Greater Cambridge Local Plan Issues & Options 2020
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New searchOutline planning permission is place for mixed use development. Partially implemented. Phase 1 largely complete, phase 2 discussions underway.
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Outline planning permissions, and subsequent variations: C/11/1114/OUT, S/1886/11, C/13/1402/S73 & S/2036/13/VC. Numerous reserved matters approvals for Phase 1 not referenced.
Mixture
The site currently benefits from outline planning consent for a high quality mixed use development comprising of up to 3,000 dwellings, up to 2,000 student bedspaces, 100,000sqm of employment floorspace, up to 5,300sqm retail floorspace, senior living facilities, hotel, community space, indoor and outdoor sporting facilities alongside a range of supporting infrastructure and services. The University has commenced a high level review of the site which suggests that, through sensitive updates to the masterplan and accompanying Design Code, alongside the range of supporting technical strategies, the site could deliver an increased quantum of residential accommodation of up to approximately 4,500 dwellings in total, to sit alongside the same quantum of employment and commercial floorspace as previously proposed. The University believes an increase of dwellings could be achieved whilst building upon the successes of Phase 1, continuing to deliver the scheme to a high standard, whilst also delivering updates to the masterplan to capture evolution in planning policy.
The benefits of increasing the quantum of development at the North West Cambridge Development include the following: - the provision of increased housing and affordable housing for key workers on an established, sustainable development site, in close proximity to the city centre and the employment site at West Cambridge, without the need to release additional land to facilitate densification; - offers the opportunity to consider other forms of tenure, working with the Local Planning Authority to consider appropriateness - significant prior delivery of strategic infrastructure such as parts of the primary road network, local centre, school and community facilities, helps to facilitate and support early delivery of additional units; - strengthens the business case for community facilities and local retail offer in the quadrant; - direct and integrated access for additional residents to the new informal open space being delivered within the site with accessible links into the wider countryside; - opportunities to further improve the scope for biodiversity enhancement of the site; - further investment in high quality social infrastructure to the benefit of the wider community.
As highlighted elsewhere in this submission, the land at the North-West Cambridge Development currently benefits from outline planning permission for up to 3,000 dwellings, up to 2,000 student bedspaces, 100,000sqm of employment floorspace, up to 5,300sqm retail floorspace, senior living facilities, hotel, community space, indoor and outdoor sporting facilities alongside a range of supporting infrastructure and services. Intelligence from the market, combined with acquired knowledge from the delivery of the site to date suggests that there is an appetite for a greater provision of smaller residential units than originally envisaged in the masterplanning for the site. High level plot capacity studies and social infrastructure assessment suggests the site could accommodate up to 4,500 dwellings, alongside the other previously approved uses/quantums, although the final figure would necessarily flow from a much more detailed masterplanning and technical examination of the site constraints.
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NWCD Parameter Plan 02 - Access, as approved under outline planning permission, illustrates location of accesses.
The site slopes towards the M11. This has previously been considered and sensitively incorporated into the adopted masterplan and parameter plans for the site. This would not be a barrier to densification of the site. NWCD Parameter Plans 03 (Open Land & Landscape Areas), 05 (Development Building Zones), 07 (Topography); Contextual Plans 02 (Existing Topography), 03 (Tree Preservation Orders)
Site-wide mitigation strategies already positively address all of these issues. Significant detailed site investigation has also previously taken place. Site benefits from previously approved strategies to address surface water drainage, flood risk, potable water, foul water, pollution control, biodiversity and land contamination. It is expected those strategies would be refreshed to reflect any revisions to planning policies and increases in density of the site.
Site benefits from previously approved strategies to address issues including superfast broadband, and utilities, including the provision of a district heat network and pioneering waste collection system. It is expected those strategies would be refreshed to reflect any revisions to planning policies and increases in density of the site.
Detailed connections to the site for a mixed-use development have already been established. Further to this, the site benefits from early investment in site-wide sustainable drainage and heat networks, with core infrastructure already in place. Reinforcements/upgrades to the off-site supporting infrastructure likely required to service additional demand, although proportionately less affected than would be the case for previously undeveloped/allocated land.
Development of the site is already in progress. Significant infrastructure is already in place, whilst significant design work has already commenced in respect of strategic infrastructure to service future phases of the scheme. Incremental densification could happen as soon as this is approved by the Local Planning Authority.
Current plot marketing shows significant interest from development partners, suggesting the site remains attractive to the market. Delivery is also underpinned by the University’s own requirements to deliver a steady flow of new key worker housing for its staff.
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The site has made significant progress to date, since the granting of outline planning permission in 2013. Phase 1 nears completion whilst a significant number of plots are currently being marketed for Phase 2. The development is making steady progress, when accounting for the complexities of developing a sloping site with a number of neighbours and other such constraints.
2023
2030
7 years (circa 200 dwellings per annum)
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