Cambridge City Council Planning Committee

Planning Committee

To: Councillors Bailey, Baker (Chair), Blencowe (Lab sp), Dixon, Dryden, Durrant, Reid, Slatter (Vice Chair), Zmura Alternate: Blair

Published & despatched: Tuesday 2 October 2007

Date: Wednesday 10 October 2007 Time: 9.30am Place: Committee Room 1, The Guildhall Contact: John Blunt Ext: 7012

AGENDA

1 Apologies

2 Declarations of Interest

Members are asked to declare at this stage any interests, which they may have in any of the following items on the agenda. If any member is unsure whether or not they should declare an interest on a particular matter, they are requested to seek advice from the Head of Legal and Democratic Services before the meeting.

3 Planning Applications

3.1 06/0794/OUT Netherhall Lower School Pages 1 - 24

3.2 06/1279/OUT The Forum, Addenbrookes Hospital, Pages 25 - 66

Local Government (Access to Information) Act 1985

Under Section 100D of the Local Government Act 1972, the following are “background papers” for each of the above reports on planning applications:

1. The planning application and plans; 2. Any explanatory or accompanying letter or document from the applicant; 3. Comments of Council departments on the application; 4. Comments or representations by third parties on the application as referred to in the report plus any additional comments received before the meeting at which the application is considered; unless (in each case) the document discloses “exempt or confidential information” 5. Any Structure Plan, Local Plan or Council Policy Document referred to in i individual reports.

These papers may be inspected by contacting John Summers (Ext.7103) in the Planning Department.

Information for the Public

Meetings of Planning Committee in 2007 & 2008

2007 30 January 7 November 27 February 5 December 26 March 2008 23 April 3 January 21 May

Meetings of the Development Control Forum

Meetings of the Development Control Forum are scheduled for a week after the meetings of Planning Committee shown above, if required.

Public attendance at Meetings

You are welcome to attend meetings as an observer, although it may be necessary to ask you to leave the room during the discussion of matters, which are described as confidential on the agenda.

Public Speaking

Members of the public who want to speak about an application on the agenda for this meeting may do so, if they have submitted a written representation within the consultation period relating to the application and notified the Committee Manager that they wish to speak by 12.00 noon on the day before the meeting.

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ii PLANNING COMMITTEE Date: 10th October 2007

Application No 06/0794/OUT Agenda Item 3.1 Date Received 8th August 2006 Officer Mr Tony Collins Target Date 8th November 2006 Ward Queen Ediths Site Netherhall Lower School Gunhild Way Cambridge, Cambs Proposal Demolition of school buildings and Caretaker's bungalow and change of use to residential. Applicant Cambridgeshire County Council Strategy And Estates c/o Farm Hall Offices West Street Godmanchester Cambridgeshire PE29 2HG Recommendation Approve, subject to the completion of a Section 106 agreement by 19th December 2007 and subject to the conditions set out in Paragraph 9

1.0 SITE DESCRIPTION/AREA CONTEXT

1.1 The application site covers an area of 2.02 ha at the eastern end of Gunhild Way. It is surrounded on the west, north and east sides by residential development, and on the south side by the school playing fields. The surrounding area is a mixture of houses and flats of different sizes, dating from the 1950’s to the 1990’s. The site currently accommodates the Lower School buildings of Netherhall School, housing pupils in Years 7, 8 and 9. The site also includes hard surfaced play areas, car and cycle parking space and landscaped areas.

1.2 The playing fields, which lie immediately to the south of the application site are allocated as Protected Open Space in the Cambridge Local Plan (2006), but the application site itself does not have any designation in the local plan.

1.3 At the time the application was submitted, a Tree Preservation Order (9/1988) on the site protected a 14m high Raywood ash and a 12m high blue cedar in the north-west corner of the site, and a 13m high silver birch in the north-east corner. There are a substantial number of other trees on the site, several of which are of amenity value, and following the application’s submission the Principal Arboricultural Officer has reviewed the site and a new Tree Protection Order (20/2006) has been made. In addition to the three trees already protected, the new Order protects a further 9 trees: two sycamores, a walnut and a birch on the western side of the site; two whitebeams and two alders on the northern boundary; and a birch close to the existing school building.

1.4 The site is not in any conservation area, and falls outside the controlled parking zone.

2.0 THE PROPOSAL

1 of 66

2.1 The application seeks to change the use of the land from educational use to residential.

2.2 In the first instance, the application was accompanied by the following supporting information:

1. Planning Statement, including biodiversity checklist and sustainability checklist 2. Transport Assessment 3. Geo-technical and geo-environmental desk study 4. Archaeological gradiometer survey 5. Arboricultural Report 6. Flood risk assessment

2.3 During the period since the application was first brought before Planning Committee, the following additional supporting information has been provided:

1. Note on continuing community use and enhancement of educational facilities on the Upper School site (22.11.2006) 2. Summary of discussions to date and County Council’s proposed actions, provided by the Director of Planning and development, County Children’s and Young People’s Service (08.05.2007) 3. Extract from Cambridgeshire County Council Cabinet agenda of 22 May 2007 detailing plans for future secondary education provision in the Cambridge area (23.05.2006) 4. Details of marketing strategy including site particulars issued by Barker Storey Matthews (06.08.2007) 5. Supplementary Report from John Martin and Associates (attached to this report)

3.0 SITE HISTORY

Ref Description Outcome 63/0334 Erection of temporary classroom Approved with conditions 65/0375 Erection of temporary classroom Approved with conditions 67/0235 Erection of temporary classroom Approved with conditions 68/0469 Retention of temporary Approved with conditions classroom 71/0103 Addition of art and property Approved with conditions rooms 72/0148 Youth centre Approved with conditions 73/0164 Erection of temporary classroom Approved with conditions 73/0772 Erection of temporary classroom Approved with conditions 75/0356 Erection of temporary classroom Approved with conditions 78/0944 Retention of temporary Approved with conditions classrooms 87/0473 Erection of 2 temporary Approved with conditions classrooms 2 of 66 88/0493 Retention of 2 temporary Approved with conditions classrooms and erection of temporary classroom 90/1043 Erection of 2 temporary Approved with conditions classrooms 91/0535 Retention of 3 temporary Approved with conditions classrooms 94/0949 Erection of 22 houses and flats Approved with conditions with associated parking and landscaping 95/0717 Erection of new porch and Approved with conditions covered walkway to create front entrance and erection of covered walkway at rear 95/0630 10 additional car parking spaces Approved with conditions 96/0904 Retention of 3 temporary Approved with conditions classrooms and erection of temporary classroom 96/0958 Wall-mounted sign Approved with conditions 98/0473 Retention of temporary Approved with conditions classroom 03/0260 Erection of two netball courts and Approved with conditions fencing 03/0665 Construction of new lift Approved with conditions 04/1297 Three-storey linked building to No objection provide lobby and lift shaft

3.1 An application for additional teaching accommodation on the Netherhall upper school site on Queen Edith’s Way (06/0955/CCM) was approved by Cambridgeshire County Council on 19th July 2007.

3.2 This application has been brought before Planning Committee on three previous occasions.

Planning Recommendation Outcome Committee November Approve Deferred: Committee was concerned that the 2006 application might conflict with the requirements of policy 5/11 of the Cambridge Local Plan 2006, and sought further information on this issue. December Refuse Deferred: Committee wished to give more 2006 time for the necessary information to be produced to demonstrate that the site is not needed for educational use in the long term May 2007 Await further Deferred pending submission of information information arising from the planned marketing strategy outlined at this meeting 3 of 66

4.0 PUBLICITY

4.1 Advertisement: Yes Adjoining Owners: Yes Site Notice Displayed: Yes

4.2 All those who made representations about the application in the first instance have been notified of the intention to bring it before this meeting of Planning Committee for determination.

5.0 POLICY

5.1 Central Government Advice

5.2 PPS1 Delivering Sustainable Development (2005): Paragraphs 7 and 8 state that national policies and regional and local development plans (regional spatial strategies and local development frameworks) provide the framework for planning for sustainable development and for development to be managed effectively. This plan-led system, and the certainty and predictability it aims to provide, is central to planning and plays the key role in integrating sustainable development objectives. Where the development plan contains relevant policies, applications for planning permission should be determined in line with the plan, unless material considerations indicate otherwise.

5.3 PPG3 Housing (2000): Paragraph 1 states that new housing and residential environments should be well designed and should make a significant contribution to promoting urban renaissance and improving the quality of life. The guidance seeks to encourage a better mix in the size, type and location of housing, giving priority to re-using previously developed land within urban areas, in sustainable locations and in an efficient manner. It seeks to reduce car dependence and promote good design in order to create attractive, high quality living environments in which people will choose to live.

5.4 PPS9: Biodiversity and Geological Conservation (2005): Paragraph 1 states that planning decisions should aim to maintain, and enhance, restore or add to biodiversity and geological conservation interests. In taking decisions, local planning authorities should ensure that appropriate weight is attached to designated sites of international, national and local importance; protected species; and to biodiversity and geological interests within the wider environment.

5.5 PPG13 Transport (2001): This guidance seeks three main objectives: to promote more sustainable transport choices, to promote accessibility to jobs, shopping, leisure facilities and services, by public transport, walking and cycling, and to reduce the need to travel, especially by car. Paragraph 28 advises that new development should help to create places that connect with each other in a 4 of 66 sustainable manner and provide the right conditions to encourage walking, cycling and the use of public transport.

5.6 PPG16: Archaeology and Planning (1990): Provides policy advice with regard to archaeological remains on land, and how they should be preserved or recorded both in an urban setting and in the countryside.

5.7 PPS22 Renewable Energy (2004): Provides policy advice to promote and encourage the development of renewable energy sources. Local planning authorities should recognise the full range of renewable energy sources, their differing characteristics, location requirements and the potential for exploiting them subject to appropriate environmental safeguards.

5.8 PPG25 Development and Flood Risk (2001): Recognises that the susceptibility of land to flooding is a material consideration and that local authorities should consider the specific risk of flooding to the development being proposed and the possible effects of the development on flood risks elsewhere in the floodplain. It also advises that the Environment Agency has the lead role in providing strategic advice on flood issues (paragraph 17). Paragraph 12 states that the precautionary principle should be applied in decision making so as to avoid or manage risk.

5.9 Circular 11/95 – The Use of Conditions in Planning Permissions: Advises that conditions should be necessary, relevant to planning, relevant to the development permitted, enforceable, precise and reasonable in all other respects.

5.10 Circular 05/2005 - Planning Obligations: Advises that planning obligations must be relevant to planning, necessary, directly related to the proposed development, fairly and reasonably related in scale and kind and reasonable in all other respect.

5.11 Cambridgeshire and Peterborough Structure Plan 2003

P1/2 Environmental restrictions on development P1/3 Sustainable development in built development P3/3 Local facilities and services in urban areas P5/1 Housing distribution P5/2 Re-using previously developed land and buildings P5/4 Meeting locally identified housing needs P8/1 Sustainable development – links between land use and transport

Planning Obligation Related Policies

P6/1 Development-related Provision P8/2 Implementing Sustainable Transport for New Development P8/3 Area Transport Plans P9/8 Infrastructure Provision 5 of 66 P9/9 Cambridge Sub-Region Transport Strategy

5.12 Cambridge Local Plan 2006

3/1 Sustainable development 3/4 Responding to context 3/7 Creating successful places 3/12 Design of new buildings 4/2 Protection of open space 4/4 Trees 4/13 Pollution and amenity 4/16 Development and flooding 5/1 Housing provision 5/11 Protection of existing community facilities 8/2 Transport impact 8/4 Walking and Cycling accessibility 8/16 Renewable energy in major new developments 8/18 Water, sewerage and drainage infrastructure 10/1 Infrastructure improvements

Planning Obligation Related Policies

3/7 Creating successful places 3/8 Open space and recreation provision through new development 5/5 Meeting housing needs 5/14 Provision of community facilities through new development 8/3 Mitigating measures 10/1 Infrastructure improvements

5.13 Material Considerations

Cambridge City Council (2003) – Sustainable Development Guidelines: Highlights issues that should be considered when drawing up policies and development briefs, appraising sites and development proposals. The Guidelines identify opportunities for mitigation of the impacts of development and for delivering environmental enhancement, giving examples of how this has been achieved in successful projects. The Guidelines include practical ways of implementing the principles of sustainable development at all stages of the development process. Applicants for major developments will be asked to complete and submit a Sustainable Development Checklist and a Sustainability Statement to accompany their planning application, setting out the key sustainable development issues relevant to the development, and describing how they have complied with the Guidelines.

Biodiversity Checklist for Land Use Planners in Cambridgeshire and Peterborough (March 2001) - This document aims to aid strategic and development control planners when considering biodiversity in both policy development and dealing with planning proposals. 6 of 66

Cambridge City Council (2004) – Planning Obligation Strategy: Sets out the Council’s requirements in respect of issues such as public open space, transport, public art, community facility provision, affordable housing, public realm improvements and educational needs for new developments.

Cambridge City Council (2002) - Provision of Public Art as Part of New Development Schemes: Encourages the provision of art as part of new development proposals, setting applicable thresholds.

Cambridge City Council (2002)–Southern Corridor Area Transport Plan: The purpose of the Plan is to identify new transport infrastructure and service provision that is needed to facilitate large-scale development and to identify a fair and robust means of calculating how individual development sites in the area should contribute towards a fulfilment of that transport infrastructure.

6.0 CONSULTATIONS

Cambridgeshire County Council (Engineering)

6.1 Informal oral advice has indicated that the site is considered suitable for residential development, and that highway issues can only be addressed on the basis of a future submission of reserved matters.

Cambridgeshire County Council (Transport)

6.2 The initial response was to suggest that contributions to SCATP are not required because the proposed development would generate fewer trips than the existing use of the site. Subsequent advice has indicated that if the City Council considers existing trips from the site as essential public infrastructure, and therefore regards the baseline for SCATP calculations as zero, contributions based on 765 daily all-mode trips from 80 residential units should be required.

Head of Environmental Services

6.3 Conditions are recommended relating to contaminated land, construction hours, construction deliveries and collections, dust suppression, piling, use of a concrete crusher and waste storage.

Environment Agency

6.4 Conditions are necessary requiring a site investigation into ground contamination and appropriate remediation, controlling development in the event that any further contamination is discovered during construction, and the provision of a scheme for surface water drainage.

Cambridgeshire Fire and Rescue Service 7 of 66 6.5 A condition is necessary to ensure provision of fire hydrants.

Cambridgeshire County Council (Archaeology)

6.6 Records indicate that the site is located in an area of high archaeological potential. Significant archaeological remains in this area include late Neolithic and Bronze Age burial mounds, defensive earthworks of Iron Age, and a Saxon cemetery. Artefacts of Bronze Age date have also been recovered from within the proposed development area. It is likely that important archaeological remains survive in the area and that these would be severely damaged or destroyed by the proposed development.

6.7 Strong recommendation that the site is subject to an archaeological evaluation, to be commissioned and undertaken at the expense of the developer. The evaluation results should allow for the fuller consideration of the presence/absence, nature, extent, quality and survival of archaeological remains within the development area.

6.8 The above responses are a summary of the comments that have been received. Full details of the consultation responses can be inspected on the application file.

7.0 REPRESENTATIONS

7.1 The owners/occupiers of the following addresses have made representations: 39 Bosworth Road 41 Bosworth Road 49 Bosworth Road 51 Bosworth Road 16 Carrick Close 17 Carrick Close

7.2 The representations can be summarised as follows:

Principle of development: loss of existing use inappropriate to lose school space

Residential amenity high proportion of affordable housing will lead to anti-social behaviour social housing, if included in the development, should be located adjacent to the existing playing fields, and not close to existing houses high density of development will lead to anti-social behaviour children’s play space should be set away from existing houses development may affect light and privacy of neighbouring occupiers

8 of 66 Trees may be issues relating to maintenance of retained trees

7.3 Following the deferral of this application from the November meeting of Planning Committee, a copy has been received of a letter sent to the County Council’s Property Department by Cambridge Steiner School Project, expressing an interest in using the premises for educational purposes.

7.4 The above representations are a summary of the comments that have been received. Full details of the representations can be inspected on the application file.

8.0 ASSESSMENT

8.1 From the consultation responses and representations received and from my inspection of the site and the surroundings, I consider that the main issues are:

1. Principle of development: loss of existing use 2. Principle of development: residential development 3. Renewable energy and sustainability 4. Residential amenity 5. Refuse arrangements 6. Highway safety 7. Car and cycle parking 8. Third party representations 9. Planning Obligation Strategy

Principle of Development: loss of existing use

8.2 The lower school component of Netherhall School is a community facility, and hence falls within the remit of policy 5/11 of the Cambridge Local Plan (2006).

8.3 Policy 5/11, which addresses the protection of existing community facilities, states that:

Development leading to the loss of community facilities will only be permitted if it can be demonstrated:

a - the facility can be replaced to at least its existing level and quality within the new development; or

b - the facility is to be relocated to another appropriate premises or site of similar accessibility for its users; or

c - that there is no longer a need within the local community for the facility or that the need can be adequately met at an alternative facility of similar accessibility for its users. 9 of 66

The redevelopment of school sites for other uses will be permitted only if it can be demonstrated that they are not required in the longer term for continued education use.

8.4 In the case of this application the school is to be relocated to the upper school site, 200m to the south, which is linked to the application site by a footpath and cycle route. The proposed development on the application site would not take place until the replacement facilities on the upper school site, which include a new hall and foyer, a new drama area, music teaching and practice rooms, 14 other classrooms of various types and other meeting and seminar rooms, had been put in place. (The application for the upper school site was approved by the County Council Planning Committee at its meeting in July 2007.)

8.5 At present, the West Hall, gym, and dining hall on the Lower School site are used by private clubs during weekday evenings and Saturdays. Assurance has been given by the Netherhall School Business Manager that the scheme approved by Cambridgeshire County Council under 06/0955/CCM for additional buildings on the upper school site would provide suitable accommodation for all the current private club activities to continue; such use would be subject to exactly the same control by the school’s management and governing body as is the present use of the lower school site.

8.6 In my view, the community facilities on the application site would be relocated to another appropriate and equally accessible site. Consequently the proposal complies fully with criterion (b) of policy 5/11, and the relocation of community facilities would not be in conflict with that policy.

8.7 However, Policy 5/11 also has an element, the final sentence, which is specifically relevant to school sites. It states that the redevelopment of school sites for other uses will be permitted only if it can be demonstrated that they are not required in the longer term for continued educational use. The number of pupils in years 7-11 on the two sites at Netherhall in the academic year 2005-2006 was 1199. This figure is expected to fall gradually to 1086 in 2010- 2011. The County Council is confident that this total, in addition to post-16 students, can be accommodated in the existing and proposed new buildings on the upper school site. Since the application was originally submitted, plans for the provision of secondary school places in the Cambridge area up to 2042 have been approved by Cambridgeshire County Council (Cabinet: 22nd May 2007). These plans include provision for students resident in the Cambridge Southern Fringe and Cambridge East Areas of Major Change, and anticipate that Netherhall School, subject to the implementation of the approved expansion on the Upper School Site, can fulfill its expected role in this provision without the Lower School site, including the demand that is the consequence of Netherhall School being the catchment school for the potential development north of Cherry Hinton. 10 of 66 8.8 In order to provide evidence that the site is not needed for educational use in the longer term by any provider other than Cambridgeshire County Council, the applicants have conducted a marketing exercise, details of which are summarized in the attached report from their agents, John Martin and Associates. Only one expression of interest in the site from an educational provider was received. Neither the Cambridge Steiner School Project, nor GEMS Education, both of whom had previously contacted the Planning department in connection with the site, expressed an interest.

8.9 In my view the expression of interest by Sancton Wood School does not represent evidence that the site is ‘required’ for educational use in the future for the following reasons.

a) The interest appears to be based on the assumption that the site’s value for educational purposes is only 10% of its residential value, an assumption itself based on a false understanding of the details of the disposal of the Windmill School site in Fulbourn.

b) The statement of interest does not offer a robust business plan for the development of the site. The reasons for the inadequacy of the school’s existing sites, the question of whether Netherhall would be added to, or would replace, those sites, any projected increase in roll, the preferred tenure of the site, the financial basis for renovating or replacing the existing buildings, and the means of addressing the lack of playing fields on the Netherhall site, are all matters unresolved or unspecified.

c) The expression of interest appears to be linked, to some degree at least, to Sancton Wood School’s aspiration to Academy status, optimism about which may not be well-founded.

8.10 In summary, although the bid from Sancton Wood School demonstrates an interest in the application site, it does not demonstrate a need for the site by this provider, either on the basis of clear inadequacy of the present site, robustly-based projections of student numbers, or the requirement for additional facilities.

8.11 In practice, transfer of the application site to Sancton Wood School or a similar educational user from the independent sector on the basis of a bid similar to that made in this expression of interest would be impossible, because the implementation of the approved additional buildings of the Netherhall Upper School site is financially dependent on the sale of the Lower School site at residential use value. If that is not possible, the school must remain in its existing buildings, and the Lower School site would not be available for other uses.

8.12 In my opinion, the principle of the loss of the school buildings as a community facility, separate from school use, is acceptable and in accordance with policy 5/11 of the Cambridge Local Plan (2006). I also consider that11 additionalof 66 information now submitted with the application demonstrates that the site is not needed, in the longer term, for educational use by either the state or independent sectors. In this respect, therefore, the application is also in accordance with policy 5/11 of the Local Plan.

Principle of Development: residential development

8.13 The site is not specifically designated for residential development in the Cambridge Local Plan (2006). It is therefore subject to the provisions of the final sentence of policy 5/1, which states that proposals for housing on windfall sites will be permitted subject to the existing land use, and compatibility with adjoining uses. I have addressed the question of the loss of the existing land use above. I consider residential development on the site to be compatible with the surrounding residential development, both in terms of neighbour amenity, and, subject to the details to be submitted in a subsequent reserved matters application, in terms of townscape and the character of the area.

8.14 I do not consider that replacement of the school buildings by residential development would have any negative impact on the character or value of the existing school playing fields, which are a Protected Open Space; indeed, provided that the standard of design applied to a future reserved matters submission is acceptable, I consider it likely that the setting of the protected open space would be enhanced.

8.15 In my opinion, the principle of residential development is acceptable and in accordance with policies 3/4, 4/2 and 5/1 of the Cambridge Local Plan (2006). Cambridge Local Plan

Renewable energy and sustainability

8.16 The application is for outline permission only. In my view, a condition is necessary to ensure that any subsequent reserved matters submission provides for the on-site generation of energy from renewable means in accordance with local plan policy.

8.17 The proposal addresses the objective of sustainability by selecting a previously developed site. Other aspects of sustainability would have to be addressed by the design and layout of any scheme proposed in a future submission of reserved matters.

8.18 In my opinion the applicants have suitably addressed the issue of sustainability and renewable energy and the proposal is in accordance with Cambridge Local Plan (2006) policy 8/16 and ‘Cambridge Sustainable Development Guidelines’ (2003).

Residential Amenity

12 of 66 8.19 In terms of traffic levels, noise and disturbance, any residential development on the site is likely to generate a very different pattern of movements and an overall reduction in numbers of movements which will probably result in an improvement in amenity for neighbours, compared to the present use. The impact of proposed development in terms of light, outlook and privacy can only be assessed on the basis of a subsequent reserved matters application, and the numerous points of detail raised by neighbours about future layout and land use will have to be addressed at the reserved matters stage, should outline permission first be granted.

8.20 In my opinion the proposal adequately respects the residential amenity of its neighbours and constraints of the site and I consider that it is compliant with Cambridge Local Plan (2006) policies 3/4 and 3/7.

Refuse Arrangements

8.21 Appropriate arrangements for the storage and collection of waste must be made, and in my view these could be secured by conditions relating to any future submission of reserved matters. . 8.22 In my opinion the proposal is compliant with Cambridge Local Plan (2006) policy 3/12.

Car and Cycle Parking

8.23 Appropriate arrangements for car and cycle parking could in my view be secured by conditions relating to any future submission of reserved matters.

8.24 In my opinion the proposal is compliant with Cambridge Local Plan (2006) policies 8/6 and 8/10.

Trees

8.25 There are trees of amenity value on the site. Twelve trees are now protected by TPOs. I recommend tree protection conditions to ensure the welfare of all these trees. Subject to such conditions, I consider that the application complies with Cambridge Local Plan (2006) policy 4/4.

Third Party Representations

8.26 I have addressed the issues relating to the principle of development, and residential amenity under those headings.

8.27 The question of responsibility for future maintenance of trees on the site following development is a civil matter, and not the subject of planning control.

Planning Obligation Strategy 13 of 66 8.28 The Planning Obligation Strategy (2004) provides a framework for expenditure of financial contributions collected through planning obligations. The applicants have indicated their willingness to enter into a S106 planning obligation in accordance with the requirements of the Strategy. The proposed development triggers the requirement for the following community infrastructure:

Open Space

8.29 The Planning Obligation strategy requires that all new residential developments contribute to the provision or improvement of public open space, either through provision on site as part of the development or through a financial contribution for use across the city.

8.30 The proposed development requires a contribution to be made towards open space. If all or part of this contribution is to be made by a commuted sum, it will be calculated as follows: Formal open space: £360 per person (Calculated on the basis of one person per bedroom, or 1.5 persons for a single-bedroom unit.) Informal open space: £306 per person (Calculated on the basis of one person per bedroom, or 1.5 persons for a single-bedroom unit.) Play space: £399 per person (Calculated on the basis of one person per bedroom, but with no contribution required for a single-bedroom unit.)

8.31 Subject to the completion of a S106 planning obligation to secure the requirements of the Planning Obligation Strategy (2004), I am satisfied that the proposal accords with Cambridgeshire and Peterborough Structure Plan (2003) policies P6/1 and P9/8 and Cambridge Local Plan (2006) policies 3/8 and 10/1.

Community Development

8.32 The Planning Obligation Strategy (2004) requires that all new residential developments contribute to community development facilities, programmes and projects.

8.33 The proposed development requires a contribution to be made towards community development. The possibility of provision on the Netherhall School site has been fully explored with the Community Services Department, but is not recommended by council officers because the possible arrangements on-site do not match the needs in the local area. Nevertheless, the possibility for making an on-site contribution to community facilities has been left open as an option in the draft Section 106 agreement if the County Council, or its successors in title wish to make contributions in this form. Otherwise, contributions sought will be in the form of a commuted sum, which will be calculated as follows: £1085 per 1 or 2 bed unit, and £1625 per unit for any larger units 14 of 66 8.34 Subject to the completion of a S106 planning obligation to secure the requirements of the Planning Obligation Strategy (2004), I am satisfied that the proposal accords with Cambridgeshire and Peterborough Structure Plan (2003) policies P6/1 and P9/8 and Cambridge Local Plan (2006) policies 5/14 and 10/1.

Education

8.35 The County Council have confirmed that there is insufficient capacity to cater for the increase in population that will be generated by the development. A commuted payment is therefore required towards pre-school provision and life- long learning facilities, which will be calculated as follows: £810 per unit for pre- school education and £160 per unit for life-long learning

8.36 Subject to the completion of a S106 planning obligation to secure the requirements of the Planning Obligation Strategy (2004), I am satisfied that the proposal accords with Cambridgeshire and Peterborough Structure Plan (2003) policies P6/1 and P9/8 and Cambridge Local Plan (2006) policies 5/14 and 10/1.

Affordable Housing

8.37 It is proposed that if 15 or more residential units are built, 40% of any units constructed will be affordable. This meets the requirements for affordable housing provision as set out in the Local Plan. The detail of the Affordable housing scheme can be secured through a Section 106 Agreement.

8.38 Subject to the completion of a S106 planning obligation to secure the requirements of the Planning Obligation Strategy (2004), I am satisfied that the proposal accords with Cambridgeshire and Peterborough Structure Plan (2003) policies P5/4, P6/1 and P9/8 and Cambridge Local Plan (2006) policies 5/5 and 10/1.

Transport

8.39 The site lies within the Southern Corridor Area Transport Plan area where contributions towards catering for additional trips generated by proposed development are sought where 50 or more (all mode) trips on a daily basis are likely to be generated. The contribution per trip equates to £369.

8.40 The applicants have submitted a transport assessment based on the possible erection of 90 units on the site, suggested by the developers as being at the higher end of the range of numbers of units which might be contained in a future reserved matters submission. Cambridgeshire County Council (Transport) estimates that 765 trips per day would be generated by the proposal if 90 units were erected without the Lower School site. Although this is significantly less than the number of current movements, those current movements will merely transfer to the other Netherhall site at the opposite end of the playing fields. No SCATP contributions will be required for the move of the school use to the other site, but the redevelopment of the application site for housing15 ofwill 66 add to movements on the network. In my view. contributions to SCATP should be sought on the basis of a zero baseline, and would be £250,920 on the basis of 80 residential units. The Section 106 agreement should make provision for this total to be increased if the number of units submitted in a reserved matters application is greater than 80.

8.41 Subject to the completion of a S106 planning obligation to secure the requirements of the Planning Obligation Strategy (2004), I am satisfied that the proposal accords with Cambridgeshire and Peterborough Structure Plan (2003) policies P6/1, P8/2, P8/3, P9/8 and P9/9 and Cambridge Local Plan (2006) policies 8/3 and 10/1.

Public Art

8.42 The proposed development requires a contribution to be made towards the provision of public art. A contribution is sought for a value equal to 1% of the construction costs of the project, either to be provided as a commuted sum, or preferably as on-site provision to an equivalent value.

8.43 Subject to the completion of a S106 planning obligation to secure the requirements of the Planning Obligation Strategy (2004), I am satisfied that the proposal accords with Cambridgeshire and Peterborough Structure Plan (2003) policies P6/1 and 9/8 and Cambridge Local Plan (2006) policies 3/7 and 10/1.

9.0 RECOMMENDATION

APPROVE, subject to the completion of a Section 106 agreement by 19th December 2007 and subject to the following conditions :

1. Approval of the details of the sitting, design and external appearance of the building [s], the means of access thereto and the landscaping of the site (hereinafter called the reserved matters) shall be obtained from the local planning authority in writing before any development is commenced.

Reason: To ensure that all necessary details are acceptable. (Cambridgeshire and Peterborough Structure Plan 2003 policy P1/3 and Cambridge Local Plan 2006 policies 3/4, 3/12 and 8/2)

2. Application for approval of the reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission.

Reason: In accordance with the requirements of section 51 of the Planning and Compulsory Purchase Act 2004.

3. The development hereby permitted shall be begun before the expiration of two years from the date of approval of the last of the reserved matters to be approved. 16 of 66

Reason: In accordance with the requirements of section 51 of the Planning and Compulsory Purchase Act 2004.

4. Except with the prior written agreement of the local planning authority in writing no construction work or demolition shall be carried out or plant operated other than between the following hours: 0800 hours to 1800 hours Monday to Friday, 0800 hours to 1300 hours on Saturday and at no time on Sundays, Bank or Public Holidays.

Reason: To protect the amenity of the adjoining properties. (Cambridge Local Plan 2006 policy 4/13)

5. Before the development hereby permitted is commenced details of the following matters shall be submitted to and approved by the local planning authority in writing.

i) contractors access arrangements for vehicles, plant and personnel,

ii) contractors site storage area/compound,

iii) the means of moving, storing and stacking all building materials, plant and equipment around and adjacent to the site,

iv) the arrangements for parking of contractors vehicles and contractors personnel vehicles.

Thereafter the development shall be undertaken in accordance with the approved details.

Reason: To protect the amenity of the adjoining properties during the construction period. (Cambridge Local Plan 2006 policy 4/13)

6. Except with the prior agreement of the local planning authority in writing, there should be no collection or deliveries to the site during the demolition and construction stages outside the hours of 0700 hrs and 1900 hrs on Monday - Saturday and there should be no collections or deliveries on Sundays or Bank and public holidays.

Reason: To safeguard the residential amenity of neighbouring occupiers (Cambridge Local Plan 2006 policies 3/4 and 4/13)

7. In the event of the foundations for the proposed development requiring piling, prior to the development taking place the applicant shall provide the local authority with a method statement for approval detailing the type of piling and mitigation measures to be taken to protect local residents. Development shall be carried out in accordance with the approved details. 17 of 66 Due to the close proximity of this site to existing residential premises and other noise sensitive premises, impact pile driving is not recommended. If ground conditions permit the use of bore piling would be advisable.

Reason: In order to protect the amenity of nearby residential/sensitive properties. Cambridge Local Plan 2006 policy 3/4 and 4/13

8. No development shall commence until a programme of measures to minimise the spread of airborne dust and mud from the site during the construction and piling period (including provision for wheel washing) has been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved scheme.

Reason: To protect the amenity of nearby residential/sensitive properties. Cambridge Local Plan policies 3/4 and 4/13.

9. No demolition work shall take place until confirmation or not that an on-site concrete crusher will be used during the demolition stage has been provided to the local planning authority. If not, confirmation of an appropriate alternative procedure that will be used shall be submitted to and approved in writing by the local planning authority.

Reason: To protect the amenity of neighbouring occupiers. (Cambridge Local Plan 2006 policies 3/4 and 4/15)

10. No development shall take place within the site until the applicant, or their agent or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the local planning authority.

Reason: To ensure that an appropriate archaeological investigation of the site has been implemented before development commences. (Cambridge Local Plan 2006 policy 4/9)

11. No development approved by this permission shall be commenced prior to a contaminated land assessment and associated remedial strategy, together with a timetable of works, being submitted to the LPA for approval.

The contaminated land assessment shall include a desk study to be submitted to the LPA for approval. The desk study shall detail the history of the site uses and propose a site investigation strategy based on the relevant information discovered by the desk study. The strategy shall be approved by the LPA prior to investigations commencing on site. The site investigation, including relevant soil, soil gas, surface and groundwater sampling, shall be carried out by a suitable qualified and accredited consultant/contractor in accordance with a quality assured sampling and analysis methodology. 18 of 66 A site investigation report detailing all investigative works and sampling on site, together with the results of the analysis, risk assessment to any receptors and a proposed remediation strategy shall be submitted to the LPA. The LPA shall approve such remedial works as required prior to any remediation commencing on site. The works shall be of such a nature as to render harmless the identified contamination given the proposed end use of the site and surrounding environment including any controlled waters. Approved remediation works shall be carried out in full on site under a quality assurance scheme to demonstrate compliance with the proposed methodology and best practice guidance. If, during the works contamination is encountered which has not previously been identified then the additional contamination shall be fully assessed and an appropriate remediation scheme agreed with the LPA. Upon completion of the works, this condition shall not be discharged until a closure report has been submitted to and approved by the LPA. The closure report shall include details of the proposed remediation works and quality assurance certificates to show that the works have been carried out in full in accordance with the approved methodology. Details of any post-remedial sampling and analysis to show the site has reached the required clean-up criteria shall be included in the closure report together with the necessary documentation detailing what waste materials have been removed from site.

Reason: To protect the future occupiers and users of the dsite from pollution (Cambridge Local Plan 2006 policy 4/13).

12. Prior to the commencement of development, a renewable energy statement, which demonstrates that at least 10% of the development's total predicted energy requirements will be from on-site renewable energy sources, shall be submitted to and approved in writing by the local planning authority. The statement shall include the total predicted energy requirements of the development and shall set out a schedule of proposed on-site renewable energy technologies, their respective energy contributions, location, design and a maintenance programme. The approved renewable energy technologies shall be fully installed and operational prior to the occupation of the approved building and shall thereafter be maintained and remain fully operational in accordance with the approved maintenance programme, unless otherwise agreed in writing by the local planning authority.

Reason: In the interests of reducing carbon dioxide emissions (Cambridge Local Plan 2006 policy 8/16).

13. No work shall start on the application site (including soil stripping, pre- construction delivery of equipment or materials, the creation of site accesses, and positioning of site huts) until:

a) A Tree Protection Plan has been submitted to and agreed in writing by the local planning authority. 19 of 66 (b) The developer has appointed a competent arboriculturalist and there has been a site meeting between the site agent, the developer’s arboriculturalist, and the Council's Arboricultural Officer.

(d) All tree protection barriers and ground protection measures have been installed to the satisfaction of the local planning authority

Reason: To protect the heath and welfare of the protected trees on the site. Cambridge Local Plan 2006 policy 4/4

14. All Arboricultural works shall be carried out by a competent tree contractor, proficient in both root-zone and aerial arboricultural work and shall follow strictly the agreed method statements and specifications. ї The developer s arboriculturalist shall monitor, record and confirm the implementation and maintenance of tree protection measures as set out in the conditions of the planning permission.

Reason: To protect the heath and welfare of the protected trees on the site. Cambridge Local Plan 2006 policy 4/4

15. No development shall take place until full details of a scheme for the provision and implementation of surface water drainage have been submitted to and approved in writing by the local planning authority. The development shall be constructed in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.

Reason: To ensure adequate drainage infrastructure and protect against flooding. (Cambridgeshire and Peterborough Structure Plan (2003) policy P1/2 and Cambridge Local Plan (2006) policy 4/16 and 8/17)

16. Prior to the commencement of development, full details of on-site storage facilities for waste, including waste for recycling shall be submitted to and approved in writing by the local planning authority. Such details shall identify the specific positions of where wheelie bins, recycling boxes or any other means of storage will be stationed and the arrangements for the disposal of waste. The approved facilities shall be provided prior to the commencement of the use hereby permitted and shall be retained thereafter unless alternative arrangements are agreed in writing by the local planning authority.

Reason: To protect the amenities of nearby residents/occupiers, to safeguard visual amenity and to ensure adequate waste storage and recycling provision (Cambridgeshire and Peterborough Structure Plan 2003 policy P1/3 and Cambridge Local Plan 2006 policy 3/12). 20 of 66 17. The development shall not be brought into use until a scheme for the provision of fire hydrants has been implemented in accordance with a scheme that has been submitted to and approved in writing by the local planning authority.

Reason: To ensure there is adequate hydrant provision for fire fighting purposes (Cambridgeshire and Peterborough Structure Plan 2003 policy P1/3)

18. The development hereby approved shall not take place until educational facilities equivalent to those to be lost at the site have been erected and brought into use on the Netherhall Upper School site. Such facilities shall make equivalent opportunities for community use available as exist on the Lower School site at the date of this notice.

Reason: to protect the level of community and educational facilities available (Cambridge Local Plan policy 5/11)

INFORMATIVE: The applicant is advised that:

(a) The Tree Protection Plan must be as defined in BS 5837:2005 Trees in Relation to Construction Recommendations, and must contain the following Arboricultural Method Statements and specifications.

Arboricultural method statements for the precise location and erection of tree protection barriers and ground protection for all trees retained on, and adjacent to, the site, in order to establish Root Protection Areas and construction exclusion zones.

Arboricultural method statements for any special engineering operations within Root Protection Areas.

Arboricultural method statements for root pruning and root barrier installation; including specifications for root-barrier material; and root-soil back- fill.

Arboricultural method statements for the amelioration of the rhizosphere within the Root Protection Areas comprising of de-compaction (Terravention) and soil inoculation with spore derived mycorrhizae and bio-activators; soil tilthing utilising air-spade technology; irrigation; and mulching where appropriate.

Arboricultural method statement for any development facilitation pruning.

(b) All tree protection barriers and ground protection must be in accord with BS 5837:2005 clause 9 - "The construction exclusion zone: barriers and ground protection"

INFORMATIVE: This planning permission should be read in conjunction with the associated deed of planning obligation prepared under s.106 of the Town and Country Planning Act 1990 (as amended). 21 of 66

INFORMATIVE: New development can sometimes cause inconvenience, disturbance and disruption to local residents, businesses and passers by. As a result the City Council runs a Considerate Contractor Scheme aimed at promoting high standards of care during construction. The City Council encourages the developer of the site, through its building contractor, to join the scheme and agree to comply with the model Code of Good Practice, in the interests of good neighbourliness. Information about the scheme can be obtained from The Considerate Contractor project Officer in the Planning Department (Tel: 01223 457121).

Reasons for Approval

1.This development has been approved subject to conditions and following the prior completion of a section 106 planning obligation (/a unilateral undertaking), because subject to those requirements it is considered to generally conform to the Development Plan, particularly the following policies:

Cambridgeshire and Peterborough Structure Plan 2003: P1/2, P1/3, P5/1, P5/2, P5/4

Cambridge Local Plan (2006): 3/4, 4/2, 4/4, 5/1, 5/11

2. The decision has been made having had regard to all other material planning considerations, none of which was considered to have been of such significance as to justify doing other than grant planning permission.

These reasons for approval can be a summary of the reasons for grant of planning permission only. For further detail on the decision please see the officer report by visiting the Council Planning Department.

2. Unless prior agreement has been obtained from the Head of Development Services, and the Chair and Spokesperson of this Committee to extend the period for completion of the Planning Obligation required in connection with this development, if the Obligation has not been completed by 19th December 2007 it is recommended that the application be refused for the following reason(s).

The proposed development does not make appropriate provision for public open space, community development facilities, education and life-long learning facilities, transport mitigation measures, affordable housing, public realm improvements, or public art, in accordance with policies 3/7, 3/8, 5/5, 5/14 and 10/1 of the Cambridge Local Plan 2006; and policies P5/4, P6/1 and P9/8 of the Cambridgeshire and Peterborough Structure Plan 2003; and as detailed in the Planning Obligation Strategy 2004, Southern Corridor Area Transport Plan 2002, Provision of Public Art as Part of New Development Schemes 2002, and Guidance for Interpretation and Implementation of Open Space Standards 2006. 22 of 66

LOCAL GOVERNMENT (ACCESS TO INFORMATION) ACT 1985

Under Section 100D of the Local Government Act 1972, the following are “background papers” for each report on a planning application:

“ exempt or confidential information” 5. Any Structure Plan, Local Plan or Council Policy Document referred to in individual reports.

These papers may be inspected by contacting John Summers (Ext.7103) in the Planning Department.

23 of 66 24 of 66 PLANNING COMMITTEE Date: 10th October 2007

Application No 06/1279/OUT Agenda Item 3.2 Date Received 5th March 2007 Officer Mr Toby Williams Target Date 4th June 2007 Ward Queen Ediths Site Addenbrookes Hills Road Cambridge Cambridgeshire Proposal Outline permission for redevelopment to provide: Learning centre, seminar/conference centre, development centre, hotel, retail, club, Enterprise Hub, together with shared accommodation/circulation areas, link to Elective Care Centre and extension to S. Ward block; car parking structure; access and service roads; landscaping and new areas of public realm; to accommodate 34,500 sqm of total development area and 1,100 cars. Applicant Cambridge University Hospitals NHS Trust R Cutting Box 146 Addenbrookes Hospital Hills Road Cambridge CB2 2QQ Recommendation Approve subject to the satisfactory completion of the s106 agreement by 16 January 2008 and subject to the conditions set out in paragraph 11:

1.0 SITE DESCRIPTION/AREA CONTEXT

1.1 The application site is located on the western edge of Addenbrookes campus on the corner of Keith Day Road and Robinson Way. The site consists of two car parks, S Ward Block, Keith Day Road itself and Robinson Way and is 4.02 Ha in size.

1.2 To the north of the site are the Frank Lee Centre and the CRUK building. To the east of the site is Addenbrookes ground floor food concourse. To the south is the Elective Care building and to the west is open agricultural land.

1.3 The wider surrounding landscape is generally flat, open agricultural land that is delineated by hedgerow, scattered copses and small areas of woodland. To the south the landscape starts to rise in the form of a chalkland ridge that forms a series of hills known as White Hill, Clarke’s Hill and the Gog Magog Hills/Down.

1.4 Buildings within the Addenbrookes complex dominate the immediate urban context. These range from 1 to 16 storeys or 4m to 43m in height and comprise an assortment of generally large institutional, clinical and research buildings that have been built over the last 40 years. Robinson Way defines the existing built form of Addenbrookes on its western and southern edges. Two relatively new buildings front onto Robinson Way, the Cancer Research UK building to the north, which is 30m in height, and the Elective Care Centre to the south, which is 31m in height.

1.5 The site is directly adjacent to the proposed Cambridge Biomedical Campus, which is allocated for development in the Cambridge Local Plan (2006) under policy 9/5.

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This envisages a mixture of clinical, higher education/sui generis medical research institutes and biomedical and biotechnology research and development uses. The allocation envisages the possible relocation of Papworth Hospital and will help deliver the Cambridgeshire Guided Bus and Addenbrookes Access Road as strategic transport links to Addenbrookes.

1.6 The site does not fall within a Conservation Area and no listed buildings are affected. There are no tree preservation orders protecting existing trees. The site falls outside the controlled parking zone.

2.0 THE PROPOSAL

2.1 The proposal is known as the Forum development and seeks outline planning permission for the following uses:

Building Use Metres sq Hotel 14,500 Development Centre 6,000 Learning Centre 5,100 Shared Accommodation/Circulation areas 4,750 Seminar/Conference Centre 2,700 Club/Interaction space 850 Retail 700 Car Park 25,500

Hotel

2.2 The application proposes a 200-bed hotel that will be commercially managed. There is currently minimal provision within Addenbrookes. The application recognises that the expansion of Addenbrookes, and in particular the relocation of Papworth Hospital, will increase the demand for hotel accommodation. Visiting academics, research fellow, conference delegates and the business community will also be able to use the Hotel.

Development Centre

2.3 This will provide teaching space for long-term (2-3 year) courses leading to professional qualifications. Presently, an element of this training takes place off-site.

Learning Centre

2.4 The Learning Centre will provide training facilities for NHS and University of Cambridge staff, replacing existing facilities with state of art teaching equipment, such as mock theatres and wards.

26 of 66 Seminar/Conference Centre

2.5 Addenbrookes already has seminar and conference facilities, but due to the planned expansion of research and teaching facilities, new facilities are required. The proposal seeks to incorporate facilities for large and small conferences, together with breakout ancillary spaces. Larger conferences (150 delegates) are envisaged to take place once a month and smaller conferences (50-70 delegates) are envisaged to take place 2-3 times a week. The centre will also provide a club area of around 800m2 providing private informal space for clinical, teaching and research staff to interact.

Retail

2.6 The retail element of the proposal is fairly minor accounting for only 700m2 of floorspace. It is envisaged that this would be located at ground floor level close to the hotel and help provide an active frontage to the proposed Piazza.

Car Park

2.7 The application site is currently occupied by car parking that would be lost as a result of the proposed development. A new multi-storey car park for 1,062 spaces is proposed. This proposes to replace existing parking and provide a limited number of additional spaces for the proposed uses.

2.8 A number of ancillary uses are also proposed, which include an Enterprise Hub, a link to the Elective Care Centre and an extension to the S. Ward block. New access and service roads, landscaping and areas of public realm form part of the proposal.

2.9 As the application is for outline planning permission, the exact footprint, height, width and appearance of the scheme are unknown at this stage, though parameter plans giving a broad indication of scale have been submitted. The applicants are willing for any permission to condition a layout concept plan to guide development at the reserved matters stage. The application is accompanied by the following supporting documents:

 Design and Access Statement  Transport Statement  Application Drawings

2.10 ndicative elevations and three-dimensional models form part of the illustrative package of plans.

2.11 On 23 June 2006, The Government Office for the East of England determined that an Environmental Statement was not required for the proposed development.

27 of 66 3.0 SITE HISTORY

Reference Description A/C, REF, W/D 07/0651/FUL Erection of a replacement Laboratory of Molecular Current Biology (25,209m2 floorspace). 06/0796/OUT Up to 215,000sqm floorspace (60,000sqm of clinical Current research and treatment (D1), 115,000sqm of biomedical and biotech research and development (B1(b)), 15,000sqm of biomedical and biotech research and development (B1(b)) or clinical research and treatment (D1), and 25,000sqm of either clinical research and treatment (D1) or higher education or sui generis medical research institute uses). 06/0588/FUL Construction of electricity sub-station APP 06/0589/FUL Construction of oil storage tanks APP 05/0777/FUL Construction of multi-storey car park (1055 spaces) and APP link corridor. 03/0942/FUL Erection of a six-storey (plus plant) building for the APP provision of an elective care unit, and medical genetics and diabetes centres. 02/1198/RM Reserved Matters application for the erection of a multi- APP storey car park and provision of open space pursuant to C/01/0502/OP. 01/0502/OUT Biomedical research centre (30,000sqm) for University APP of Cambridge/ Hutchinson Cancer Research UK, residential development, vehicular and pedestrian/cyclist accesses, car parking.

3.1 Addenbrookes has an extensive site history that cannot be wholly captured within this report. Several large-scale developments have recently been completed whilst other major applications are currently being considered, the largest of which is the outline application for the 2020 site adjacent. Contained within the 2020 site, is a full application for a new Laboratory of Molecular Biology, promoted by the Medical Research Council.

3.2 Currently under construction is a new car park within the centre of the site next to the Wellcome Trust building for 1055 spaces. As part of the CRUK development, a new building for Cancer Research UK development has been built facing Robinson Way, adjacent to which is a newly completed car park. Opposite the site is the recently opened Elective Care building, which extends to the south-western tip of the current campus.

4.0 PUBLICITY

4.1 Advertisement: Yes Adjoining Owners: Yes Site Notice Displayed: Yes

28 of 66 5.0 POLICY

5.1 Central Government Advice

5.3 PPG13 Transport (2001): This guidance seeks three main objectives: to promote more sustainable transport choices, to promote accessibility to jobs, shopping, leisure facilities and services, by public transport, walking and cycling, and to reduce the need to travel, especially by car. Paragraph 28 advises that new development should help to create places that connect with each other in a sustainable manner and provide the right conditions to encourage walking, cycling and the use of public transport.

5.4 PPG16: Archaeology and Planning (1990): Provides policy advice with regard to archaeological remains on land, and how they should be preserved or recorded both in an urban setting and in the countryside.

5.5 Good Practice Guide on Planning for Tourism (2006): is now the relevant national policy reference document. This document is intended to ensure that planners understand the importance of tourism and take this fully into account when preparing development plans and taking planning decisions. The guidance may also be regarded as material to individual planning decisions. The guidance seeks to ensure that hotels are located in sustainable locations and are designed to contribute positively to the local environment.

5.6 PPS22 Renewable Energy (2004): Provides policy advice to promote and encourage the development of renewable energy sources. Local planning authorities should recognise the full range of renewable energy sources, their differing characteristics, location requirements and the potential for exploiting them subject to appropriate environmental safeguards.

5.7 PPG25 Development and Flood Risk (2001): Recognises that the susceptibility of land to flooding is a material consideration and that local authorities should consider the specific risk of flooding to the development being proposed and the possible effects of the development on flood risks elsewhere in the floodplain. It also advises that the Environment Agency has the lead role in providing strategic advice on flood issues (paragraph 17). Paragraph 12 states that the precautionary principle should be applied in decision making so as to avoid or manage risk.

29 of 66 5.8 Circular 11/95 – The Use of Conditions in Planning Permissions: Advises that conditions should be necessary, relevant to planning, relevant to the development permitted, enforceable, precise and reasonable in all other respects.

5.9 Circular 05/2005 - Planning Obligations: Advises that planning obligations must be relevant to planning, necessary, directly related to the proposed development, fairly and reasonably related in scale and kind and reasonable in all other respect.

5.10 Cambridgeshire and Peterborough Structure Plan 2003

P1/3 Sustainable development in built development P2/4 Development and Expansion of Employment Clusters P8/6 Improving Bus and Community Transport Services

Planning Obligation Related Policies

P6/1 Development-related Provision P8/3 Area Transport Plans P9/8 Infrastructure Provision P9/9 Cambridge Sub-Region Transport Strategy

5.11 Cambridge Local Plan 2006

3/1 Sustainable Development 3/2 Setting of the City 3/3 Safeguarding Environmental Character 3/4 Responding to Context 3/6 Ensuring Co-ordinated Development 3/7 Creating Successful Places 3/11 The Design of External Spaces 3/12 The Design of New Buildings 3/13 Tall Buildings and the Skyline 4/3 Safeguarding Features of Amenity or Nature Conservation Value 4/4 Trees 4/9 Scheduled Ancient Monuments/Archaeological Areas 4/13 Pollution and Amenity 4/14 Air Quality Management Areas 4/15 Lighting 4/16 Development and flooding 5/12 New Community Facilities 5/14 Provision of Community Facilities Through New Development 5/15 Addenbrookes 6/3 Tourist Accommodation 6/8 Convenience Shopping 7/2 Selective Management of the Economy 7/4 Promotion of Cluster Development 8/1 Spatial Location of Development 8/2 Transport impact 30 of 66 8/4 Walking and Cycling Accessibility 8/5 Pedestrian and Cycle Network 8/6 Cycle Parking 8/9 Commercial Vehicles and Servicing 8/10 Off-street car parking 8/11 New Roads 8/16 Renewable Energy in Major New Developments 8/18 Water, Sewerage and Drainage Infrastructure

Planning Obligation Related Policies

3/7 Creating successful places (public art/public realm) 5/6 Meeting housing needs from employment development (affordable housing) 8/3 Mitigating measures (transport) 10/1 Infrastructure improvements (transport, public open space, recreational and community facilities, waste recycling, public realm, public art, environmental aspects)

5.12 Supplementary Planning Documents

Cambridge City Council (May 2007) – Sustainable Design and Construction: Sets out essential and recommended design considerations of relevance to sustainable design and construction. Applicants for major developments are required to submit a sustainability checklist along with a corresponding sustainability statement that should set out information indicated in the checklist. Essential design considerations relate directly to specific policies in the Cambridge Local Plan 2006. Recommended considerations are ones that the council would like to see in major developments. Essential design considerations are urban design, transport, movement and accessibility, sustainable drainage (urban extensions), energy, recycling and waste facilities, biodiversity and pollution. Recommended design considerations are climate change adaptation, water, materials and construction waste and historic environment.

5.13 Material Considerations

Cambridge City Council (2006) - Open Space and Recreation Strategy: Gives guidance on the provision of open space and recreation facilities through development.

Cambridge City Council (2002) - Provision of Public Art as Part of New Development Schemes: Encourages the provision of art as part of new development proposals, setting applicable thresholds. 31 of 66 Cambridge City Council (2002)–Southern Corridor Area Transport Plan: The purpose of the Plan is to identify new transport infrastructure and service provision that is needed to facilitate large-scale development and to identify a fair and robust means of calculating how individual development sites in the area should contribute towards a fulfilment of that transport infrastructure.

Cambridge Southern Fringe Area Development Framework 2006: The ADF was approved in January 2006 following extensive public consultation. It sets out key principles for the development of all of the sites within the Southern Fringe, giving guidance with regard to open space, affordable housing, community facilities and known heads of terms for S106 planning obligations. It is relevant to this development in that it sets out a framework for the development of the 2020 site.

The Strategic Case: 2020 Vision: This document, produced by Cambridge University Hospitals NHS Foundation Trust, sets out a strategic case for the expansion of Addenbrookes. The document has no formal planning status but is a useful reference for understanding the need for expansion of Addenbrookes based upon: the delivery of major housing growth in the Cambridge Sub-region, changes in the age profile of the population, patient expectations and centralisation and rationalisation of services, including the relocation of Papworth Hospital.

Cambridge Southern Fringe Area Action Plan 2006: This is a draft Plan produced by South Cambridgeshire District Council that seeks to maintain physical separation between Great Shelford and Cambridge and improve pedestrian, cycle and horse-riding access to the wider countryside. None of the application site falls within South Cambridgeshire’s administrative boundary.

Draft Affordable Housing Supplementary Planning Document 2007: This was reported to the City Council’s Environment and Scrutiny Committee on 10 July 2007. The recommendations of the report were endorsed subject to amendments. Policy 5/6 of the Local Plan contains no numerical threshold at which a contribution will be sought and neither does it require a specific level of mitigation. As such, the draft SPD proposes a method for calculating affordable housing contributions from employment development. Due to the stage that this SPD has reached, it is considered that it has minimal weight as a material consideration.

Draft Planning Obligation Strategy Supplementary Planning Document 2007: The draft Strategy was made available for consultation for a six-week period from Monday the 16th April until Tuesday the 29th May 2007. During this time members of the public and other relevant stakeholders made representations on the draft Strategy. These are currently being reviewed and a revised Strategy is likely to be issued for another round of consultation in the near future. Due to the stage that this SPD has reached and its scope, it is considered that it has very minimal weight as a material consideration.

6.0 CONSULTATIONS 32 of 66 Cambridgeshire County Council (Engineering)

6.1 No Objection

Cambridgeshire County Council (Transport)

6.2 No Objection: Advise a SCATP contribution of £381,915 is required.

Highways Agency

6.3 Awaiting further response, initial response indicated numerous technical concerns regarding the transport assessment.

Head of Environmental Services

Air Quality

6.4 A revised air quality assessment has been presented (in relation to the 2020 site but covering the Forum development) and is a significant improvement upon previous work submitted. It is however based upon traffic data, which appears to considerably under estimate HDV flows. This said there are still ‘Slight Adverse’ impacts within and outside the AQMA. This is in direct conflict with planning Policy 4/14 and it is therefore up to the planning officer and committee to take this impact into account when considering the application and any mitigation secured through a s106 agreement.

Other Environmental Impacts

6.5 No objection. Several conditions are proposed which seek to minimise the environmental impact of the scheme. These concern construction and demolition impacts, hours of working, collection and delivery, dust control, site and building lighting, noise insulation, fume filtration/extraction, waste storage, noise from plant and contaminated land.

Environment Agency

6.6 No Objection: This is on the basis that the site is currently hard surfaced and has a formal positive surface water drainage system and no history of flooding, the issue of surface water volume may be discounted in this instance. Recommends conditions concerning detail of foul and surface water drainage.

Anglian Water

6.7 No objection: Advise that major improvement works are required to the existing system in order to accommodate foul flows from land allocated in the Southern Fringe. There is insufficient capacity within the existing public water surface system and therefore alternative methods of disposal will have to be utilised. Recommends foul and surface water conditions and a condition regarding33 ofunspecified 66 improvement works.

Defence Estates

6.8 No Objection.

Cambridgeshire County Council (Archaeology)

6.9 No Objection. Records indicate that the site is located within an area of high archaeological potential and should be subject to an archaeological investigation secured by way of an negative condition.

Cambridgeshire County Council (Research and Monitoring)

6.10 No Objection: The existing clinical waste facility at Addenbrookes needs to be replaced and the proposed site is within the Minerals and Waste Plan search area. Any waste from the site would have to be appropriately disposed. A temporary waste management facility to deal with construction and demolition waste should be considered together with the submission of a waste audit.

Cambridgeshire Fire and Rescue

6.11 Adequate provision should be made for fire hydrants that can be secured by way of planning conditions or a S106 agreement.

6.12 The above responses are a summary of the comments that have been received. Full details of the consultation responses can be inspected on the application file.

7.0 REPRESENTATIONS

7.1 The owner/occupier of the following address has made a representation:

98 Balsham Road, Linton.

7.2 The representation can be summarised as follows:

-Concern regarding potential for additional traffic on the roads around Addenbrookes and subsequent congestion.

7.3 TEAG have commented on the application. They raise no objection and welcome the application in terms of visual impact and landscaping. However, concern is raised with regard to potential traffic impact on the local road network that will lead to traffic congestion. TEAG argue that the TRA is not comprehensive in terms of assessing other developments in Trumpington, such as Whitlocks.

7.4 The above representations are a summary of the comments that have been received. Full details of the representations can be inspected on the application file. 34 of 66

8.0 ASSESSMENT

8.1 From the consultation responses and representations received and from my inspection of the site and the surroundings, I consider that the main issues are:

1. Principle of development 2. Context of site, design and external spaces 3. Renewable energy and sustainability 4. Residential amenity 5. Refuse arrangements 6. Air Quality 7. Highway safety 8. Transport Impacts 9. Car parking 10. Cycle Parking 11. Third party representations 12. Planning Obligation Strategy

Principle of Development

8.2 Addenbrooke’s provides a centre of clinical excellence, delivering services on district, regional, national and international levels. The growth of clinical services on the adjacent 2020 site will enable Addenbrookes to respond strategically on the delivery of healthcare. The Forum development is a direct response to support and improve overall provision and service.

8.3 Recently, the completion of the Elective Care Centre has provided day and short- stay surgery. New clinical services that are expected to come forward on the 2020 site include children’s services, cancer, neurosciences, perinatal care, organ failure and pathology. This application is a direct response to the planned expansion of Addenbrookes and will promote interaction between clinical and research staff, providing formal teaching and informal social facilities which will enable the interaction of employees on the campus.

8.4 The siting of the Forum development adjacent to the planned clinical and research and development expansion provides many benefits. Principally, it will enable a synergy between learning, development, clinical practice and research and development uses within a bespoke building that improves and centralises existing teaching and learning facilities.

8.5 The strategic importance of the site is recognised within RPG6 under policies 21 and 26. In my opinion, the suitability of the site for additional uses to support the clinical development of Addenbrookes is appropriate and in accordance with policy 5/15 of the Local Plan.

8.6 The principle of a hotel on this site acceptable and in accordance with Central 35 of 66 Government advice contained within PPG13 Transport (2001) and recent government guidance in the form of a ‘Good Practice Guide on Planning for Tourism’ (2006). Primarily, this guidance seeks to ensure that hotel development occurs on sites that are sustainable. In my opinion, the location meets this requirement, having excellent links in terms of public transport and cycling and walking routes. The development of the 2020 site adjacent will strengthen the sustainability of the location.

8.7 Development plan policies are also supportive of the principle of a hotel on this site. Structure Plan policy 1/3 supports developments that minimise the need for travel and provide for a mix of land uses and accessible services and facilities.

8.8 Policy 6/3 of the Local Plan recognises that hotels may be acceptable in mixed-use developments and in the urban extensions. It is not envisaged that the Hotel will be primarily accommodating tourists visiting the Historic Core as it is a specific response to the needs of the existing and planned expansion of Addenbrookes, enabling a greater choice for patients and visitors to the hospital and therefore meeting the requirements of PPS6 and the sequential approach to site selection.

8.9 I have no concerns regarding the principal of additional retail uses of the scale proposed. The retail space is relatively minor and will help meet the needs of the employees and visitors to Addenbrookes in accordance with policy 6/8 of the Local Plan.

8.10 In my opinion, the proposed uses are acceptable and accord with Cambridgeshire and Peterborough Structure Plan 2003 policies P1/3, and P2/4, Cambridge Local Plan 2006 policies 5/15, 6/8 and 7/4 and PPS1, PPS6, PPG13 and a ‘Good Practice Guide on Planning for Tourism (2006)’.

Context of site, design and external spaces

Context and Site Characteristics

8.11 The site is located on the western edge of Addenbrookes campus. To the north is the Frank Lee Centre, to the east (contained within the site) is the S Ward Block and to the south is the recently completed Elective Care Centre. These buildings are all of varying heights, 2-storey, 3-storey and 5-storey (31m) respectively.

8.12 The buildings represent a patchwork appearance in terms of their design. The height of the Elective Care Centre is more typical of the height of recent developments within the campus, including the Cancer Research UK building and multi-storey car park adjacent.

8.13 The site is mainly hard surfaced consisting of car parking provision. There are two areas of landscaping within the site. The first of these forms the end of a green finger of mature trees that run in a north easterly direction from between the existing car park and S Ward Block to properties on Long Road. The second area of landscaping is a less attractive belt of conifers that form a western boundary to the 36 of 66 Frank Lee Centre.

Layout and Relationship to External Spaces

8.14 The layout of the Forum builds on the urban design principles sought as part of the 2020 application. This contains three primary elements: a north-south central ‘Boulevard’; a ‘Circus’ constituting a significant area of public realm incorporating restaurant and retail space; and a ‘Piazza’ constituting a predominantly pedestrian orientated space running eastwards from the ‘Circus’ towards Addenbrookes. This proposal seeks to continue the proposed Piazza to terminate at the western entrance to the food court and main concourse within Addenbrookes.

8.15 The Circus and Piazza are proposed as largely traffic free areas, accommodating the CGB and limited servicing and drop-off arrangements. The bisecting of Robinson Way by the Piazza ensures a prioritisation of space for cyclists and pedestrians within it and separates servicing access for the Forum from Robinson Way. This enables the Piazza to provide substantial public realm improvements including a relatively traffic free environment which will provide an attractive pedestrian environment, a dedicated 3m wide cycle route, landscaping and public art. The illustrative masterplan sets out the envisaged overall context of the Forum development as it relates to the 2020 application and existing campus.

8.16 Below ground level, the car park is proposed to extend underneath the Forum building. An underground link beneath the Piazza will connect the Forum to the Elective Care Centre.

8.17 In my opinion, the mixture of pedestrian entrances to buildings and retail uses from the Piazza, strong public transport, excellent walking and cycling access and the provision of landscaping and public art within a newly created area of public realm will be of significant benefit, helping to create an attractive and legible built form within this part of Addenbrookes.

Heights

8.18 The parameter plans show a maximum building height of 36m for the Hotel, Learning and Development Centres and a maximum height of 20m for the car park. The heights are comparable to other buildings that have been recently erected within Addenbrookes and the heights of buildings proposed within the 2020 site. Due to the significant extent of development that is likely to take place on the 2020 site, I consider that the visual impact of the proposal on the Green Corridor is likely to be minimal. Recent modelling that has been undertaken by the City Council’s Urban Design Team reinforces this understanding. Furthermore, a minimum 40m width for the Piazza will ensure that the height of the building will not be overly dominant for people using it.

Relationship to the Frank Lee 37 of 66

8.19 Original plans submitted for this scheme raised Officer concern regarding the relationship of the proposal to the Frank Lee Centre to the north. The service road, which runs between the Frank Lee Centre and the Forum, is relatively narrow and the Frank Lee itself is only 2-storeys high. The original cross sections B-B and C-C showed a worst-case scenario in terms of maximum heights and envelope, which in my opinion demonstrated an overly dominant physical relationship between the two uses.

8.20 The applicants have subsequently amended their parameter plans to drop the maximum building height down where adjacent to the Frank Lee. I still consider that the relationship in terms of scale is somewhat awkward but I am not minded to recommend refusal on this basis. Notwithstanding the fact that I do not have an objection from the Frank Lee Centre itself, in coming to this conclusion, I recognise that there is an inevitable conflict in terms of the drive to use land more efficiently within Addenbrookes itself – epitomised by recent development - and earlier phases of build that will appear increasingly ‘off-pace’ in terms of the efficient use of land.

The Car Park

8.21 The car park is proposed to be located behind the main buildings facing the Piazza and is to be accessed off a new roundabout to be created on Robinson Way. The location is suited to ensuring efficient access for people arriving by car whilst also minimising visual intrusion on the Piazza. The illustrative masterplan shows sufficient scope for planting around the sides of the car park to soften its appearance, but notwithstanding any planting, it will be essential that the design of the car park and the way that it is lit are carefully handled at reserved matters stage.

Conclusion

8.22 Due to the close proximity to the 2020 site, it is vital that the Forum development provides a coherent approach to the design and appearance of the public realm. In my opinion, the outline proposal sufficiently demonstrates a shared common strategy with its partner site.

8.23 Subject to detailed conditions to ensure the quality of the public realm is safeguarded and that detailed design matters are suitably addressed, I am satisfied that the parameters within which the Forum proposal is being sought are reasonable and are fitting with the context of site. The proposal is compliant with Cambridgeshire and Peterborough Structure Plan (2003) policy P1/3 and Cambridge Local Plan (2006) policies 3/2, 3/4, 3/6, 3/7, 3/11 and 3/12.

Renewable energy and sustainability

8.24 The application is accompanied by a sustainability statement that sets out a broad spectrum of issues that make up the sustainability credentials of the site. These include good accessibility to the site by walking, cycling and bus, the fact that the land is previously developed, the mixed use nature of the scheme and its compatibility with other surrounding uses and the density of development, for 38 of 66 example the provision of a multi-storey car park significantly improves the efficiency in the use of land. In broad terms I accept that the nature of the proposed development incorporates a number of features that contribute towards a sustainable development.

8.25 Other factors can only be properly dealt with at reserved matters stage or during demolition/development. These include looking at bio-diversity enhancements, the use of SUDs in surface water drainage, the use of grey water recycling systems for toilet flushing and the incorporation of renewable energy technologies to meet the 10% requirement as stipulated by Local Plan 8/16. The applicants have committed to meeting a minimum 10% and have highlighted three main sources:

 Solar thermal energy for the heating of hot water  Photovoltaic and micro turbine for the generation of electricity  Ground water coupling and heat pumps for comfort cooling.

8.26 The application also mentions the possibility of linking into the existing combined heat and power system on Addenbrookes if shown to be viable and technically feasible.

8.27 In terms of surface water drainage, whilst the site is hard surfaced and there is no objection from the Environment Agency with regard to the risk of flooding, I consider that detailed reserved matters could examine ways in which the drainage of the site could be improved through the use of SUDS techniques.

8.28 This could be achieved, for example, with the use of permeable hard surfaces within the Piazza or through a link to SUD’s measures that are likely to be used on the 2020 site. I have suggested a condition on the permission to this effect. Similarly, whilst the site has little in the way of existing Bio-diversity, I nevertheless consider that any reserved matters application should look at what is achievable within the three main external courtyards and Piazza to encourage and improve the Bio- diversity credentials of the site. I have recommended a condition to deal with this particular aspect.

8.29 In my opinion, the applicants have suitably addressed the issue of sustainability and renewable energy and the proposal is in accordance with Cambridge Local Plan (2006) policy 8/16 this Councils supplementary planning document ‘Sustainable Design & Construction’ 2007.

Residential Amenity

8.30 At their closest, the proposed buildings are 140m away from the nearest residential building. They are located behind the existing Cancer Research UK building, new car park and the Frank Lee Centre. At this distance, I do not consider that there will be any undue impact on residential amenity in terms of visual dominance, overshadowing or loss of light.

8.31 The Council’s Environmental Health Officer has suggested a range conditions to 39 of 66 ensure that the environmental impacts of the construction and operation of the site are mitigated. The proposed conditions seek to cover a wide number of aspects relating to the construction on the site, specifying when it can take place, when collection/delivery can take place and what measures are needed to mitigate from noise and dust arising from construction. Operational conditions include matters such as fume filtration/extraction, waste storage, noise plant levels and lighting. I have attached a range of conditions to encapsulate these concerns and have attempted, where possible, to use conditions which I think are also likely to be recommended in the forthcoming report for the 2020 site. This helps ensure consistency between the sites.

8.32 In my opinion, the proposal adequately respects the residential amenity of its neighbours and constraints of the site and as I such consider that it is compliant with Cambridge Local Plan (2006) policies 3/4 and 3/7.

Refuse Arrangements

8.33 As this is an outline application the precise nature of the refuse arrangements are not worked up in any detail. The concept layout shows servicing to be accessed from the rear, thereby avoiding the Piazza. Subject to a condition to ensure these matters are properly addressed, I consider that the proposal is compliant with Cambridge Local Plan (2006) policy 3/12.

Air Quality

8.34 The relevant policies of the CLP are 4/13 and 4/14. Policy 4/14 seeks to protect air quality within AQMA’s. The supporting text to 4/14 allows the LPA to assess proposals that are not within or adjacent to an AQMA if they could generate significant pollution which may have a detrimental effect on it.

8.35 The application does not include an air quality assessment but forms part of a cumulative assessment submitted in the ES as part of the 2020 application. That assessment attempts to cover the area of the wider development including Glebe Farm, Clay Farm, Trumpington Meadows and proposed development on the existing Addenbrookes site. The area of assessment did not originally include the AQMA and therefore the impact on the AQMA was not assessed. The Council’s Chief Scientific Officer was concerned that the traffic data used in the assessment appeared unrealistic and had not been ratified by the Highway Authority.

8.36 In response to those concerns, the applicants for the 2020 application have submitted two subsequent revised air quality assessments, the last submission of which is considered a significant improvement upon previous work submitted. It is however based upon the traffic data, which appears to considerably under estimate HDV flows. This said there are still ‘Slight Adverse’ impacts within and outside the AQMA. This is in direct conflict with planning Policy 4/14.

8.37 The applicants have put forward a series of measures to offset this impact and 40 of 66 minimise air pollution. The impact of these measures has already been accounted for in the assessment undertaken and only address a small part of the problem. These include additional cycling and walking routes; appropriate cycle parking provision for staff; the delivery of the CGB and the AAR (as part of 2020); the implementation of Travel Plans (which include discounted public transport, promotion of car sharing, low emission car pool schemes); and commitments to achieving renewable energy % targets. All of these factors will help to reduce air pollution.

8.38 In my opinion, a realistic balance needs to be struck when considering this issue, as the benefits of allowing development on this site in relation to the Development Plan and sustainability as a whole must be weighed against the detrimental impact on air quality that is likely. I am also mindful of the fact that a significant number of the trips generated to this site are from within Addenbrookes due to the relocation of existing facilities. In the case of the Hotel, trips taken for its use are sustainable and reinforce the sustainability of the site in general.

8.39 While I do not consider that it would be reasonable to refuse this application on grounds of conflict with 4/14 alone, it does raise the question of how to tackle cumulative air quality issues arising from development coming forward within the Southern Fringe as a whole. Members will be aware that Cambridgeshire County Council has made a recent application from the Government for Transport Innovation Funding (TIF). The TIF bid aims to introduce congestion charging at peak morning rush hour within Cambridge, aiming to reduce overall traffic levels by 10%, compared to today’s levels. Concurrently, significant investment in high quality public transport, cycling and walking routes would be undertaken.

8.40 One of the aims of TIF is to address specific air quality issues whilst also enabling growth. It is important to note however that so far TIF has not included any substantive assessent of possible air quality Impacts. ‘Congestion Charging’ or ‘Road Pricing’ if implemented well, and with reference to a robust air quality assessment, has the potential to improve air quality. It will form a vital part of any strategy to mitigate the air quality impacts of the substantial growth expected across the sub-region.

8.41 Clearly, the success of the TIF bid is outside the control of the applicants, the LPA and the County Council. However, in my opinion, it demonstrates that a comprehensive and strategic solution is required to deliver not only this site but major growth sites across Cambridge without undue impacts on air quality. For these reasons and in these circumstances, I do not consider that it would be reasonable to refuse the application under the terms of policy 4/14.

Highway Safety

8.42 The County Highways Officer has not raised any objection to the proposed development in terms of highway safety.

8.43 In my opinion the proposal is compliant with Cambridge Local Plan (2006) policy 41 of 66 8/2.

Transport Impacts

8.44 A Transport Assessment accompanies the application. The TA sets out the nature of the uses of the various components of the proposed development in terms of trip generation and analyses subsequent impacts on the internal and external highway network, walking and cycling provision and public transport. A section of the TA is devoted to parking provision to justify the size of the proposed car park, which has subsequently been updated to reflect discussions.

8.45 Members should be aware that the TA for the 2020 outline application includes a cumulative assessment of transport impacts associated with proposed developments in the Southern Fringe, which includes the Forum and housing proposals for Clay Farm, Glebe Farm and the Bell School, all of which mutually rely on the provision of the Addenbrookes Access Road (AAR) to enable their respective developments to come forward for development. These applications are relevant to the Forum proposal because it will benefit from proposed public infrastructure that is likely to come forward from the development of these sites, which also includes the Cambridgeshire Guided Bus.

Trip Generation

8.46 The application involves, in large part, the replacement of existing facilities within the Addenbrookes Campus.

8.47 The County Council and the Transport Consultants acting for the applicants have agreed that an additional 1177 all mode trips will occur to and from the site over a 24-hour period. The 1177 trips are broken down as follows:

Proposed Use 24 Hour Trip Rates Learning Centre 50 Development Centre 130 Hotel 570 Seminar/Conference 427 Total 1177

Highway Impact

8.48 The TA proposes a number of internal alterations to the highway layout within Addenbrookes. These changes are detailed on the illustrative masterplan, which shows the provision of the Piazza to the front of the site which links into a rear access/servicing road running between the Forum and the Frank Lee Centre, connecting Keith Day Road with Robinson Way.

8.49 The plans show Robinson Way ‘cut in two’ by the Piazza and a new roundabout providing access to the Forum at the corner of the proposed new multi-storey car park from Robinson Way. The County Council Highways Engineer42 has of examined66 the proposed internal alterations to the highway layout and has raised no objection.

8.50 The TA also assesses the impact of the proposal on the external highway network. Due to the interrelated nature of the proposed uses with the existing Addenbrookes site, considered alone, the external highway impact is not considered significant and no works are proposed as part of the TA.

8.51 However, this site does form part of the cumulative assessment on highway impact within the TA for the 2020 proposal. This proposes a number of off-site works, the details of which are currently being discussed with the County Council.

8.52 As a stand-alone development, the Forum would not give rise to the need for major off-site highways works, but it would nevertheless benefit from significant alterations to the highway network proposed as part of the 2020 development. These works cannot be secured through this application but are likely to be provided as part of the growth sites for the Southern Fringe.

Proposed Measures to improve Walking and Cycling

8.53 A number of improvements and proposals to promote cycling and walking within the site are proposed. The main area for these improvements is the Piazza, which will be largely traffic free, accommodating the CGB, and limited servicing and drop-off arrangements. The bisecting of Robinson Way by the Piazza ensures a prioritisation of space for cyclists and pedestrians within it, separating servicing access for the Rosie, Elective Care Centre and parts of the 2020/The Forum from Robinson Way only.

8.54 The development will also benefit from key improvements to the strategic walking and cycling network from the implementation of the CGB and AAR schemes. Notably, the CGB includes the provision of a 3m wide cycleway and footway that runs alongside the guideway. This will provide a continuous cycleway from Trumpington Park & Ride to Cambridge Station and include a spur and bridge to the 2020 site and the Forum adjacent. The AAR will also provide an on-road route from the 2020 site incorporating 1.5 wide cycle lanes on both sides of the carriageway and a shared pedestrian/cycle route along the northern side of the road.

8.55 Additionally, the 2020 application proposes an upgrading of the existing Sustrans route that currently enters the Addenbrookes site close to the Forvie Centre. The application proposes to upgrade a maintenance track that is planned to run underneath the AAR embankment to provide a cycling route that will link the Sustrans route to the southern end of the Boulevard. The Clay Farm proposal seeks an improvement to footpath 46, which runs through the Green Corridor linking into Foster Road. Footpath 47, which runs through the 2020 site parallel to the CGB, is proposed to be paved to match the Piazza/Circus and upgraded to provide a 1.8m wide footway around the existing boundary of Addenbrookes until it reaches the Forvie site. There is no dedicated path for footway no. 47 at this location at present.

43 of 66

8.56 In my opinion, the site is well placed to deliver adequate links as part of its extension to the Piazza and will benefit from walking and cycling improvements proposed as part of the 2020 application.

Public Transport Strategy

8.57 Addenbrookes Hospital is extremely well connected to the strategic bus network. The key improvement to promote public transport within the site is the proposed extension of the CGB route along the Piazza and round the Forum via a loop road, which would then reconnect with the Boulevard and link to Addenbrookes Bus Terminal. A CGB stop would be provided adjacent to the Forum entrance as part of this application.

8.58 Members will note that there is an existing bus stop to the west of the site adjacent to Robinson Way. This is to be moved 200m further westwards as part of the proposed new Boulevard serving the 2020 development. That stop, together with the existing bus station, would still be easily accessible from the Forum.

Car Parking

8.59 The Local Plan adopted car parking standards allow the following:

Hotels: 2 spaces for every 3 bedrooms and one space per resident staff. Non-Residential Schools (which covers the proposed Learning and Development Centres): 2 spaces for every 3 staff Places of Assembly (which covers the proposed Seminar/Conference Centre): 1 space for every 4 seats, including disabled and staff car parking.

8.60 Based upon the adopted standards and only taking into account the increase in additional staff to accommodate the Learning and Development Centres, the maximum parking provision allowed for the proposed uses is 237 spaces. This can be broken down as follows:

Hotel: 136 spaces Learning and Development Centres: 63 Seminar/Conference Centre: 38

8.61 The site is currently occupied by car parks and there are small pockets of parking provision located on the roadside that will be lost. The table below summarises the existing provision that is lost measured against that proposed and helps to explain the level of car parking proposed for the car park.

Description Loss Gain Existing Staff car park P 229 Keith Day Road (roadside and car 90 park) Car Park F1, 2 and 3 419 44 of 66 (patients and visitors) South of S Ward Block 10 Car Park K1 14 Car parking spaces on Robinson Way 35 Spaces taken by mobile PET/CT 24 scanner Proposed Development Hotel 122 Learning and Development Centre 30 Seminar/Conference Centre 21 Intensification of Use in Existing 68 Buildings Total 821 241 1,062 spaces

Replacement of Existing Parking

8.62 I have no particular objection to the principal of replacement provision of lost car parking that is on the site at present. The re-provision of the lost spaces within the new multi-storey car park is a more efficient use of land.

Proposed Provision

8.63 The proposed 173 spaces for the Hotel, Learning and Development Centres and Seminar/Conference Centre uses is below the maximum allowable under the adopted standards. In arriving at these lower figures, the TA has taken into account the interdependency of the various uses and uplift only in employee numbers of existing uses. I am content with the approach taken for the calculation of car parking provision as it recognises the interrelated nature of the uses.

8.64 However, I can see no justification for the proposed 68 spaces accounted for in the intensification of use of existing buildings. This type of provision is not accounted for in the adopted car parking standards. In my opinion, increases in overall trips to Addenbrookes through intensification should be managed through Travel Plans to ensure additional trips are not by car.

8.65 The maximum number of spaces should therefore be reduced from 1062 spaces by 68 to a maximum of 994 spaces and conditioned accordingly.

8.66 Members should be aware that as this is an outline application, the number of spaces within the car park should not be fixed until such time as the precise floorspace, size of the hotel and increase in projected employment numbers associated with the proposal are more firmly fixed at reserved matters stage. Any assessment at reserved matters stage should reflect the approach taken in this report. I have attempted to condition the outline permission to this effect.

8.67 Subject to a condition to limit and control the final number of spaces within the car park, in my opinion, the proposal is compliant with Cambridge Local45 ofPlan 66 (2006) policy 8/10.

Cycle Parking

8.68 This Council’s adopted car parking standards require a minimum of 146 cycle parking spaces for the proposed uses. These can be broken down as follows:

Hotel: 53 spaces Learning and Development Centre: 43 (based upon staff levels only) Seminar/Conference Centre: 50

8.69 A considerable number of students attending the Learning and Development Centres will be resident on the campus and will walk to the facility. As such, the applicants consider that an additional 100 cycle spaces should be provided for students wishing to park outside the building.

8.70 Cycle parking provision will be both adjacent to the car park and within the Piazza. A condition is proposed to seek details concerning the location and design of all racks and associated shelters.

8.71 I am of the opinion that the proposal accords with Cambridge Local Plan 2006 policy 8/6.

Third Party Representations

8.72 An objection has been received on the grounds of the potential for additional traffic on the roads around Addenbrookes and subsequent congestion that would result. I have already explained in detail the acceptability of the scheme in transport terms and have set this out in a letter to the objector.

8.73 Given the ancillary nature of the services and facilities the Forum will bring to Addenbrookes, the scheme will not generate a significant number of additional trips on the highway network. The relocation of some of the teaching and learning activities that currently take place off site will help to reduce traffic congestion. In addition, the proposed Hotel is expected to cater for visitor needs arising from the existing Addenbrooke’s campus and its expansion and will cater for a number of trips that would have otherwise sought accommodation elsewhere.

8.74 Notwithstanding the individual impact of the Forum development, two key elements of public transport infrastructure are proposed as part of the 2020 development, Addenbrooke’s Access Road and the Cambridgeshire Guided Bus.

8.75 The AAR will improve access to Addenbrooke’s Campus for visitors, patients and employees. Controls will be installed and maintained to prevent the use of the new road as a rat run from Hauxton Road to Hills road and vice versa. A number of positive am and pm predicted impacts on the wider network would result.

8.76 The Cambridgeshire Guided Bus will link into the Addenbrooke’s Campus via a new 46 of 66 bridge over the railway and connect the site to Trumpington Park & Ride, the city centre and beyond. It will significantly improve access to the site by public transport.

8.77 Other improvements put forward as part of the 2020 application include major changes to the layout of the roundabout at the entrance to Addenbrooke’s. The works will significantly improve flows around the roundabout and will help to reduce the evening tailbacks for traffic leaving Addenbrookes. Whilst the improvements likely to arise from the AAR and CGB are intrinsically linked to the 2020 application, the Forum would significantly benefit.

8.78 In my opinion, whilst I acknowledge the very real concern raised by the objector, given the planned improvements to public and private transport infrastructure and the specific nature of ‘The Forum’ development, I consider that the scheme has satisfactorily addressed the issue of congestion on the network.

Planning Obligation Strategy

8.79 The Planning Obligation Strategy (2004) provides a framework for expenditure of financial contributions collected through planning obligations. The applicants have indicated their willingness to enter into a S106 planning obligation in accordance with the requirements of the Strategy. The proposed development triggers the requirement for the following community infrastructure:

Affordable Housing

8.80 The relevant policies are 5/6 of the Local Plan and 9/8 of the Structure Plan. 5/6 states that employment proposals likely to have an impact on the demand for affordable housing in Cambridge or the Sub-region, will be expected to mitigate such impacts by making either, a financial contribution towards the provision of affordable housing off-site, or, by providing affordable housing on-site. D1 uses are included within the list of applicable uses under policy 5/6. Of the proposal, the Learning and Development Centres and the Seminar and Conferencing facility fall within use class D1.

8.81 The policy states that if employers of staff recognised as key workers can demonstrate they are providing or contributing towards key worker housing for their staff, that this will satisfy the affordable housing requirement. The policy contains no numerical threshold at which a contribution will be sought and the supporting text states that guidance on the operation of this policy will be set out in a Supplementary Planning Document (SPD).

8.82 On 10 July 2007, the City Council’s Environment and Scrutiny Committee endorsed a draft ‘Affordable Housing Supplementary Planning Document’ subject to alteration. The draft SPD proposes a method for calculating affordable housing contributions from employment development. The document went out to public consultation on 03 September and the period for response ends on the 15 October. As such, I consider that it has minimal weight as a material consideration and could not be used to require affordable housing from this development. 47 of 66

8.83 In any event, the Addenbrookes NHS Trust currently provide 800 housing units on site, the majority of which are occupied by medical staff, such as nurses and junior doctors. 30 units are set aside for key staff to occupy when they are on call and 20 units are reserved for relatives of seriously ill patients.

8.84 In addition to existing key worker housing provision, planning permission 01/0502/OP gave consent for additional key worker housing on Addenbrookes as part of the Cancer Research UK proposal (see site history). The residential element of this consent envisages up to 280 housing units for staff employed on the Addenbrookes site.

8.85 As such, the provision of the proposed additional residential units within Addenbrookes would result in a maximum overall provision of 1080 units.

8.86 In my opinion, given the status of the draft SPD and the extent of existing and proposed key worker housing on Addenbrookes, together with the nature of the proposed D1 uses which, in large part, replace existing facilities, I do not consider that there is any justification for seeking either a financial contribution towards the provision of affordable housing off-site, or, the provision of affordable housing on- site under the terms of Local Plan policy 5/6 and Structure Plan policy 9/8.

Transport

8.87 The site lies within the Southern Corridor Area Transport Plan where contributions towards catering for additional trips generated by proposed development are sought where 50 or more (all mode) trips on a daily basis are likely to be generated. The contribution per trip equates to £369.

8.88 The Highway Authority have assessed the proposal and determined that an additional 1177 all mode trips per day will be generated, of which 997 are applicable under the SCATP.

8.89 As such, a contribution of £367,893 is required towards the Area Transport Plan.

8.90 Subject to the completion of a S106 planning obligation to secure the requirements of the Planning Obligation Strategy (2004), I am satisfied that the proposal accords with Cambridgeshire and Peterborough Structure Plan (2003) policies P6/1, P8/3, P9/8 and P9/9 and Cambridge Local Plan (2006) policies 8/3 and 10/1.

Public Realm

8.91 The site lies outside the city centre/station area where contributions for the public realm are sought for developments or redevelopments where 250 or more (all mode) trips on a daily basis are likely to be generated. The contribution per trip equates to £310.

8.92 The Highway Authority have assessed the proposal and determined that an 48 of 66 additional 1177 trips per day will be generated. Under the terms of the POS a contribution of £364,870 is required. The POS states that it will also be acceptable for developers to make direct improvements to the public realm in lieu of making a contribution providing it can be demonstrated that the improvements are of equivalent value.

8.93 Given the significant improvements proposed for the public realm as part of this application, I have asked the applicants to estimate the likely costs of works within the Piazza. I will report any response on the amendment sheet or verbally at the meeting.

8.94 Subject to the clarification of the cost of proposed public realm improvements to the Piazza as part of this application process, I am satisfied that the proposal accords with Cambridgeshire and Peterborough Structure Plan (2003) policies P6/1 and P9/8 and Cambridge Local Plan (2006) policies 3/7 and 10/1.

Public Art

8.95 The proposed development requires a contribution to be made towards the provision of public art. A contribution is sought for a value equal to 1% of the construction costs of the project, either to be provided as a commuted sum, or preferably as on-site provision to an equivalent value.

8.96 The applicants have confirmed their agreement to meet the 1% requirement. Subject to the completion of a S106 planning obligation to secure the requirements of the Planning Obligation Strategy (2004), I am satisfied that the proposal accords with Cambridgeshire and Peterborough Structure Plan (2003) policies P6/1 and 9/8 and Cambridge Local Plan (2006) policies 3/7 and 10/1.

Travel Plan

8.97 The application proposes that the NHS elements of the scheme are incorporated into the existing Addenbrooke’s Travel Plan whilst other occupiers of the development, such as the Hotel, promote their individual travel plans that reflect the Addenbrookes Travel Plan but also apply to their particular situation.

8.98 The baseline data for use would be taken from the annual Addenbrooke’s Travel Survey and individual monitoring of baseline travel patterns provided by tenants.

8.99 The TA includes the contents of an Outline Travel Plan, which will provide a framework for detailed plans to come forward. The Outline Travel Plan includes a series of suggested initiatives to be incorporated into detailed Travel Plans. These are can be split into campus wide travel plan initiatives and individual company travel plans. I have summarised the suggested initiatives to be considered below:

Campus Wide

49 of 66 1. Discounted bus tickets. 2. The restriction of car parking provision on site for staff that live within a 2 mile radius (with exceptions such as disabled drivers). 3. The consideration of an extension of the above to increase the restriction to a 3 mile radius and those people that live within 5 minutes walk of a direct public transport route to 2020. 4. A campus wide car sharing scheme and data base 5. The introduction of a car club 6. Improvements to the existing cycle repair service at Addenbrookes on Wednesdays 7. The expansion of the existing Bicycle User group

Proposed Individual Company Travel Plans for Consideration

1. Public Transport Information packs. 2. Free travel for employees on public transport for one month. 3. Interest free loans for staff that commute by rail. 4. The promotion of sustainable events such as a ‘Walk to Work Week’. 5. The provision of a staff pool of bicycles. 6. Company car share schemes. 7. The provision of secure, sheltered bicycle provision together with lockers and showers within the buildings and the provision of free safety equipment. 8. Phased terms of reduction in parking provision within the proposed temporary car parks. 9. The provision of interest free loans to staff to purchase bicycles. 10. The provision of interest free loans to staff to purchase motorcycles. 11. The charging of parking for employees within individual plots. 12. Preferential car parking spaces for car sharing employees. 13. Flexible working hours. 14. Environmentally friendly pool cars.

8.100 In my opinion, the promotion of Travel Plans on the site to either be incorporated or accord with the existing Addenbrookes Travel Plan is encouraging and accords with adopted policy. Any S106 agreement would have to ensure the precise details of any Travel Plan are submitted prior to occupation.

10.0 CONCLUSION

10.1 The principle of the development is acceptable. The parameters within which the development is being sought are reasonable, and the Design and Access Statement adequately addresses how the development will relate to its immediate context and emerging plans for the 2020 site. The applicants have agreed to meet the terms of policy 8/16 and recommended conditions will ensure the site also delivers other sustainability measures such as BREEAM standards, bio-diversity enhancements and surface water SUDS measures where appropriate.

10.2 Any impact on residential amenity can be adequately mitigated through careful control over construction and design of buildings. Environmental impacts are subject to control through the imposition of conditions. Impacts on air quality are not 50 of 66 considered sufficient reason to refuse planning permission and are best tackled strategically. Highway safety and transport impacts are agreed with the County Council and appropriate for the development. Concerns raised by third parties in this respect do not warrant a refusal of planning permission or revision of the transport assessment. Car parking levels need to be capped and subject to the size of reserved matters applications, agreed prior to the construction of the car park. The proposed cycle parking provision is appropriate. Subject to the signing of a S106 agreement in accordance with the terms as set out, I am satisfied that the impact of the proposal can be suitably mitigated.

11.0 RECOMMENDATION

APPROVE subject to the satisfactory completion of the s106 agreement by 16 January 2008 and subject to the following conditions:

1. Application for approval of the reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission.

Reason: In accordance with the requirements of section 51 of the Planning and Compulsory Purchase Act 2004.

2. The development hereby permitted shall be begun before the expiration of two years from the date of approval of the last of the reserved matters to be approved.

Reason: In accordance with the requirements of section 51 of the Planning and Compulsory Purchase Act 2004.

3. Approval of the details of the access, appearance, landscaping, layout and scale (hereinafter called the reserved matters) shall be obtained from the local planning authority in writing before any development is commenced.

Reason: To ensure that all necessary details are acceptable (Cambridgeshire and Peterborough Structure Plan 2003 policy P1/3 and Cambridge Local Plan 2006 policies 3/2, 3/4, 3/7, 3/11, 3/12, 4/2, 4/3 and 4/4).

4. Any reserved matters application shall substantially accord with the approved layout concept plan ref.6154/PL/80003.

Reason: To ensure that the development of the site is in accordance with agreed principles (Cambridgeshire and Peterborough Structure Plan 2003 policies P1/3, P6/1 and 9/8 and Cambridge Local Plan 2006 policies 3/2, 3/4, 3/7, 3/11, 3/12, 4/2, 4/3 and 4/4).

5. Unless otherwise agreed in writing by the local planning authority, all buildings shall be within the limits of approved parameter plans 6154/PL/80008 Rev E and 6154/PL/80007 Rev B.

51 of 66 Reason: To ensure that the development of the site is in accordance with agreed parameters (Cambridgeshire and Peterborough Structure Plan 2003 policies P1/3, P6/1 and 9/8 and Cambridge Local Plan 2006 policies 3/2, 3/4, 3/7, 3/11, 3/12, 4/2, 4/3 and 4/4).

6. Unless otherwise agreed in writing by the local planning authority, the proposed Piazza shall be a minimum of 40m in width as measured between building facades.

Reason: To ensure that sufficient space is afforded to the Piazza to enable it to function as a strategic area of public realm (Cambridgeshire and Peterborough Structure Plan 2003 policy P1/3 and Cambridge Local Plan 2006 policies 3/4, 3/7 and 3/11).

7. Unless otherwise agreed in writing by the local planning authority, the development shall not exceed 60,100sqm of gross floor space and shall not exceed gross floor space limits for the following uses:

- Hotel: 14,500sqm - Development Centre: 6,000sqm - Learning Centre: 5,100sqm - Shared Accommodation/Circulation areas: 4,750sqm - Seminar/Conference Centre: 2,700sqm - Club/Interaction space: 850sqm - Retail: 700sqm - Car Park: 25,500sqm

Reason: To ensure that the development takes place in accordance with the principles and parameters contained within the description of development (Cambridgeshire and Peterborough Structure Plan 2003 policies P1/3, P6/1 and 9/8 and Cambridge Local Plan 2006 policies 3/2, 3/4, 3/7, 3/11, 3/12, 4/2, 4/3 and 4/4).

8. Unless otherwise agreed in writing with the Local Planning Authority, prior to the commencement of development for the construction of the car park, the precise number of spaces, which shall not exceed 994 spaces, shall be agreed in writing with the Local Planning Authority. All those spaces put forward in the Transport Assessment as lost as a result of the development shall be permanently removed for car parking provision prior to the opening of the car park.

Reason: To ensure that the level of provision of car parking is fully justified and to ensure the encouragement of sustainable transport to and from the site (Cambridge Local Plan 2006 policy 8/10).

9. No development shall take place until sample panels of the materials to be used in the construction of the external surfaces has been submitted to and approved in writing by the local planning authority. The panels shall show the proposed combination of external materials to be used. The development shall be constructed in accordance with the approved samples.

52 of 66 Reason: To ensure that the appearance of the external surfaces is appropriate (Cambridgeshire and Peterborough Structure Plan 2003 policy P1/3 and Cambridge Local Plan 2006 policies 3/4, 3/7 and 3/12).

10. Before any development is commenced details of the existing and proposed levels of all buildings or structures and the levels of the site and any changes proposed to the site shall be submitted to and approved in writing by the local planning authority. The development hereby approved shall then be constructed in accordance with the approved levels details unless otherwise agreed in writing by the local planning authority.

Reason: In order to safeguard the character and appearance of the area (Cambridge Local Plan 2006 policies 3/4, 3/7 and 3/12).

11. Prior to the commencement of development a bio-diversity enhancement plan shall be submitted to and approved in writing by the local planning authority. The Plan shall set out to promote identified and agreed bio-diversity action plan targets with the objective of enhancing the net biodiversity of the site as a result of development. The plan shall set out the timing of provision in relation to the phasing of development on the site and shall be carried out in accordance with the approved details.

Reason: To ensure that the development of the site conserves and enhances ecology (Cambridge Local Plan 2006 policies 4/3, 4/6, 4/7 and 4/8).

12. No development shall commence until a detailed surface water strategy has been submitted to and approved in writing by the Local Planning Authority. The strategy shall be based upon a SUDS hierarchy, as espoused by DTI publication `Sustainable Drainage Systems CIRIA C609æ and this Councils adopted supplementary planning document `Sustainable Design and Construction (2007). The strategy shall maximise the use of measures to control water at source as far as practicable to limit the rate and quantity of run-off and improve the quality of any run-off before it leaves the site or joins any water body.

If source control infiltration SUDS methods are demonstrated to be impracticable or only partly feasible, the strategy shall promote other measures such as swales, surface water retention ponds, wetlands or other surface water retention measures to promote infiltration and mimic as far as possible existing natural greenfield run-off patterns (rates and volumes) or any such strategic link to off-site measures with the adjacent 2020 site.

53 of 66 The strategy shall include details of all flow control systems and the design, location and capacity of all such SUDS features and shall include ownership, long-term adoption, management and maintenance scheme(s) and monitoring arrangements/responsibilities, including detailed calculations to demonstrate the capacity of receiving on-site strategic water retention features without the risk of flooding to land or buildings. The development shall be carried out in accordance with the approved details and no building shall be occupied or used until such time as the approved detailed surface water measures have been fully completed in accordance with the approved details.

Reason: In order to safeguard against the increased risk of flooding, to ensure adequate flood control, maintenance and efficient use and management of water within the site, to ensure the quality of the water entering receiving water courses is appropriate and monitored and to promote the use of sustainable urban drainage systems to limit the volume and rate of water leaving the site (Cambridgeshire and Peterborough Structure Plan 2003 policy P1/3 and Cambridge Local Plan 2006 policy 4/16).

13. No development shall commence until details of the foul water drainage for the site have been submitted to and approved in writing by the local planning authority. The drainage works shall be constructed in accordance with the approved details prior to the occupation of any building.

Reason: To prevent the risk of pollution to the water environment (Cambridge Local Plan 2006 policies 4/16, 8/18).

14. Prior to the commencement of development, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the local planning authority. The CEMP shall include the consideration of the following aspects of construction:

a) Site construction and phasing programme. b) Contractors site storage area/compound location c) Building material, plant and equipment storage areas d) Contractor parking arrangements for construction and personnel vehicles; and the location of contractor offices. e) Contractors access arrangements for vehicles, plant and personnel including the location of construction traffic routes to and from the site, details of their signing, monitoring and enforcement measures. f) Screening and hoarding locations/details. g) Construction hours. h) Delivery times for construction purposes. i) Noise method, monitoring and recording statements in accordance with the provisions of BS 5228 (1997). j) Maximum noise mitigation levels for construction equipment, plant and vehicles. k) Vibration method, monitoring and recording statements in accordance with the provisions of BS 5228 (1997). 54 of 66 l) Maximum vibration levels. m) Dust management and wheel washing measures. n) Site lighting. o) Drainage control measures including the use of settling tanks, oil interceptors and bunds. p) Access and protection arrangements around the site for pedestrians, cyclists and other road users. q) External safety and information signing and notices. r) Liaison, consultation and publicity arrangements including dedicated points of contact. s) Prior notice and agreement procedures for works outside agreed limits. t) Complaints procedures, including complaints response procedures. u) Membership of the Considerate Contractors Scheme.

The development shall be carried out in accordance with the approved CEMP.

Reason: To ensure the environmental impact of the construction of the development is adequately mitigated and in the interests of the amenity of nearby residents/occupiers (Cambridge Local Plan 2006 policy 4/13).

15. Prior to the commencement of development, a Detailed Waste Management Plan shall be submitted to and approved in writing by the local planning authority. The Plan shall include details of:

a) the anticipated nature and volumes of waste. b) measures to ensure the maximisation of the reuse of waste. c) measures to ensure effective segregation of waste at source including waste sorting, storage, recovery and recycling facilities to ensure the maximisation of waste materials both for use within and outside the site. d) any other steps to ensure the minimisation of waste during construction e) the location of facilities pursuant to criteria b/c/d. f) proposed monitoring and timing of submission of monitoring reports. g) the proposed timing of submission of a Waste Management Closure Report to demonstrate the effective implementation, management and monitoring of construction waste during the construction lifetime of the development.

Unless otherwise agreed in writing, thereafter the implementation, management and monitoring of construction waste shall be undertaken in accordance with the agreed details and no building shall be occupied until a Waste Management Closure Report has been submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure the sustainable management of construction waste (Cambridgeshire and Peterborough Structure Plan 2003 policy P1/3).

55 of 66 16. In the event that the foundations for the proposed development require piling, prior to any piling taking place a method statement shall be submitted to and approved in writing by the local planning authority detailing the type of piling to be used, potential noise and vibration levels at the nearest noise sensitive locations in accordance with British Standard 5228 æ Part 4 and mitigation measures to be undertaken in order to safeguard the amenity of adjacent residents. The piling mitigation shall be carried out in accordance with the approved details.