8. Redevelopment Options
8.1 The opportunities and
constraints identified have informed the preparation of a
series of Redevelopment Options, which capture ways in which
the area could be regenerated.
8.2 A do nothing (baseline)
option has been rejected, because it would not meet the
Vision and Development Objectives for the area. However, it
is a useful starting point for comparing with other
redevelopment options in the Interim Sustainability Appraisal
which accompanies this document.
8.3 Four main Redevelopment
Options have been identified. Each option takes a more
comprehensive approach to redevelopment than the previous
option. These are summarised below:
SUMMARY OF REDEVELOPMENT
OPTIONS
Option 1: Lower Level of Redevelopment –
Creates an enhanced ‘Boulevard’ approach to the
proposed new railway station, to provide a gateway to
Cambridge. Focuses on regeneration of areas of more easily
available land, allowing existing business and the Water
Recycling Centre to stay, whilst creating a major new area
for businesses. This option could be delivered early, but
does little to secure the wider regeneration of the area.
Option 2: Medium Level of Redevelopment
– Focuses on regeneration of areas of more
easily available land, allowing existing business and the
Water Recycling Centre to stay. Includes new homes and a
local centre near the proposed new railway station, to
create a vibrant mixed use area around the gateway. More
comprehensive redevelopment improving existing areas south
of Cowley Road, to integrate them into the Station area. A
new road north of Cowley Road to separate out industrial
traffic from the main station access. Option for Nuffield
Road industrial area to change to offices / residential.
This option could be delivered in the short to medium term.
Option 3: Higher Level of Redevelopment
– Reconfiguration of the Water Recycling Centre onto a
smaller site, with more indoor or contracted operations,
subject to technical, financial and operational
deliverability. Would retain the Water Recycling Centre on
site but open up options for larger scale employment
redevelopment and a mix of other uses. This option is
complex and delivery of the full option would be in the
longer term. The potential to phase redevelopment to
achieve the objective of an early gateway to the proposed
new railway station would need to be explored, whilst
ensuring that the delivery of the full option is not
prejudiced by piecemeal redevelopment. Also in this option,
Nuffield Road industrial area is proposed for entirely
residential development, with existing industry relocated
north of Cowley Road.
Option 4: Maximum Level of Redevelopment -
Water Recycling Centre relocated off site, subject to
identification of a suitable, viable and deliverable
alternative site being identified. This would free up a
large area of land for redevelopment, and the opportunity
to comprehensively address the area. This option is complex
and delivery of the full option would be in the longer
term. The potential to phase redevelopment to achieve the
objective of an early gateway to the proposed new railway
station would need to be explored, whilst ensuring that the
delivery of the full option is not prejudiced by piecemeal
redevelopment.
8.4 The final development is
likely to be combination of aspects of more than one option,
so as well as giving us your views on the option as a whole,
you may wish to comment on individual elements.
8.5 The Water Recycling
Centre performs a vital infrastructure service for the
Greater Cambridge area. No alternative sites for the Water
Recycling Centre have been identified at this stage. In the
past, relocation has been explored and a viable alternative
site was not able to be identified at that time. At this
stage, views are sought on whether the advantages of the
maximum level of regeneration are such that this is the most
desirable option. In this case, the principle of relocation
would need to be explored again.
8.6 Both options requiring
significant changes to the Water Recycling Centre would
present significant delivery issues, and would require time
and investment to bring them forward. Development would need
to come forward in phases and early opportunities from the
delivery of the station due to open in 2016, to create a
vibrant and welcoming environment for Cambridge and South
Cambridgeshire’s residents and visitors, whilst working
towards the longer term goals of more comprehensive
redevelopment would need to be secured within the strategy of
delivering the longer-term vision of regenerating the wider
area.
8.7 Options also propose
different approaches to the Nuffield Road industrial area.
These range from no change, redevelopment for office type
uses, or redevelopment for housing. You may wish to
specifically comment on these issues.
8.8 The options have been
assessed against the vision, development objectives and
development principles and more specifically the five themed
areas of: land use; movement; environment/open space; built
form; and delivery.
8.9 Each option provides an
estimate of the capacity for development, including how much
employment floorspace or residential dwellings would be
created. All options include relatively high densities of
development, reflecting the location, and reflect experience
of similar locations in Cambridge. Higher densities have been
included around the proposed new railway station similar to
the CB1 development in Cambridge. No account has been taken
in these redevelopment options of potential additional
floorspace arising from intensification of existing
Business/Science Parks or taller buildings.
Redevelopment Options
Selection
8.10 The following questions
relate to both the Summary of the Redevelopment Options on
the two proceeding pages and the following Figures 6.1 to 6.4
and their related tables.
Question 10
Do you support or object to the proposals for the
CNFE area as included in option 1? Please provide comments
on what you like or dislike about this option.
Question 11
Do you support or object to the proposals for the
CNFE area as included in option 2? Please provide comments
on what you like or dislike about this option.
Question 12
Do you support or object to the proposals for the
CNFE area as included in option 3? Please provide comments
on what you like or dislike about this option.
Question 13
Do you support or object to the proposals for the
CNFE area as included in option 4? Please provide comments
on what you like or dislike about this option.
Question 14
Are there alternative redevelopment options you
think we should have considered? For example, do you think
the redevelopment options should include more residential
development, and if so to what extent?
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OPTION 1 - LOWER LEVEL
OF REDEVELOPMENT
Enhanced station approach and new employment
redevelopment to deliver a gateway to Cambridge. Focus
on regeneration of vacant or more easily available
land. Would support early delivery, but less
comprehensive development of the area.
- Improvements to Station approach to create green
‘boulevard’ and activity around the Station
- Major new Office / R&D development along Cowley
Road and around the new Station
- Industry and Warehousing to the rear of Cowley Road
- Local services such as small shops or coffee shops,
along the Station approach
- New Household Waste Recycling Centre on Waste Water
Recycling Centre or industrial land
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LAND USE/COMMUNITY
Positive
- Provides land for additional offices / R&D and
industry
- Supports existing successful businesses
- Regenerates vacant sites in the area
- New local services for employers and visitors
Negative
- Retaining Nuffield Road industrial uses continues
local traffic issues with heavy goods vehicles
- Water recycling centre constrains more
comprehensive redevelopment
- Limited local services on Station approach fails to
create a ‘hub’ for the area
- No residential uses means area focused entirely on
employment
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MOVEMENT/TRANSPORTATION
Positive
- Minimal changes to existing road network needed
- Enhances the approach to the proposed new railway
station
Negative
- Heavy reliance on Cowley Road to access all uses in
the area
- Does not improve pedestrian and cycle access
through Cambridge Business Park or across to the
Science Park
- Traffic impacts on Milton Road and existing
junctions need to be addressed.
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ENVIRONMENT/OPEN SPACE
Positive
- Creates an enhanced ‘green’ boulevard to the
proposed new railway station
- Improves green areas and watercourses on the site.
Negative
- Limited land for new open spaces.
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BUILT FORM
Positive
- Retains most existing buildings and uses, which
limits disruption to existing firms
- Creates business, shops and services along the
Station approach
Negative
- Limited redevelopment opportunities possible due to
existing constraints
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DELIVERY OF VISION
Positive
- Fewer land interests means less complex development
- Developments more likely to come forward earlier,
following soon after the Station
Negative
- Will not deliver such a major regeneration or
vision for wider area
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POSSIBLE OUTPUTS FROM THIS KIND OF OPTION
Offices/R&D: +7.7 hectares (+162,000m2
and up to 13,600 jobs);
Industry/Storage: +0.2 hectares;
Residential: 0 Hectares (0 dwellings);
New informal open space: +1.2 hectares
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OPTION 2 - MEDIUM LEVEL
OF REDEVELOPMENT
Slightly more comprehensive regeneration still
focused on areas of more easily available land.
Residential development and local centre near station.
Intensification and redevelopment of existing developed
areas, creating more employment development
opportunities. Would support early delivery, but less
comprehensive development than other options.
As option 1, but:
- Station car park replaced with multi-storey, to
free up space for development
- High density residential development near the new
Station
- More substantial local centre around a new public
open space, providing a greater range of shops and
services
- Further improved cycle and pedestrian links through
the area, linking Nuffield Road to Cowley Road
- Creation of a Green Corridor of open space crossing
the site
- Intensification of development of existing
industrial / office areas to make best use of these
areas
- New heavy goods vehicle route to serve industrial /
storage areas north of Cowley Road
- Redevelopment of Nuffield Road Industrial Estate
for offices / residential
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LAND USE/COMMUNITY
Positive
- Provides more land for additional Office /R&D
uses
- Residential uses, a larger local centre and new
public open spaces create a more balanced
neighbourhood, and activity at different times of the
day
- Intensification makes best use of land whilst
maintaining existing buildings and businesses
Negative
- Need to relocate larger number of existing
employment uses, particularly from Nuffield Road
- Overall reduction in land area for Industry /
Warehousing
- Residential uses around the station are ‘cut
off’ from neighbouring residential areas
- Water Recycling Centre constrains more
comprehensive redevelopment
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MOVEMENT/TRANSPORTATION
Positive
- Dedicated heavy goods vehicle route separates
lorries from traffic going to the Station
- Further improves the approach to proposed new
Railway Station
- Better movement across the area for cyclists /
pedestrians
Negative
- Potential traffic impact on Milton Road and
existing junctions due to amount of development
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ENVIRONMENT/OPEN SPACE
Positive
- Further enhances ‘green’ boulevard to the new
Station
- Significant new open space at the heart of the area
- Improves connections between green areas and
wildlife sites
- Improved setting and approach to Cambridge
Negative
- Residential uses require noise mitigation
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BUILT FORM
Positive
- Potential to create activity and development
fronting onto key routes
Negative
- Visual impact of multi-storey car park on edge of
the development will need to be considered
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DELIVERY OF VISION
Positive
- More land interests and greater complexity of
development, but still potential for early delivery
Negative
- Relocation of businesses affected by loss of
industrial land
- Cost of multi-storey car park to replace surface
car parking at the station
- Will not deliver such a major regeneration or
vision for wider area
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POSSIBLE OUTPUTS FROM THIS KIND OF OPTION
Offices/R&D: +7.8 hectares (+180,000m2
and up to 15,100 jobs);
Industry/Storage: -7.1 hectares net;
Residential +4.4 hectares (300 dwellings near Station,
140 Dwellings at Nuffield Road);
New Informal open space: +4.3 hectares
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OPTION 3 - HIGH LEVEL
OF REDEVELOPMENT
Reconfiguration of the Water Recycling Centre
onto a smaller site, with more indoor/contracted
operations. Would free up some land for redevelopment,
but technical / financial / operational constraints
need further exploration to see if delivery is
viable.
As option 2 but:
- Water Recycling Centre upgrade to reduce site area
and reduce environmental constraints
- Significant increase in land for new Offices /
R&D, and Industrial / Storage development
- New north south vehicular route to connect new
developments
- Redevelopment of Nuffield Road Industrial Estate
for housing
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LAND USE/COMMUNITY
Positive
- Reduction of Water Recycling Centre site frees up
land for development
- Allows more land to be used for office / R&D
and other uses
- Complete redevelopment of Nuffield Road will create
more comprehensive new neighbourhood
Negative
- Reduction of Water Recycling Centre site may prove
impracticable
- Need to relocate existing business uses (but there
is capacity on site)
- Residential uses around the station are ‘cut
off’ from neighbouring residential areas (but
potential to vary option to include more residential)
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MOVEMENT/TRANSPORTATION
Positive
- New road parallel to Cowley Road (north-south
route) creates a more accessible and better connected
layout for this larger regeneration
- Residential redevelopment of Nuffield Road will
remove industrial traffic from the road and improve
amenity of adjacent residential areas
Negative
- Potential traffic impact on Milton Road and
existing junctions due to larger amount of development
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ENVIRONMENT/OPEN SPACE
Positive
- More opportunities for additional open space
Negative
- Moves aggregate sidings nearer to watercourse,
pollution risks would need to be carefully managed
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BUILT FORM
Positive
- Greater potential for intensification of uses on
existing sites (due to reduced environmental
constraints)
- Location of residential development next to
proposed new railway station and local centre is very
sustainable
- Compact residential use with complimentary uses
will create a more balanced use of land
Negative
- Need to overcome possible conflict of uses between
railhead and associated sidings with adjacent B1
Office/R&D uses. Matters to consider may include
noise and dust.
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DELIVERY OF VISION
Positive
- More comprehensive redevelopment of the area, and
greater opportunities to deliver the vision and meet
development needs of Greater Cambridge
Negative
- Dependent on upgrade of Water Recycling Centre,
financial and technical issues make delivery difficult
- Some parts of the development more likely to come
forward later
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POSSIBLE OUTPUTS FROM THIS KIND OF OPTION
Offices/R&D: +14.7 hectares (+307,000m2
and up to 25,800 jobs);
Industry/Storage: +0.5 hectares net;
Residential +6.7 hectares (300 dwellings near Station,
330 dwellings near Nuffield Road);
New informal open space: +5.0 hectares
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OPTION 4 - MAXIMUM
LEVEL OF REDEVELOPMENT
Water Recycling Centre relocated off site. This
would allow comprehensive development of the wider
area, but relocation / technical / financial /
operational constraints need further exploration to
confirm whether delivery is viable. Full delivery is
complex and would be in the longer term. The potential
to phase redevelopment to achieve the objective of an
early gateway to the proposed new railway station would
need to be explored, whilst ensuring that the delivery
of the full option is not prejudiced by piecemeal
redevelopment.
As Option 3 but:
- Relocation of the Water Recycling Centre off site
(an alternative site has not been identified)
- Maximises capacity for redevelopment, particularly
new Offices / R&D
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LAND USE/COMMUNITY
Positive
- Relocation of Water Recycling Centre offsite
enables comprehensive redevelopment of the area
- Provides land for even more Office/ R&D, and
Industrial / Storage
Negative
- Possible imbalance between land uses (e.g.
residential is a minor component overall)
- Need to find an alternative viable site for Water
Recycling Centre
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MOVEMENT/TRANSPORTATION
Positive
- Expanded block layout creates a more accessible and
better connected layout for this larger redevelopment
option
Negative
- Potential traffic impact on Milton Road and
existing junctions due to larger amount of development
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ENVIRONMENT/OPEN SPACE
Positive
- More opportunities for additional open space
Negative
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BUILT FORM
Positive
- Opportunity for a more comprehensive scheme and
flexible built form
Negative
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DELIVERY OF VISION
Positive
- More comprehensive redevelopment of the area, and
greater opportunities to deliver the vision and meet
development needs of Greater Cambridge
Negative
- Dependent availability of alternative site and
funding replacement Water Recycling Centre
- Some parts of the development more likely to come
forward later
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POSSIBLE OUTPUTS FROM THIS KIND OF OPTION
Offices/R&D: +16.0 hectares (+328,000m2
and up to 27,600 jobs);
Industry/Storage: +5.8 hectares net;
Residential +6.7 hectares (300 dwellings near Station,
330 dwellings at Nuffield Road);
New informal open space: +5.0 hectares
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