Cambridge Northern Fringe East AAP - Issues and Options

Ended on the 2nd February 2015
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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.

(40) 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.

(41) 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.

(43) 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.

(46) 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.

(34) 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?

Figure 6.1

Figure 6.1

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

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

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.

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.

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

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

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

Figure 6.2

Figure 6.2

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

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

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

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

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

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

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

Figure 6.3

Figure 6.3

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

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)

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

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

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.

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

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

Figure 6.4

Figure 6.4

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

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

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

ENVIRONMENT/OPEN SPACE

Positive

  • More opportunities for additional open space

Negative

BUILT FORM

Positive

  • Opportunity for a more comprehensive scheme and flexible built form

Negative

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

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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