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Existing access to the site is from the A10 and Butt Lane. Site access can be improved as part of the A10 improvement works.
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The site has access to key utilities
The site benefits from good access to services and utilities. If any further information is required, the applicants are happy to provide details.
Also Next 6-10 years. The site is potentially available now, however, deliverability may need to be linked to public transport and highway infrastructure upgrades. Update 2025: 6-10 years
Strutt & Parker's Development Team consider the site to be attractive to housing developers and also for commercial uses given the highly sustainable location and its proximity to the north of Cambridge.
No, the site is under the single ownership.
No - this is the first time the land has been promoted.
2024
2040
15 year+ development period
N/A
Agricultural Land / Building
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Greenfield
An urban extension to Duxford Village to provide new homes, employment (General Aviation Centre of Excellence), country park and associated infrastructure. 2025 update: Note- The land was submitted originally to the Call for Sites in 2020 as part of a single wider allocation ref: 40095, although the single Site was in two parcels. The proposal is to separate the two parcels of land into two sites: this site - the extension to Duxford to the east of the M11 - and HELAA Reference 40095. These Sites would be brought forward in two phases. Whilst the two are linked in terms of development, delivery of the Sites is on different timescales and they have different proposed mix of uses, characteristics and context. The Sites in combination will deliver unique specialist employment floorspace for advanced aviation technology cluster (“AvTech”) focused on the next generation of low and zero carbon air mobility vehicles space. AvTech is a special case in that a fundamental requirement of the operation is its location with direct access to an airfield and in this case IWM Duxford airfield. 2026 Update: Residential: 800 units // Commercial floorspace: From 70000 to 75000 sqm to 70000 to 110000 sqm
The proposal at Duxford includes a number of opportunities to bring benefits to the area and make a positive contribution to the health and wellbeing of the existing and future community. The benefits could comprise: Excellent connectivity to existing transport infrastructure assets including the M11, A505 and local links, minimising the distance travelled and time spent on the local road network. • Ideally situated to contribute to the substantial development of rail facilities and services at Whittlesford Parkway station. • Well placed to provide a much-needed Green Link between the station, Duxford, the aviation research campus and IWM, helping to connect communities, businesses and amenities throughout the local area. • Further argument for connection to Smart Cambridge’s proposed autonomous mass-transit link serving Cambridge from outlying areas, including Duxford. • Co-location with Duxford village offers the potential to extend local amenity provision and encouraging those living and working in the area to stay local.
The proposal could deliver in the range of 800 new homes and some 110,000 sqm of employment floorspace. A scale of development that can afford to provide and support additional services and facilities in the village. 2025 Update: 800 to 900 residential units and between 70000 to 75000 square metres of employment space. 2026 Update: 800 residential units and between 70000 to 100000 square metres of employment space.
No answer given
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The proposed site accesses are shown on the red line boundary plan.
The site is relatively flat, comprising open fields. There are no other significant physical constraints on the site such as tree protection orders or public rights of way.
The majority of the site is within an area of low flood risk (Flood Zone 1).
The site has access to key utilities
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Expert Residential Agency advice has been sought to ensure that the proposal is deliverable.
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No such previous planning history for the site.
2026
2041
15
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