Greater Cambridge Local Plan Issues & Options 2020

2.1 Land at Capital Park, Fulbourn is submitted as a potential allocation for residential development in the Local Plan. The site was submitted for consideration as part of the Call for Sites which ended in March 2019. The extent of the site is shown on the site location plan at Appendix 1. 2.2 The site is located in Capital Park, outside the development framework within South Cambridgeshire District Council (SCDC). The site extends to 5.490 hectares. Most of the site comprises an open field, though there are some buildings on the site including The Yews and The Firs in the north western corner which are currently unoccupied. There are no other significant physical constraints on the site such as tree protection orders or public rights of way. 2.3 The site is adjacent to a major employment site and hospital on the edge of Cambridge and a consented care home that was granted permission at Committee on 7 March 2018 (ref: S/3418/17/FUL) for the demolition of the existing Fulbourn social club and the construction of a 72-bedroom care home on land adjacent to the site. 2.4 The site is within the Green Belt, but is well screened by an existing tree belt along the southern and eastern boundaries. There is a consented scheme adjacent to the site for a care home. 2.5 The site is within Fulbourn Conservation Area. There are no listed buildings on or near to the site. Approved Care Home Site Site: Land at Capital Park 2.6 The site is within the Environment Agency defined Flood Zone 1 in terms of flooding from rivers (very low risk of flooding). The majority of the site is also within a ‘very low’ risk of flooding from surface water. 2.7 To the west of the site is land designated under policy H/3 ‘Fulbourn and Ida Darwin Hospitals’. Policy H/3 supports the redevelopment of the Ida Darwin Hospital for residential redevelopment on the eastern part of the Ida Darwin site, and the transfer of part of the building footprint to the Fulbourn Hospital site for new mental health facilities will be permitted. Planning Policy Context 2.8 Fulbourn is inset within the Green Belt with its own defined development framework. The Site lies immediately to the east of the current development framework for Fulbourn and within the Cambridge Green Belt. 2.9 Within the Green Belt, the NPPF recognises the construction of new buildings can be considered appropriate where they constitute ‘limited infilling in villages’ or ‘limited affordable housing for local community needs’ (paragraph 145). The adopted 2018 Local Plan also includes for a policy to allow for infilling in the Green Belt. 2.10 Notwithstanding the above, as part of the preparation of the Greater Cambridge Local Plan, a review of the Green Belt should also be undertaken to assess whether land currently within the Cambridge Green Belt still serves the five purposes of the Green Belt as set out in paragraph 134 of the NPPF. Where land does not serve these five purposes or the fundamental aim of Green Belt policy, which is to prevent urban sprawl by keeping land permanently open (NPPF paragraph 133), the Green Belt boundaries should be altered in the next Local Plan accordingly. 2.11 Furthermore, Green Belt land that no longer serves the five purposes and is in locations which facilitate more sustainable patterns of development, for example, land within close proximity to public transport corridors or adjacent to some of the larger villages in the District, should be released to contribute to reducing climate impacts. 2.12 The proposed development could be developed in such a way as to respect its surrounding context and would not result in any adverse impact on the character, amenity, tranquillity or function of Fulbourn. The Opportunity 2.13 Fulbourn is a Minor Rural Centre in the settlement hierarchy within the adopted 2018 Local Plan. Minor Rural Centres are the second most sustainable settlement type within the hierarchy and have a lower level of services, facilities and employment than Rural Centres, but a greater level than most other villages in South Cambridgeshire, and often perform a role in terms of providing services and facilities for a small rural hinterland. The adopted Local Plan confirms that within Minor Rural Centres there is scope in principle for larger scale windfall development within the village framework to allow larger villages with a reasonable level of services to provide services and facilities for surrounding smaller villages to achieve more development. 2.14 National Planning Policy also advises that to promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. It adds that planning policies should identify opportunities for villages to grow and thrive, especially where this will support local services (Paragraph 78). 2.15 A variety of facilities and services are currently available within walking distance of the site including a nursery 100m to the north of the site and a Tesco superstore approximately 800 metres to the north west (a 10-minute walk or 3-minute cycle ride from the site). 2.16 In terms of transport connections, there are four bus stops located adjacent to the site offering regular services to the city centre and Arbury, approximately every half an hour. Fulbourn Greenway is also proposed to be delivered that would better connect the site to surrounding cycle networks and is expected to be routed approximately 100m to the north. 2.17 The Site is therefore located in a sustainable location reducing the need to travel by car and can promote sustainable travel. Further public transport enhancements are also proposed that will improve connectivity to Fulbourn by sustainable and active modes of transport. Proposed Development 2.18 The proposed development is for a landscape-led development for either residential or commercial-led development with access provided off Capital Park Road, for either of the following options: ● The site could accommodate a landscape design-led residential development of approximately 150 residential units, subject to further design work. This would include 40% affordable housing subject to viability, landscaping, vehicular access and formal and informal open space, taking into account the trees around the boundary of the site. The site could also accommodate specialist housing including elderly accommodation or student housing; ● Alternatively, the site could accommodate a range of potential employment uses including offices, a hotel, or employment floorspace ranging from uses B1, B1b, B1c, B2 or B8. 2.19 Existing boundary vegetation will largely be retained and enhanced in order to provide a defensible boundary to the Green Belt edge and to contribute towards achieving net gain. 2.20 The proposed development would comprise infill development and has the potential to deliver tangible social, economic and environmental benefits to the surrounding area. Benefits 2.21 The development proposals could deliver numerous tangible social, economic and environmental benefits to the local area, including: ● The opportunity to deliver affordable housing to help meet the needs of Cambridge and Fulbourn; ● A landowner who wishes to work with the community in order to shape a proposal which meets the needs of and can provide wider benefits to Cambridge, as was achieved in the Fulbourn Care Home scheme adjacent to the site; ● Improving accessibility to the site by providing open space, play and recreation space that is accessible to residents throughout the village; ● Redeveloping part of the site which is brownfield land, in accordance with the councils’ sustainability agenda; ● The potential to provide specialist housing such as elderly care accommodation; ● Providing access to the countryside and the associated wellbeing benefits that arise from development in locations with access to the countryside and green spaces.

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Agree

3.1 Agree. 3.2 The proposed Local Plan period up to 2040 is considered appropriate and to accord with the requirements set out within the NPPF for local authorities to identify a sufficient supply and mix of sites between years 1-15 of the plan (Para 67).

Agree

4.1 Agree. 4.2 The four big themes for the Local Plan are considered suitable and all are considered to be important in the consideration of the spatial distribution of growth in the district, and for the determination of planning applications. The four big themes will generate a new way of planning, this may require a different way to make decisions; to allow other impacts to happen in order to achieve these four priorities. The Local Plan policy framework will need to allow for a clear planning balance to take place to assess and prioritise impacts.

4.5 The increased focus on climate change is welcomed. Climate change policy and good practice is changing quickly, and the plan will need to build in suitable flexibility to accommodate these changes within the lifetime of the plan. Climate change scenarios predict extensive changes by 2050, much of which is dependent on government and human action so there is substantial uncertainty over outcomes. 4.6 A needlessly stringent policy may inadvertently impede progress towards later years in the plan or undermine results by not allowing for site-specific refinement. For example, policy for electric vehicle charging points should be sufficiently flexible to accommodate that quickly changing technology, as well the current grid challenges in implemented EV charging places. Energy policies should include flexibility for changing legislation, and technology, as well as the opportunity to refine a plan-wide policy for site specifics. As the Zero Carbon Futures Symposium Report (2019) submitted within the evidence base notes on page 10: where targets are too limited, and without consideration of project contexts, policy can drive dysfunctional behaviour such as photovoltaic solar panels being installed on North facing roofs merely to achieve policy compliance not to produce effective carbon reductions. 4.7 Allowing for changing technologies and approaches should also help with viability as technology and approaches improve and are more widely adopted, thereby reducing costs. Escalating targets and policies may be able to accommodate these changes, while providing clarity to developers on the costs of development over time. 4.8 The local plan Sustainability Appraisal (SA) should address variable climate change scenarios, as we would expect that different climate changes scenarios will be of interest at examination. Lack of rigorous assessment of these scenarios in the SA could lead to the plan being found unsound.

4.9 Greater Cambridge is a leading local authority on climate change policy, such as through the early declaration of a climate change emergency and also through the newly adopted Sustainable Development SPD. This leadership should continue, as it is central to the sustainable development of Cambridge, leading to better development for humans, the environment, and for economic development. It should be borne in mind that Cambridge's knowledge economy increasingly demands high sustainability standards: sustainability, health and wellbeing, with climate change at the heart, is a key part of continuing Cambridge's economic development. This should remain a priority as part of a policy framework the recognises climate change as a key part of sustainable development across social, environmental and economic objectives.

Nothing chosen

4.10 A policy approach with multiple options for delivering net zero carbon is likely to be most effective in delivering development, as well as carbon neutrality. A multi-pronged approach should allow different solutions for different developments, reflecting context. For example, for some developments, Passivhaus energy standards may be achievable (going well above and beyond minimums set out in the Building Regulations), but for others, Building Regulations may need to be followed but an offset solution, such as a green bond or offset fund, could be used to achieve a net carbon reduction. Possible options need to be worked up in more detail as the Plan progresses and must build in flexibility.

4.11 To form a flexible policy framework, so as not to stifle the benefits of new technology or modern methods of construction.

4.12 This Local Plan must deliver effective policy which protects and enhances natural capital. We support delivery of net gain for new development. Such policy must be flexible enough to enable creative and cost-effective solutions for the delivery of net gain and support the Vision for the Natural Future of Cambridgeshire in 2050 as outlined by Natural Cambridgeshire and affiliated organisations. An off-site net gain solution should be clearly allowed for by policy. While it is a Local Plan priority as a part of one of the four big themes, the Local Plan policy must allow for a planning judgement and balanced decision to allow for site and development specific issues to be taken into account.

4.13 This should come through from an up to date base assessment of Greater Cambridge assets, which leads to a Local Plan wide (and beyond) strategy. Development proposals can then be shaped around the identified priorities. As part of a policy framework that allows for off-site mitigation and off-site net gain enhancements can be used to improve the wider green space network.

4.14 The new Local Plan must ensure that policy in this matter is sufficiently flexible to accommodate the required biodiversity net gain in the most effective and efficient way for each development, with both on-site and off-site solutions possible. 4.15 Land at Capital Park presents opportunities to achieve a 10% biodiversity net gain through a sensitively designed, landscape-led scheme which would incorporate, wherever possible, native species of local provenance and those of known value to native wildlife to offer biodiversity gains post-development.