Draft North East Cambridge Area Action Plan

Neither agree nor disagree

No answer given

Object: Introduction These representations relate to the site occupied by Tarmac off Cowley Road and are submitted on behalf of Turnstone Estates Ltd. Tarmac has a long leasehold interest in the land and it is current used for the batching of concrete. It is anticipated in the North East Cambridge AAP that the land currently occupied by Tarmac would be redeveloped for business (B1) and housing uses within tall buildings of between 4 to 5 storeys in height (up to a maximum of 6 storeys). Therefore, it is assumed in the AAP that Tarmac would relocate, but at this stage no alternative site has been identified. As set out in these representations, Tarmac intends to continue to operate from its existing site off Cowley Road until a suitable alternative site has been identified and approved. If Tarmac is able to relocate to a suitable alternative site then the proposed redevelopment of the site for business and housing uses is supported. It should be noted that funding has been provided to enable the relocation of the Cambridge Waste Water Treatment Works, but no funding is available for the viable relocation of other existing businesses including Tarmac. The site needs to generate a high use value to make the land viable and to fund the purchase, development and move to another relocation site. Therefore the proposed use of the Tarmac site for business (B1) and housing uses are supported. Policy 1: A comprehensive approach at North East Cambridge The comprehensive approach towards development and regeneration at North East Cambridge is broadly supported. However, a comprehensive approach must include the appropriate phasing of redevelopment sites to ensure that existing and proposed uses are compatible, and the successful relocation of existing businesses to suitable alternative sites Policy 6a: Distinctive design for North East Cambridge The aspiration for development at North East Cambridge to provide distinctive, high quality and contemporary design is broadly supported. The design criteria identified in Policy 6a are supported, and could be achieved for the redevelopment of the Tarmac site provided if the existing operations can be successfully relocated. Policy 6b: Design of mixed-use buildings Policy 6b identifies general criteria for the design of mixed-use buildings, all of which are supported. The criteria requiring the design and construction of buildings to be adaptable and flexible is particularly supported. The Tarmac site is identified within a development parcel for business and housing uses. The exact mix of these uses would be determined once the relocation strategy for the Tarmac site is known. Policy 7: Legible streets and spaces The aspiration to create high quality, inclusive and attractive streets and spaces within North East Cambridge is broadly supported. Policy 8: Open spaces for recreation and sport Policy 8 expects major new development to provide for open space and recreation facilities. Figure 19 shows a linear park along the frontage of Cowley Road, which includes the proposed development parcel where Tarmac site is located. The delivery of open space and recreation facilities in North East Cambridge is broadly supported Policy 9: Density, heights, scale and massing Figure 21 shows proposed building heights and Figure 23 shows proposed densities for the different development parcels within the AAP area. The development parcel that includes the Tarmac site indicates building heights of 4 to 5 storeys and a maximum of 6 storeys, and a density of 225 dwellings per hectare. In contrast the adjacent development parcels show taller building heights and higher densities, but there is no evidence provided to explain the differing building heights or densities. For example, the development parcels to the west, north and south show building heights of between 5 to 6 storeys and 6 to 8 storeys (with maximum building heights of 8 to 10 storeys) and densities of between 260 and 300 dwellings per hectare. It is requested that the building heights and densities for the development parcel that includes the Tarmac site are increased to be consistent with adjacent parcels; a building height of 6 to 8 storeys and a density of 300 dwellings per hectare would be appropriate. The development parcel that includes the Tarmac site is located within close proximity to a proposed mobility hub, it would be accessible by walking, cycling and public transport including Cambridge Guided Busway and Cambridge North Station, and it would be well related to the proposed District Centre. The location and future accessibility of the Tarmac site supports additional development at this parcel in the form of taller buildings. Policy 10b: District Centre Figure 24 shows the proposed location of new centres for North East Cambridge, which includes a new District Centre on Cowley Road which would be located opposite the development parcel that includes the Tarmac site. The location and mix of uses included within the proposed District Centre are supported. 12a: Business The proposed development parcel containing the Tarmac site is identified for business (B1) and housing uses. Policy 12a sets out the approach to the delivery of business uses in North East Cambridge. It is noted that Policy 12a proposes a flexible approach including for business types and sizes, other types of uses to provide an appropriate mix, and adaptable buildings that can be reused for other uses. It is considered that this flexible approach is appropriate at this stage because it is likely that market demand and economics for different types of uses will change during the lifetime of AAP. The redevelopment of the Tarmac site could accommodate a mix of types of business and housing uses consistent with those identified for the Cambridge Business Park area as defined in Policy 12a, but the exact mix of these uses would be determined once the relocation strategy for the Tarmac site is known. Policy 14: Social, community and cultural infrastructure The inclusion of additional social, community and cultural facilities within the North East Cambridge area is supported. Policy 15: Shops and local services The inclusion of additional shops and local services, including within the proposed District Centre on Cowley Road, is supported. Policy 16: Sustainable Connectivity Figure 36 shows proposed strategic walking and cycling routes in the North East Cambridge area, including new routes along Nuffield Road and Cowley Road. The proposed development parcel that includes the Tarmac site would be located on these strategic walking and cycling routes, and also in close proximity to the proposed mobility hub at the Cambridge Guided Busway/Cowley Road intersection. The aspirations for sustainable connectivity across the North East Cambridge area is supported. Policy 17: Connecting to the wider network Figure 37 shows proposed connections for non-motorised transport within the AAP area and to neighbouring areas. The creation of new connections is broadly supported. The proposed crossing of the Cambridge Guided Busway from Cowley Road to Nuffield Road is supported because it would improve connectivity between neighbouring areas. Policy 19: Safeguarding for Cambridge Autonomous Metro and Public Transport Policy 19 seeks to improve public transport and refers to the delivery of mobility hubs in key locations across North East Cambridge. The proposed development parcel that includes the Tarmac site would be located in close proximity to the proposed mobility hub at the Cambridge Guided Busway/Cowley Road intersection, which is supported. Policy 23: Comprehensive and Coordinated Development Policy 23 seeks to ensure a comprehensive and coordinated approach to development and regeneration at North East Cambridge, which is broadly supported. Policy 24a: Land Assembly It is anticipated in the North East Cambridge AAP that the existing Tarmac operations off Cowley Road would be relocated and the site redeveloped for business and housing uses – see Figure 11. It should not be necessary for compulsory purchase to be used because the Tarmac site could be redeveloped in conjunction with Cambridge City Council for the proposed business and housing uses, and designed to meet the policy requirements specified in the AAP. Policy 24b: Relocation It is anticipated in the North East Cambridge AAP that the existing Tarmac operations off Cowley Road would be relocated and the site redeveloped for business and housing uses. Tarmac intends to remain operating from its existing site until a suitable alterative relocation site has been identified and approved. At this stage no suitable alternative relocation site is identified for Tarmac. Criteria (b) of Policy 24b requires engagement with affected occupiers and tenants where relocation of existing businesses is proposed as part of development at North East Cambridge. Tarmac would be affected by the redevelopment of its existing site, and would welcome discussions with the Council to find a suitable alternative site from which it can operate. Criteria (c) of Policy 24b sets out a sequential approach to the re-provision of existing uses. Tarmac is an existing established business, and a replacement facility should be located within or close to Cambridge in order to avoid the unnecessary transportation of aggregates and materials. The assistance and support of the Council will be required to enable Tarmac to relocate its existing operations in a viable manner. Policy 27: Planning Contributions Policy 27 sets out the purpose and approach to planning contributions for development within the North East Cambridge Area. It is acknowledged that the policy contains some flexibility, in that contributions will be assessed on a site by site basis and that viability will be assessed where relevant. The Tarmac site is proposed to be redeveloped for business and housing uses, however, there will be costs associated with the relocation of the existing operations to an alternative site including the purchase of land. If the redevelopment of the Tarmac site and the associated relocation of the existing operation is not viable, then it will either not happen or adjustments will need to be made to the proposed quantum of development or mix and type of uses provided at the site. Policy 29: Employment and Training The employment, skills and training initiatives associated with development within North East Cambridge are supported.