Planning Statement
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Planning Statement Commercial Estates Group Cambridge South East September 2012 Commercial Estates Group Cambridge South East September 2012 Table of Contents 1 INTRODUCTION................................................................................................................................ 1 2 TOWARDS A DEVELOPMENT STRATEGY FOR SOUTH CAMBRIDGESHIRE ................................ 3 The importance of Cambridge ............................................................................................................ 3 Urban Intensification .......................................................................................................................... 4 3 HOUSING GROWTH OPTIONS......................................................................................................... 8 Housing and Employment Growth Imbalance ..................................................................................... 8 4 EMPLOYMENT – THE NEED TO BUILD HOUSES CLOSE TO JOBS ............................................. 12 5 BROAD LOCATIONS FOR SUSTAINABLE DEVELOPMENT .......................................................... 14 6 BROAD LOCATION 7 – LAND BETWEEN BABRAHAM ROAD AND FULBOURN ROAD................ 16 Benefits of the Proposal ................................................................................................................... 17 Social Infrastructure and Community Facilities.................................................................................. 19 Recreation & Open Space................................................................................................................ 19 Summary of Benefits of the Proposal................................................................................................ 20 7 CONCLUSIONS............................................................................................................................... 21 Appendix A – Housing and Employment Technical Paper Appendix B – Response to Sustainability Appraisal Appendix C – Green Belt Appendix D - Transport Appendix E – Master-planning Issues and Principles Commercial Estates Group Cambridge South East September 2012 1 INTRODUCTION 1.1 This planning submission document provides the justification for the need to release land from the Cambridge Green Belt, known as Cambridge South East (identified by the Council as Broad Location 7), to ensure that the most sustainable development option is delivered to serve the development needs of Cambridge and South Cambridgeshire District Council to 2031. Cambridge South East is being promoted by CEG which has a development agreement with the landowners. The site is highly sustainable, available and deliverable in the plan period. 1.2 The work of Commercial Estates Group (CEG) spans office, residential, retail, industrial and mixed- use sectors. This experience also encompasses working in partnership with communities and Local Authorities, using unique expertise to find viable solutions to complex development and planning policy issues. CEG's success is attributed to the quality and experience of its high-calibre team in the four core business areas of strategic planning, development, asset and investment management. This enables CEG to seek comprehensive solutions, manage risk, promote developments and deliver the most exemplar projects across its entire portfolio. 1.3 CEG has sourced a project team appropriate to the promotion of land south of Fulbourn Road and North of Babraham Road, Cambridge (known as Broad Location 7 in the City and SCDC Draft Issues and Options Document). The project team includes: CEG (Promoter); Bidwells (Planning, Landscape, Green Belt and Sustainability); Civic Studio (Masterplanning); Bryan G Hall (Transport); Brookbanks (Infrastructure & Services); MKA Ecology (Ecology); CgMs Archaeology (Archaeology); Curtin & Co (Political Contact Strategy) 1.4 The project team believes the site represents the most sustainable release of land from the Green Belt for new development to serve Cambridge and SCDC. 1.5 The draft conceptual proposals for the site currently envisage the development of a new residential led, mixed use neighbourhood for the city and SCDC, comprising: 1 Commercial Estates Group Cambridge South East September 2012 A range of between 3,000 and 4,000 dwellings as appropriate of market, affordable and key worker dwellings; 9.7 hectares of R&D/B1a Employment Development; Two Primary Schools Very Substantial Protected Areas/Landscaping maintaining the setting for Cambridge A neighbourhood centre; Public open space; Strategic landscaping; Highways and other supporting infrastructure. 1.6 The site straddles Cambridge City and South Cambridgeshire District Council borders with the majority of the proposed development likely to take place within the Cambridge City boundaries including approximately 3,000 dwellings and the employment development. Approximately 1,000 dwellings are expected to be provided within SCDC. 1.7 The site currently falls within the Cambridge Green Belt and would require revisions to the Green Belt boundary to facilitate the development, but the development will be contained within areas of the site which do not impact on the Visual Zone of Influence of Cambridge. 1.8 Subject to the site's allocation, by both Cambridge City Council and SCDC within their respective Local Development Frameworks, the site will help to meet the respective Councils' future housing land supply requirements by delivering sustainable development within the Plan period to 2031. 2 Commercial Estates Group Cambridge South East September 2012 2 TOWARDS A DEVELOPMENT STRATEGY FOR SOUTH CAMBRIDGESHIRE The importance of Cambridge 2.1 In considering the spatial options available to accommodate the required level of housing and employment growth, it is first important to reflect upon the historic planning policy approaches adopted in the past and the patterns of growth that have developed as a result. 2.2 Ever since the publication of the Holford Report in the 1950s Cambridge has sought to protect the historic character of the City by limiting its size and dispersing housing to villages and towns beyond the Cambridge Green Belt. With the exception of high technology related industries, a policy of restraint towards housing population and certain economic growth has therefore been operated within the Cambridge area up until the last ten years. 2.3 Whilst this has largely managed to achieve its purpose in limiting the size of the City and protecting its character, efforts to limit employment growth within and close to Cambridge and encourage the spin out of hi-tech clusters across the wider Sub-region and other centres have proved difficult and only partially successful. Most hi-tech companies have proved unwilling to move too far from Cambridge amid concerns that the benefits of expertise and technology linkages would be reduced and it would be further from their core labour supply. Whilst there is now some cluster development in the surrounding market towns and outlying business parks within the Sub-region, job growth has significantly outstripped house building in the immediate vicinity of Cambridge and the area has seen significant house price rises. As a result, many of those employed in Cambridge live some distance away from the City resulting in longer distance, car-borne commuting into Cambridge and surrounding market towns and villages. 2.4 The 2003 Cambridgeshire and Peterborough Structure Plan acknowledged the deficiencies in the spatial planning policies adopted for the Sub-region over previous decades and the resultant imbalances and unsustainable travel patterns that this was generating. In doing so, it proposed a fresh approach to the development of the Sub-region with a change in emphasis in the spatial planning policies which sought to direct a greater level of housing growth to the City and its immediate area by setting out a hierarchy for directing new growth in the Sub-region in a more sustainable and balanced manner. Accordingly, new development was to be directed in the following sequence: i Within the built up area of Cambridge; ii On the edge of Cambridge subject to a review of the Green Belt boundary; iii A new settlement at Longstanton/Oakington (Northstowe); 3 Commercial Estates Group Cambridge South East September 2012 iv Market towns, previously established new settlements and rural centres. 2.5 As part of this Spatial Strategy, a fundamental review of the Cambridge Green Belt was undertaken to identify sites which could be released from the Green Belt. This identified a series of sites on the edge of the City to provide sustainable urban extensions and thereby accommodate a step change in housing delivery within and on the edge of the City. 2.6 In addition, the Structure Plan also provided for the development of a new settlement at Northstowe which provided a new focus for significant new development in the Sub-region over the longer term. A limited amount of development was also then directed to a number of the larger Rural Centres within SCDC and the various market towns within the wider Sub-region. 2.7 Yet as explained in our Technical Appendix A, despite this shift in emphasis since the adoption of the 2003 Structure Plan, housing delivery has remained below the levels required to meet ongoing housing requirements and address the long-standing issues of acute housing need and lack of affordability of new housing. 2.8 Nevertheless, it is worth noting that between 2005 and 2007, prior