Greater Cambridge Local Plan Issues & Options 2020
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Results for North Barton Road Landowners Group search
New searchOne of the priorities for new infrastructure should be improvements to transport. The Greater Cambridge Partnership is progressing a number of sustainable transport projects, including to the west of Cambridge i.e. Cambourne to Cambridge Public Transport Corridor, Comberton Greenway and Barton Greenway, and the Combined Authority is pursuing the Cambridge Autonomous Metro. As set out above, all of these projects are well-related to the promoted development at South West Cambridge and could support the delivery of these projects by providing land and/or funding for them.
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Yes, undoubtedly. Paragraph 136 of the NPPF allows Green Belt boundaries to be altered through the plan-making process provided exceptional circumstances exist, and that those exceptional circumstances are based on evidence and are fully justified. Therefore, it is appropriate to consider whether to review Green Belt boundaries through the emerging GCLP. Paragraph 137 requires plan-making authorities to examine all other reasonable options to meet identified development needs before considering whether exceptional circumstances exist to justify changes to Green Belt boundaries i.e. they should make as much use of previously developed land as possible, increase the density of development to the extent this is appropriate, and consider whether development needs could be accommodated in neighbouring areas. In the case of Cambridge increasing densities and reusing previously developed land is not straightforward and may be inappropriate because of heritage assets and the difficulty of finding alternative sites for existing uses. It is noted that the housing trajectory for Greater Cambridge already assumes that a substantial number of previously developed sites would be redeveloped for housing, on sites where planning permission has been granted or are allocated in the Cambridge Local 2018. The examining Inspectors for the Cambridge Local Plan 2018 acknowledged the limited availability of options for residential development within the urban area in accepting the release of land from the Green Belt (at north and south of Wort’s Causeway). The Inspectors acknowledged that exceptional circumstances existed, relating to the level of need for homes and jobs, to justify the release of three parcels of land from the Green Belt; two for housing and one for employment. Paragraph 138 requires any review of Green Belt boundaries to consider the need to promote sustainable patterns of development, and that where the release of land from the Green Belt is necessary that priority is given to previously developed land or sites that are well-served by public transport. As set out above, national guidance allows the release of land from the Green Belt through the plan-making process. It has previously been accepted that exceptional circumstances exist to release land from the Green Belt, which are related to housing and economic needs - see Paragraph 2.56 of the adopted Cambridge Local Plan 2018. As demonstrated in the Housing and Economic Development Needs Assessment (prepared by Iceni Projects Ltd) submitted with these representations, there continues to be a significant need for housing and affordable housing in Greater Cambridge and a need to support economic growth related to local, strategic and national needs. Therefore, it is considered that exceptional circumstances still exist to justify the release of land from the Green Belt through the emerging GCLP. The promoted development at South West Cambridge is an example of land that should be released from the Green Belt through the emerging GCLP in order to reduce travel distances and respond to climate change. For example, the promoted development is well-related to the significant employment site at West Cambridge (predicted in the recent ‘densification’ application to have scope for some 14,000 jobs) and other employment facilities in the City, thus enabling some residents to live closer to employment opportunities. The close proximity of the promoted development to employment opportunities and other facilities in the City would increase the likelihood of travel from the site by walking, cycling and public transport, with associated benefits for air quality. The promoted development would retain and enhance existing ecological features on the site and provide biodiversity enhancement including a new wetland habitat at Bin Brook, which in addition would also retain floodwater.
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There may be some scope for village development as part of an overall development strategy, but the priority must be to develop sites for jobs and homes in the most sustainable locations, meaning in the City of Cambridge and on its urban edge.
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Edge of Cambridge: Green Belt, Public Transport Corridors, Densification of existing urban areas, Edge of Cambridge: Outside Green Belt, Dispersal: Villages, Dispersal: New Settlements
As set out below, there are limited opportunities and constraints to development within the urban area of Cambridge, there are limited opportunities for development on the edge of Cambridge which are not in the Green Belt and those opportunities typically require the relocation of existing uses, and new settlements are complex and seldom provide policy compliant levels of affordable housing. The option of focussing development on the edge of Cambridge in the Green Belt and along public transport corridors are preferred; the promoted development at South West Cambridge would be consistent with both of these approaches.
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It is agreed that increasing densities at development in all locations (urban area, urban extensions, and new settlements etc.) is a valid policy approach. It is noted that Paragraph 117 of the NPPF encourages effective use of land and to make as much use as possible of previously developed land. Paragraph 122 supports the efficient use of land, and Paragraph 123 encourages higher densities particularly in areas where there is a shortage of land to meet identified development needs. However, there are a number of potential constraints to increasing densities and reusing previously developed land within Cambridge for the following reasons: • higher density development including taller buildings might not be appropriate in some part of the urban area affected by heritage assets; • the housing trajectory already assumes that a substantial number of previously developed sites would be redeveloped for housing, on sites where planning permission has been granted or are allocated in the Cambridge Local 2018. As such, there are few opportunities for additional development in the urban area that have not already been assessed and have some planning status in terms of an allocation or permission etc.; and • previously developed sites in the urban area are typically occupied by an existing use, but redevelopment for housing cannot start until an alternative site for the existing use is found, which can often be difficult where land values are high. Therefore, it is considered that higher densities within the urban area of Cambridge are not straightforward to achieve and are not always appropriate. In any event we do not consider that this approach would meet future development needs in full given the level of new housing we consider is required. It is considered that higher density development would be appropriate for development on the edge of Cambridge, subject to an assessment of impacts on landscape setting and heritage assets; the Eddington development at North West Cambridge provides an example where higher densities are being provided, as part of a high quality development that provides a mix of house types and supports a range of services and facilities. It is considered that higher density development on the edge of Cambridge is consistent with the concept of maintaining a compact city and supports the use of sustainable modes of transport.
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There are two potential large-scale development opportunities on the edge of Cambridge which are not within the Green Belt and where development is likely to commence during the plan period for emerging GCLP; Cambridge Northern Fringe East and Cambridge East. Cambridge Northern Fringe East is allocated in the Cambridge Local Plan 2018 (Policy 15) and South Cambridgeshire Local Plan 2018(Policy SS/4) for a mixed use development. Cambridge East is also allocated in both Local Plans (Policy 13 in Cambridge and Policy SS/3 in South Cambridgeshire) for residential development and as safeguarded land for future development beyond 2031. It is acknowledged that these sites involve the re-use of previously developed land. However, the redevelopment of these sites is complex and involves the relocation of the existing uses. It is considered that the delivery of development at these sites will need to be realistic, taking into account all of the challenges that need to be overcome prior to the commencement of development - see Greater Cambridge Housing Trajectory Analysis (prepared by Bidwells on behalf of North BRLOG). It is also considered that the ability of these sites to deliver policy compliant levels of affordable housing should also be assessed fully - see Greater Cambridge Housing Market Economics Analysis (prepared by Bidwells on behalf of North BRLOG). For example, it is noted that the Wing development at Cambridge East is required to provide 30% affordable housing, against a policy requirement for 40%. It is considered that, in order to improve housing affordability in Greater Cambridge, the emerging GCLP should allocate sites that can demonstrate that policy compliant levels of affordable housing can be delivered, and allocate additional sites to compensate for the under-delivery of affordable housing from some of the strategic sites.
This is strongly supported. As set out in our response to Question 39 national guidance allows the release of land from the Green Belt through the plan-making process, and that exceptional circumstances exist to release land which is related to the significant need for housing and affordable housing in Greater Cambridge and the need to support economic growth. Our responses to Questions 43, 44 and 46 comment on the other spatial distribution options. For example, higher densities within the urban area of Cambridge is not straightforward and is not always appropriate because of heritage impacts, and this approach would not meet future development needs in full. The experience of new settlements and the redevelopment of previously developed land on the edge of Cambridge demonstrates that these options do not deliver policy compliant levels of affordable housing, and in the case of new settlements these types of development typically have much longer lead-in times than originally predicted. Therefore, releasing land from the Green Belt on the edge of Cambridge is a realistic option. It is considered that in reality the development strategy will be based on a combination of spatial distribution options. North BRLOG promoted land at South West Cambridge through the call for sites process for the emerging GCLP for a landscape-led urban extension to Cambridge. The aim for the promoted development is to deliver a high-quality development with high sustainability standards, and delivering a net gain in biodiversity. North BRLOG are committed to such aims and their long-term stewardship of the site will assist in delivering these. The promoted development contains the following mix of uses: • Between 2,500 and 2,800 dwellings including market and affordable/social housing with a range of tenures and densities to include housing for University and/or College staff, housing for elderly people (including care) and student accommodation; • a comprehensive new green infrastructure network comprising open space and sports pitches, a new country park with connections to Coton Countryside Reserve, wildlife areas and biodiversity enhancement, and strategic landscaping including new woodland planting; • Creation of new flood meadows and the potential re-wilding of Bin brook in certain locations to enhance capacity and its ecological benefits; • A green landscape edge to the M11 to provide a landscape setting to the South West of Cambridge; • a community facility including primary school, community centre, health centre; • a neighbourhood centre including food store and other shops, services and facilities; to save the local community, nearby residents and the West Cambridge campus; • enhanced pedestrian and cycle connections to the existing and planned walking, cycling and public transport network in the local area, and a development which places the needs of pedestrians and cyclists ahead of car users; • a network of streets and spaces that are diverse in their function and character; • a public transport corridor that will link the site with other service and routes and to other City destinations; • high levels of energy performance in building design that follows best practice in energy and carbon reduction; and • sustainability measures including a water recycling system, district heating system and underground waste collection system. The benefits of the promoted development include the following: • the provision of housing and affordable housing for key workers and others, including but not limited to University and College staff; • the provision of residential accommodation for the elderly, including care provision; • the provision of new tenures such as ‘Build to Rent’, co-living and intra-generational housing; • accessible parkland with potential connections to Coton Countryside Reserve offering significant scope for biodiversity enhancement; • delivery of a green infrastructure in the form of publicly accessible open space providing access from the City to the countryside to the west of Cambridge; • other green infrastructure and strategic landscaping, including new woodland planting to address visual impact and provide a buffer with the M11 to address noise and air quality impacts; • improvements to walking and cycling routes to encourage travel by non-car modes of transport, which is far more attainable for an edge of City Centre site; • potential to provide land for the Cambourne to Cambridge Bus (C2C) Strategy, the Cambridge Autonomous Metro (CAM), and the Comberton and Barton Greenways which are Greater Cambridge Partnership or Combined Authority projects, and a potential Western Orbital Route bus corridor in the future if required; • the creation of additional north south public transport and cycle routes, connecting Barton Road to Madingley Road, and the provision of connections to existing developments at NW Cambridge, West Cambridge and Addenbrookes/Cambridge Biomedical Campus; • the provision of a new local centre for the west Cambridge area as well as additional health and education facilities. • the provision of housing and affordable housing for key workers, including but not limited to University and College staff; • the provision of residential accommodation for the elderly, including care provision; • an accessible country park with potential connections to Coton Countryside Reserve offering significant scope for biodiversity enhancement; • delivery of a green 'wedge' of publicly accessible open space providing access from the City to the countryside to the west of Cambridge; • other green infrastructure and strategic landscaping to address visual impact and provide a buffer with the M11 to address noise and air quality impacts; • improvements to walking and cycling routes to encourage travel by non-car modes of transport (which is far more attainable from an edge of Cambridge site than from more distant locations away from the city); • potential to provide land for the Cambourne to Cambridge Bus Strategy and the Comberton Greenway which are Greater Cambridge Partnership projects, and a potential Western Orbital Route bus corridor in the future if required; • the creation of additional north south public transport and cycle routes, and the provision of connections to existing developments at NW Cambridge, West Cambridge and Addenbrookes/Cambridge Biomedical Campus; and, • the provision of a new local centre for the west Cambridge area as well as additional health and education infrastructure. For all these reasons, the site at South West Cambridge should be allocated for a landscape-led urban extension in emerging GCLP.
It should be noted that new settlements were a key part of the development strategy for the adopted South Cambridgeshire Local Plan 2018 i.e. the delivery of the existing new town at Northstowe, and planned new settlements at Waterbeach and Bourn Airfield, in addition to an extension of Cambourne an earlier planned new settlement. Housing has started to be delivered at Northstowe within the last couple of years, and the developments at Waterbeach and Bourn Airfield are currently proceeding through the planning application stages. The delivery of these existing and planned developments will continue during the plan period for emerging GCLP and beyond, and as such will continue to be a key part of the development strategy. The GCLP Issues & Options consultation document highlighted the advantages and challenges to the delivery of new settlements. However, there is no mention of the difficulties that new settlements have in terms of delivering policy compliant levels of affordable housing – see Greater Cambridge Housing Market Economics Analysis (prepared by Bidwells on behalf of North BRLOG). For example, Northstowe is required to provide 20% affordable housing overall. The DIO/Urban & Civic part of Waterbeach new settlement is required to provide 30% affordable housing overall and subject to a review mechanism, but it is noted that no affordable housing will be provided in the first phase. The proportion of affordable housing to be provided from the RLW part of the Waterbeach new settlement is unknown at this stage. The Bourn Airfield new settlement is required to provide 40% affordable housing, but the proportion that will actually be provided is unknown at this stage (there is a live planning application). It is clear that the existing and planned new settlements are not providing enough affordable housing, which should be a concern in an area such as Greater Cambridge which has significant housing affordability issues. In contrast most of the existing urban extensions on the edge of Cambridge do deliver policy compliant levels of affordable housing; the one exception is the proposed developments within Cambridge East, where there were specific abnormal costs related to the proximity of Cambridge Airport and the need for noise mitigation. Therefore, no additional new settlements should be identified in the development strategy for emerging GCLP, partly because of the inability of these types of development to deliver policy compliant levels of affordable housing. It is considered that housing affordability will be improved in emerging GCLP if there is more emphasis on developments that are capable of providing policy compliant levels of affordable housing from the outset and throughout the development e.g. edge of Cambridge, and additional sites which provide affordable housing are allocated to address the shortfall in the delivery of affordable housing from the existing and planned new settlements. In addition, the experience from the examination for the emerging Uttlesford Local Plan, which proposed three new settlements, highlights the complexity of delivering this type of development including the funding and delivery of infrastructure.
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Supported. Paragraph 102 of the NPPF expects transport issues to be considered at the earliest stages of plan-making. Those issues include opportunities created by existing or proposed transport infrastructure in terms of the scale, location and density of development, and opportunities to promote walking, cycling and public transport use. Paragraph 103 expects significant development to be focused on locations which are or can be made sustainable. It is noted that the area to the west of Cambridge is the focus for a number of proposed and potential transport infrastructure projects i.e. Cambourne to Cambridge Bus Corridor, Comberton Greenway, Barton Greenway, Madingley Road Cycle Improvements and Cambridge Autonomous Metro. It is considered that the site promoted by North BRLOG at South West Cambridge is well related to all of these proposed projects; the Cambourne to Cambridge Bus Corridor, Comberton Greenway, Barton Greenway are either within or immediately adjacent to the site. An urban extension at South West Cambridge would support the delivery of these transport infrastructure projects and increase access by walking, cycling and public transport. It is for these reasons that land at South West Cambridge should be allocated in the emerging GCLP.
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South West Cambridge - Land north of Barton Road and Land at Grange Farm, Cambridge
151.68
The site comprises agricultural land and includes farm buildings and playing field
N/A
No planning history
Mostly greenfield
The vision for the proposed development is a landscape-led urban extension to Cambridge to be delivered by a consortium of Colleges and the University of Cambridge, all being permanent stakeholders in the local community / economy and seeking to retain a signifcant long-term interest in the project. The aim for the proposed development is to deliver a high quality development with high sustainability standards, delivering a net gain in biodiversity. The consortium is highly committed to such aims and their long-term stewardship of the site will assist in delivering these. The proposed development is anticipated to comprise the following mix of uses: - Between 2,400 and 2,800 dwellings, including market and affordable / social housing with a range of tenures, housing for University and College staff, housing for elderly people (including care) and student accommodation; - community facilities including primary school, community centre, health centre; - neighbourhood centre including supermarket and other shops, services and facilities; - connections to the existing and planned walking, cycling and public transport network in the local area, and a development which places the needs of pedestrians and cyclists ahead of car users; - a comprehensive new green infrastructure network comprising open space and sports pitches, a new country park with potential connections to Coton Countryside Reserve, wildlife areas and biodiversity enhancement, and strategic landscaping; and, - sustainability measures including a water recycling system, district heating system and underground waste collection system.
The benefits of development at land north of Barton Road and to the west of Cambridge, include the following: - the provision of housing and affordable housing for key workers, including but not limited to University and College staff; - the provision of residential accommodation for the elderly, including care provision; - an accessible country park with potential connections to Coton Countryside Reserve offering significant scope for biodiversity enhancement; - delivery of a green 'wedge' of publicly accessible open space providing access from the City to the countryside to the west of Cambridge; - other green infrastructure and strategic landscaping to address visual impact and provide a buffer with the M11 to address noise and air quality impacts; - improvements to walking and cycling routes to encourage travel by non-car modes of transport (which is far more attainable from an edge of Cambridge site than from more distant locations away from the city); - potential to provide land for the Cambourne to Cambridge High Quality Public Transport Corridor, which is a Greater Cambridge Partnership project; - potential to contribute towards the planned for Western Orbital Route, which is a Greater Cambridge Partnership project; - the creation of additional north south public transport and cycle routes, and the provision of connections to existing developments at NW Cambridge, West Cambridge and Addenbrookes/Cambridge Biomedical Campus; - the potential provision of land for park & ride / park & cycle; and - the provision of a new local centre for the west Cambridge area as well as additional health and education infrastructure.
The land north of Barton Road was previously promoted for approximately 1,500 dwellings. The quantum of development proposed at that time was based on the outcome of an illustrative masterplan process. This fed into the previous review of the two Local Plans for the area. Section 3.5 'Compact City - Urban Extension' of the National Infrastructure Commission's (NIC) Final Report (February 2018) references land north of Barton Road and to the west of Cambridge as a prime case study to illustrate the sustainable delivery of an urban extension while maintaining the concept of a compact city. The case study acknowledged the opportunity to deliver a design and landscape-led development to the west of Cambridge, which includes medium and high density development around green wedges providing access to the countryside, in a location which is accessible to the City by walking and cycling. Moreover, the Cambridge & Peterborough Independent Economic Review (CPIER) report (September 2018) identifies in Section 2.3 the benefits of 'fringe growth' allowing large numbers of people who work in the city to be housed not too far from their place of work, with positive effects on well-being. Against this emerging economic background, a revised illustrative masterplan will be prepared for the proposed development to take into account the matters raised in the NIC case study for this site and as touched upon in the CPIER report i.e. a design and landscape-led development, including a substantial green wedge and medium and higher density development. Having regard to development densities achieved on other sites on the periphery of the city, it is considered that a development of around 2,000 dwellngs might be achievable; however, this will need to necessarily flow from the masterplanning process and will not be the driver or starting point.
No answer given
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The promoted development includes two vehicular accesses from Barton Road and one vehicular access from Clerk Maxwell Road. The promoted development includes additional access points for connections with existing and proposed public transport routes and with walking and cycling routes.
No answer given
A number of technical documents were prepared for the previous promotion of the site, including an Ecological Appraisal, Initial Landscape & Visual Appraisal, Transport Report, Flood Risk Assessment and Archaeological Desk Based Assessment. The Landscape & Visual Impact Appraisal concluded that, in landscape terms, the land to the north of Barton Road located closer to the existing urban edge is suitable for development. The proposed development will incorporate strategic landscaping and other landscape enhancement measures, alongside open space and recreation facilities. In terms of the Green Belt, the site has only a localised effect on the setting of the City and it does not give rise to any material effect on the coalescence of Cambridge with the outlying villages of Grantchester and Coton and it does not form a significant part of the setting of Cambridge. The Ecological Appraisal of the site concluded that a sensitively designed development can be delivered at the site without significant ecological impacts, subject to implementation of appropriate mitigation measures. A wildlife reserve and country park could be provided as part of the development, either within the site or in the surrounding area to provide ecological enhancement. The promoters of the site are committed to enhancing the site's biodiversity and intend to promote the development having regard to the Nature Tookit as recommended by the Natural Cambridgeshire Local Nature Partnership (LNP). The Transport Report concluded that the location of the site and local transport services available means that future residents of the proposed development would have a wide and realistic choice of travel modes for trips to shopping, work and leisure purposes. It is concluded that in transport terms development at land north of Barton Road would meet appropriate national and local policies aimed at securing sustainable development by reducing both the need to travel by private motor vehicle, and the length of motorised journeys. This provides distinct sustainabilty advantages compared to more dispersed sites, located away from the city of Cambridge The Drainage & Flood Risk Report assessed the extent to which flood risk may be a constraint to development at the site. All of the buildings within the proposed development would take place on land within Flood Zone 1 which equtes to low flood risk areas. There is sufficient land available to include flood storage areas within the proposed development, in order to manage surface water run-off from the site. Any access roads across the flood zones can be designed to Environment Agency requirements to ensure that the roads themselves are safe and do not cause any increase in flood risk by restricting river flow or displacing flood water storage. An Archaeological Desk Based Assessment was prepared for the site to determine the presence/absence of known archaeological sites within the study area and immediate environs, and to assess the potential for archaeological remains surviving within the development site. The possible areas of greatest archaeological potential are the area of Iron Age settlement south of Barton Road, land either side of the Roman Akeman Street, a gravel outcrop adjacent to the Bin Brook, and the higher ground around “Aldermanne Hill” and “The Clint” on the northern and western edges of the site. It was concluded that the impact of the proposed development on any archaeological remains would be off-set by design to preserve those remains in situ or by excavation to preserve by record. There are no constraints to the principle of development at the site. The main conclusions of these reports are unlikely to have altered since they were undertaken. Those reports will nevertheless be updated to support the promotion of the site through the Greater Cambridge Local Plan process and will feed into the preparation of a new masterplan. This will be particularly so in relation to landscaping and biodiversity, whereby the need to protect and enhance the site's natural capital will be an absolute driver for the development. Updated information submitted at Issues & Options stage in February 2020 – see following documents: - Vision Document (David Lock Associates) - Landscape and Visual Appraisal and Green Belt Review (The Landscape Partnership) - Initial Noise Assessment (WSP) - Air Quality Constraints Report (WSP) - Archaeological Desk Based Assessment (Cambridge Archaeological Unit) - Preliminary Ecological Appraisal (The Landscape Partnership) - Flood Risk and Drainage Appraisal (Peter Brett Associates) - Greater Cambridge Housing Trajectory Analysis (Bidwells) - Greater Cambridge Housing Market Economics Analysis (Bidwells) - Initial Heritage Impact Assessment (Bidwells) - Greater Cambridge Housing and Economic Development Needs Assessment (Iceni Projects Ltd) - Transport Technical Note (WSP)
No answer given
The proposed development will need to provide new utilities infrastructure.
The site will need to be released from the Green Belt and allocated for development through the Greater Cambridge Local Plan process before it will be available for development. It is likely that, as with other previous strategic allocations on the edge of Cambridge, there will be a requirement for a supplementary planning document and a masterplan to be prepared, submitted and approved in advance of any planning application for the proposed development at the site. The assessment of site availability reflects the process that will be required, consultation with statutory consultees and the local community, the determination of the outline application and subsequent reserved matters, and the delivery of primary infrastructure.
The landowners within North BRLOG are experienced at promoting land within their ownership for development, and as such it has not been necessary to engage a developer at this stage. The University of Cambridge is managing the delivery of the North West Cambridge development. The development at North West Cambridge and other strategic sites on the edge of Cambridge demonstrate that such sites are attractive to the market. A report was prepared for the previous promotion of the site which demonstrated that urban extension sites on the edge of Cambridge are deliverable and viable, which is typically not the case for strategic sites in other locations including new settlements. In due course the previous report on deliverability and viability will be updated.
There are no legal or landownership constraints to development at the site. The site is promoted by like-minded organisations.
N/a
2027 - 5 years after adoption of Greater Cambridge Local Plan
2035
10 years (at 200 dwellings per annum)
N/a
