Greater Cambridge Local Plan Issues & Options 2020

Response to Question 2 - ADDITIONAL INFORMATION The Site 2.1 104-112 Hills Road, Cambridge, together with Botanic House, is submitted as a potential allocation for mixed-use development in the Local Plan. The extent of the proposed allocation is shown edged in red on the site location plan at Appendix 1. 2.2 All of the land within the proposed allocation is in the freehold ownership of Pace (Hills Road) Ltd. It is located off Hills Road within the Cambridge urban area, south of the junction with Station Road and east of the Botanic Gardens, covering approximately 1.03 hectares (ha). 2.3 The proposed allocation area comprises Botanic House, to the north. The area is bounded to the east by Hills Road, whilst to the south and west, the boundary abuts with the Cambridge University Botanic Garden. A multi storey-car park is located within the Site, in the south west corner between Francis House and Betjeman House. Figure 1 The Estate (edged red) 2.4 Whilst the south and west boundaries are marked by well established, mature trees located within the Botanic Garden, there is no green space within the proposed allocation area and hard surfacing, or built form, is the prevailing land cover. 2.5 The potential allocation area currently comprises entirely brownfield land featuring the following commercial buildings and areas: ● Botanic House: 98-100 Hills Road, Cambridge; ● Betjeman House (including Broadcasting House): 104 Hills Road, Cambridge; ● Car park to the rear of Betjeman House; ● The Flying Pig Public House: 106 Hills Road, Cambridge; ● Land at the former Osborne Arms: 108 Hills Road, Cambridge; ● Ortona House: 110 Hills Road, Cambridge; and ● Francis House:112 Hills Road, Cambridge. 2.6 It should be noted that for the purposes of this submission the proposed allocation area includes Botanic House, and together with the remaining properties comprises the local ‘Estate’, whereas the application proposals that Pace (Hills Road) Limited are progressing excludes Botanic House. 2.7 Reference to ‘Site’ (or ‘Estate’) through this submission refers to the properties referred to in paragraph 2.5, including Botanic House, whilst ‘application site’ refers to the emerging development proposals for the site, which excludes Botanic House. Background 2.8 The site is allocated under Policy 21 in the Local Plan within the “Station Area West (2) Site M44” within a designated Area of Change. Policy 21 identifies “Station Area West (2)” as land comprising 1.17 hectares fronting Hills Road which “will include: ● “i. B1 (a) and B1 (b) employment; ● “j. residential use; and ● “k. a mix of uses in classes A1, A2, A3, A4 and A5”. 2.9 Planning permission was granted for the redevelopment of the majority of the Site1 in 2007 (06/0552/FUL), for ‘redevelopment to provide mixed use scheme comprising 156 residential units; B1 office use; retail/food and drink (Classes A1; A3 and A4 uses, including retention of 1 The approved development included for redevelopment of Botanic House: 98-100 Hills Road, Cambridge; Betjeman House (including Broadcasting House): 104 Hills Road, Cambridge; the car park to the rear of Betjeman House; the Flying Pig Public House: 106 Hills Road, Cambridge and land at the former Osborne Arms: 108 Hills Road, Cambridge. It did not include for Francis House and Ortona House, which at that time were not under control of the Applicant. Only the front façade of ‘Flying Pig’ Public House), and new community use, together with associated basement car parking and servicing; amenity space (external and internal) with associated hard and soft landscaping; including re-location of the war memorial and provision of public art respectively’. It was subsequently the subject of a S.73 submission under reference 08/1053/S73 that was granted on 23 October 2008. Botanic House was constructed as the first phase of this consent (completed 2012). The remainder of this permission has not been implemented but remains extant in planning terms. 2.10 The site already benefits from having an existing and highly successful new office building at its northern end; Botanic House, which comprises the implemented part of the 2008 permission and which underpins the existing allocation in the Local Plan. Given the time that has passed following the completion of Botanic House and the acquisition of other properties to form a comprehensive estate, it is now proposed to deliver a commercial mixed-use, office led, development on the increased area. As part of these proposals, the redevelopment will not only deliver the public realm, landscaping and amenity space plus activated ground floor uses as mentioned previously, but enable greater interaction between the site, and its land uses, with the adjoining Cambridge University Botanic Garden. Interaction that might not otherwise occur under the current designation and planning permission. The Vision 2.11 Pace is seeking to bring forward an innovative design that delivers a world class, forward-thinking commercial development. It will contribute towards the city’s plan to grow significantly, whilst safeguarding the city’s outstanding heritage and environmental assets. To achieve this, the development is to be a truly exemplary scheme in both function and approach. It will create both an energised workspace and a lifestyle destination that is appropriate to Cambridge. Sitting at a key nodal point in the city, the development will be a ‘place’ in its own right, as well as a gateway to the city centre. 2.12 To deliver such a development, the keystone of all design decisions will be the desire to set a new development standard by delivering an environmentally sustainable building which being both ‘green’ and ‘smart’ is fit for the future. The development will aspire to achieve BREEAM 2018 ‘Outstanding’; be WELL ‘Platinum’ capable; achieve WIRED certification; and be ‘Intelligent Building’ enabled. Through the evolution of the design, additions to these exemplary credentials will be considered and potential opportunities and innovative approaches explored. The Economic Context 2.13 National Planning Policy confirms that planning policies should help create the conditions in which businesses can invest, expand and adapt (NPPF, paragraph 80). The NPPF specifically states that “Significant weight should be placed on the need to support economic growth and productivity, taking into account both local business needs and wider opportunities for development” (emphasis added). The approach taken should allow each area to build on its strengths, counter any weaknesses and address the challenges of the future. 2.14 The NPPF continues, at paragraph 81, in advising the planning policies should: “a) set out a clear economic vision and strategy which positively and proactively encourages sustainable economic growth, having regard to Local Industrial Strategies and other local policies for economic development and regeneration; b) set criteria, or identify strategic sites, for local and inward investment to match the strategy and to meet anticipated needs over the plan period; c) seek to address potential barriers to investment, such as inadequate infrastructure, services or housing, or a poor environment; and d) be flexible enough to accommodate needs not anticipated in the plan, allow for new and flexible working practices (such as live-work accommodation), and to enable a rapid response to changes in economic circumstances.” 2.15 Paragraph 82 adds that: “Planning policies and decisions should recognise and address the specific locational requirements of different sectors. This includes making provision for clusters or networks of knowledge and data-driven, creative or high technology industries; …at a variety of scales and in suitably accessible locations” 2.16 The Cambridgeshire and Peterborough Independent Economic Review (CPIER) (2018) and the Cambridgeshire and Peterborough Industrial Strategy (2019) provide such a vision and have each outlined ambitious plans for growth over the next 20 years. 2.17 Furthermore, the Cambridgeshire and Peterborough Combined Authority (CPCA) has set a target of doubling the regional economic growth (GVA) over the next 25 years. This requires the area going beyond what it has achieved in the past (to double an economy over twenty-five years requires an average annual growth rate of 2.81%. Historically, since 1998, the local economy has only grown at around 2.5%.). Achieving this requires employment growth and more importantly productivity growth, as we are already at comparatively high levels of employment 2.18 In order to deliver sustainably deliver this ‘step change’ in economic performance, more land will need to be provided within sustainable locations in Cambridge’s city centre. The Opportunity 2.19 The Station Road area in Cambridge has changed beyond all recognition since the preparation of the Station Area Development Framework (SADF), adopted in April 2004. Significant development has since come forward in recent years along Station Road as part of the CB1 masterplan resulting in the delivery of a bustling city quarter today. The Site now finds itself located at the heart of Cambridge’s newly formed Central Business District (CBD). 2.20 The Station Road area has seen job growth of 4% since 2015, much of which has been focused along Station Road where 0.5 million sf of offices has been built since 2013. The new occupants (such as Microsoft, Amazon, Samsung and Apple) have created a new Research and Development (R&D), AI and business services cluster. Such knowledge intensive industries tend to cluster together, pulled by the forces of agglomeration (easy access to knowledge, workforce, supply chains, markets). 2.21 This clustering has significant benefits to Cambridge and the wider UK economy and to grow this cluster requires office development in close proximity to the existing occupants within CB1. However, future business development in the area is constrained by the lack of high-quality office space. All the potential sites for development of new commercial buildings within the CB1 masterplan area, along Station Road, now have planning permission or a resolution to grant permission. Current availability in this area is now less than 1.5% with no Grade A space within this. 2.22 104-112 Hills Road represents a significant opportunity to continue the successful transformation of this part of the city and provide additional capacity to support the further clustering around the Station Area. 2.23 The Site is within single ownership and capable of delivering an exemplar development that could make efficient use of a brownfield site, in a highly sustainable location, whilst also being able to respect the significance of the heritage assets. The site’s proximity to Cambridge railway station, links to the Chisholm trail and the transport interchange at the Station also enables opportunities to promote sustainable transport modes. 2.24 Given the current position in respect to the supply of Grade A office space in the core city centre market, and the difficulties in identifying sites to meet future need, makes this area especially attractive in the market, particularly for commercial land uses. The extent of recent development in the area enhances this, together with the role and function that Cambridge has under wider Government growth plans. Proposed Development 2.25 The proposed development is the subject of extensive and ongoing discussions with the Council as part of ongoing pre-application engagement to establish the optimal use and design for the site. The proposed development currently comprises the following key elements: ● Demolition of Betjeman, Ortona and Francis Houses, rear carpark to Francis House. ● Retention of and alterations to the Flying Pig Public House (as opposed to the simple retention of the façade in the extant 2008 planning permission). ● New development in the form of two new buildings; one in the northern part of the site (Building B) and the other in the southern part (Building C), reflecting and evolving upon the architectural language of Botanic House (Building A). ● It is proposed that the two buildings will be state-of-the-art workplaces incorporating principally office floorspace and combined flexible public facing retail, restaurant and cafe (Use Class A1, A3 and A4) at ground floor, together with car and cycle parking, servicing and plant. ● Associated landscaping and public realm improvements through the site and especially to the Hills Road frontage is to be included within the plans and proposals seek to establish a relationship with the Botanic Gardens too. 2.26 The proposed redevelopment of the site represents a major regeneration project facilitated by the demolition of a number of office buildings to create a comprehensive commercially led redevelopment, with some retail and food and beverage at the ground floor level. The Flying Pig Public House is located onsite and will be retained as part of the Proposed Development. 2.27 This is an important site, in the heart of the City Centre Business District, and it provides one of the few remaining centrally located opportunities to provide new high-quality office space. The site is situated close to the railway station and guided bus service and is within 10 minutes’ walk from the historic City Centre. The site deserves, (and provides an opportunity to deliver) a world class scheme, to enhance the immediate neighbourhood, and provide much needed office accommodation which will help support the economic growth of the region. 2.28 The Site is located within the New Town and Glisson Road Conservation Area and is identified as a development site within the Conservation Area Appraisal. The heritage context of the site is being explored in detail with the Council through extensive pre-application engagement. Benefits 2.29 The redevelopment of the site allows for a number of opportunities to bring economic, social and environmental benefits to the local area, including: ● making efficient use of commercial brownfield land in a highly sustainable location to deliver a range of commercial land uses particularly in the A use classes and in Classes B1(a) and B1(b); ● providing high quality Class A office accommodation in a highly attractive and highly accessible location with close access to major public infrastructure through proximity to Cambridge railway station; ● improving the public realm at an important gateway into the city centre; ● creating a landmark Estate in a key location of the highest architectural quality designed to enhance the conservation area, improve the street scene along Hills Road; ● the introduction of active ground floor frontages, creating potential links into the site and respecting the relationship to the neighbouring Cambridge University Botanic Gardens; ● introducing new areas of landscaping and amenity space across/around the site; ● improvements to the character and appearance of the New Town and Glisson Road Conservation Area through the removal of Francis House and Betjeman House (currently identified as 'Buildings which Detract' in the New Town and Glisson Road Conservation Area Townscape Analysis) and the replacement with high quality architecture and design; ● achieving a development that will maximise the sites potential as a key site between the railway station and city core that will attract business and the public alike; and ● supporting the local economy by introducing new jobs and adding to the range of jobs available.

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