Greater Cambridge Local Plan Preferred Options

The focus of development in the new settlements and strategic sites in Cambridge and to the north of the GCLP is generally appropriate, however, this needs to be balanced against the need for providing homes and jobs in areas, including the rest of the rural area which makes use of existing infrastructure, and where there is access to existing public transport links.

Please see additional written representations submitted in relation to sites 40088 and 40089 for further details.

The general policy of restraint in relation to the rest of the rural area which fails to recognise the growth potential of areas, including Meldreth and Melbourn, where there is good public transport access.
The proposed allocations at Meldreth and Melbourn do not reflect the fact that this is a highly sustainable location and that sites 40088 and 40089 are very close to Meldreth Station. Both of these areas of land are largely unconstrained and have the potential for sustainable growth.

The general approach to development in this area is supported, however, there is clearly potential for sustainable growth in some areas which is not recognised. The potential of Meldreth and Melbourn to provide additional homes and jobs is not currently reflected in the policies relating to the area.

There is a restrictive approach to development within the rural areas irrespective of the level of sustainability of settlements. In respect of the land the subject of these representations, the villages of Meldreth and Melbourn are clearly in sustainable locations and this has been recognised in the assessments undertaken by the councils.

Furthermore, the relevant guidance provided by the NPPF does not necessary limit growth of an appropriate scale in rural areas, but instead seeks to enable these to prosper and for growth to be promoted where it will maintain or enhance the viability of the settlement and/or areas within it as a source of both homes and jobs. The GCLP does not achieve this objective in its current form, and it is maintained that a greater balance needs to be achieved between promoting development in the key target locations, whilst also recognising the growth potential of sustainable locations with good access to public transport links and employment opportunities.

More specifically, it is considered that the Land to the West of Station Road represents a suitable site for the provision of new housing and that its development would deliver new homes in close proximity to a key public transport node in the form of Meldreth Station. The proximity of the site to Melbourn would also mean that the range of services and facilities in the larger settlement are easily accessible by pedestrians and cyclists. The site itself is largely unconstrained, and represents a deliverable site where because of its scale, development could be realised within five years.

Furthermore, the allocation of this site and its redevelopment for predominantly residential use would enable the creation of a more attractive environment at this key gateway to Meldreth. The presence of poor-quality former agricultural buildings in this prominent location fails to capitalise on the locational advantages of this well-located site at the edge of the settlement, where prospective residents would have safe and convenient access to amenities in both Meldreth and Melbourn.

While it is acknowledged that it would not necessarily be appropriate for the entire area currently identified as site: 40088 to be allocated for development, the areas closest to the settlement would represent an appropriate, proportionate and highly-sustainable addition to the existing residential areas of the village. The development of this site would also result in additional public benefits in the form of enhancements to the accessibility of the countryside and improved linkages between the two settlements. The latter would be provided for by the land owner whose wider holding includes key areas of land between the two villages where improvements to pedestrian and cycle links in particular would significantly improve access to the railway station for residents of Melbourn, and connectivity between the settlements more generally.

There are significant public benefits arising from the development of the site to the West of Station Road, which include:

• Provision of housing in a genuinely sustainable location where there would be convenient access to Meldreth Station and where walking and cycling represent the easiest means of travelling to it.
• Improvements to the vehicular access currently serving the employment site which in its current form does not necessarily provide for a safe and effective junction.

• Improvements to the accessibility of the footpath network to the south of Meldreth and access to the countryside.

In addition, it is notable that the development of this particular site would be preferable to the use of land on the north-eastern edge of Melbourn for mixed-use (including housing), when it would be better for this to be allocated specifically for the expansion of Melbourn Science Park. By contrast to the land at the southern edge of Meldreth, the proposed allocation of land to the north-east of Melbourn would not necessarily represent the most suitable or appropriate location for new housing, particularly since this would be over 2km from the railway station. Prospective residents of new housing in this part of the village would be more likely to use private cars for commuting, whereas residential development on the Site that is the subject of these representations would promote the use of public transport, walking and cycling, ultimately resulting in a more sustainable form of development.

As well as being particularly well-located to the key public transport links providing access to rail services and buses linking Meldreth to other settlements, it is notable that this site is also within easy walking distance of schools with Meldreth Primary School only 500 metres to the north. The Secondary School at Melbourn Village College is also within walking distance of the site. The distance of 1.6km (one mile), between the site and the school site means that this is within reach for children of secondary school age using existing road and footpath links. There are also opportunities to improve access between Meldreth and the secondary school which would further reduce the prospect of the need for journeys between the two areas by private cars.

It is notable that there are commitments to improve public transport to the village as noted in Figure 22 of the GCLP and provide new and improved walking and cycle routes. Development of the land subject to this representation would lead to further improvements in sustainability and support new housing and employment in a sustainable location. This connectivity represents a key advantage and opportunity to generate significant environmental and connectivity improvements for the two settlements. This will increase the wellbeing and social inclusion and spread the benefits of growth, helping to create healthy and inclusive communities.

On the basis of the above, the site is largely unconstrained, and should be considered suitable for development. Accordingly, it should be allocated for residential development which would maximise the opportunity that exists to provide for the sustainable expansion of Meldreth.

The land subject to these representations is also readily deliverable with no known technical or physical constraints that would prevent the site from being developed within the first five years of the Plan period. There is firm interest from a residential developer which is a further indication that the potential of this site, while the size of the site means that it could be developed without the need for significant additional infrastructure. The benefits arising from the development would therefore be realised within the first five years of the plan period.

Please see additional written representations in relation to sites 40088 and 40089 for further details.

The proposed allocations at Meldreth and Melbourn do not reflect the fact that this is a highly sustainable location and that sites 40088 and 40089 are very close to Meldreth Station. Both of these areas of land are largely unconstrained and have the potential for sustainable growth.

The general approach to development in this area is supported, however, there is clearly potential for sustainable growth in some areas which is not recognised. The potential of Meldreth and Melbourn to provide additional homes and jobs is not currently reflected in the policies relating to the area.

There is a restrictive approach to development within the rural areas irrespective of the level of sustainability of settlements. In respect of the land the subject of these representations, the villages of Meldreth and Melbourn are clearly in sustainable locations and this has been recognised in the assessments undertaken by the councils.

Furthermore, the relevant guidance provided by the NPPF does not necessary limit growth of an appropriate scale in rural areas, but instead seeks to enable these to prosper and for growth to be promoted where it will maintain or enhance the viability of the settlement and/or areas within it as a source of both homes and jobs. The GCLP does not achieve this objective in its current form, and it is maintained that a greater balance needs to be achieved between promoting development in the key target locations, whilst also recognising the growth potential of sustainable locations with good access to public transport links and employment opportunities.

More specifically, it is considered that the Land to the East of Station Road represents a suitable site for the provision of new housing and that its development would deliver new homes in close proximity to a key public transport node in the form of Meldreth Station. The proximity of the site to Melbourn would also mean that the range of services and facilities in the larger settlement are easily accessible by pedestrians and cyclists. The site itself is largely unconstrained, and represents a deliverable site where, because of its scale, development could be realised within five years.

While it is acknowledged that it would not necessarily be appropriate for the entire area currently identified as site: 40089 to be allocated for development, the area of 3.8 hectares to the east of the A10 and to the west of Melbourn, would represent an appropriate, proportionate and highly-sustainable addition to the existing village. The development of this site would also result in additional public benefits in the form of improved access across the land (potentially involving a new river crossing and the provision of a more direct link between north and east Melbourn and Meldreth Station), and enhancements to the existing pedestrian and cycle links across land owned by the promoter of this site to improve the attractiveness of making journeys across this land to or from the station.

There are significant public benefits arising from the development of the site to the East of Station Road which include, but are not necessarily limited to:

• The provision of housing in a genuinely sustainable location where there would be convenient access to Meldreth Station and a range of facilities and services in Melbourn;
• Improvements to the accessibility of the existing footpath linking Melbourn and Meldreth Station (the existing link may be upgraded in order to improve the condition and lighting of the existing pedestrian and cycle link);
• Provision of access to the western bank of the River Mel which is not currently accessible to the general public;
• Provision of new pedestrian and/or cycle links across the site to enable the creation of direct links between the northern and eastern areas of Melbourn and Meldreth Station (subject to the provision of a new crossing over the River Mel and continued onward access across third party land).

In addition, it is notable that the development of this particular site would be preferable to the use of land on the north-eastern edge of Melbourn for mixed-use (including housing), when it would be better for this to be allocated specifically for the expansion of Melbourn Science Park. The proposed allocation of land to the north-east of Melbourn would not necessarily represent the most suitable or appropriate location for new housing, particularly since this would be over 2km from Meldreth Station. Prospective residents of new housing in this part of the village would therefore be more likely to use private cars for commuting, whereas residential development on the Site that is the subject of these representations would promote the use of public transport, walking and cycling, ultimately resulting in a more sustainable form of development. The close proximity of housing to both the railway station to the west and the amenities within Melbourn to the east would make it more attractive to travel on foot or by bicycle to gain access to these facilities.

As well as being well-located to public transport links, retail outlets and other associated facilities, it is notable that this site is also within easy walking distance of schools with Meldreth Primary School only 500 metres to the north. The Secondary School at Melbourn Village College is also within walking distance of the site. The distance of 1km between the site and the Secondary School (which it may subsequently be possible to reduce significantly if the access improvements outlined above are achieved), would make the school within easy walking distance for children of secondary school age. Should the improvements in access across the site also be realised, this would significantly improve access and reduce the distance and time taken to travel by foot or by bicycle between Meldreth and the secondary school which would further reduce the prospect of the need for journeys between the two areas by private cars.

It is notable that there are commitments to improve public transport to the village as noted in Figure 22 of the GCLP and provide new and improved walking and cycle routes. Development of the land subject to this representation would lead to further improvements in sustainability and support new housing and employment in a sustainable location. This connectivity represents a key advantage and an opportunity to generate significant environmental and connectivity improvements for the two settlements. This will increase the wellbeing and social inclusion and spread the benefits of growth, helping to create healthy and inclusive communities.

On the basis of the above, it can be concluded that the 3.8 hectare site to the East of Station Road (and in particular the area to the east of the A10), is largely unconstrained, and should be considered suitable for development. Accordingly, it should be allocated for residential development which would maximise the opportunity that exists to provide new housing in a sustainable location which would enhance the viability of local services in Meldreth and Melbourn.

The land subject to these representations is also readily deliverable with no known technical or physical constraints that would prevent the site from being developed within the first five years of the Plan period. There is firm interest from a residential developer which is a further indication that the potential of this site, while the size of the site means that it could be developed without the need for significant additional infrastructure. The benefits arising from the development would therefore be realised within the first five years of the plan period.

Please see additional written representations for further details.

It is noted that the provision of infrastructure to facilitate new development and to ensure that this can be accommodated in the target locations (primarily in the large-scale growth areas and new settlements to the north of Cambridge, at Northstow and at Cambourne). However, it is not considered that sufficient attention has been given to the role of existing infrastructure and how locations in the GCLP area which are currently well-served by public transport links can contribute to sustainable growth.

The role of Meldreth Station and other public transport nodes, particularly those which provide access to rail services, is not given sufficient prominence. As highlighted above, the fact that settlements benefitting from convenient access to the rail network do not have greater prominence as a focus for sustainable development represents a significant missed opportunity. There is an opportunity to address this by recognising the potential of existing infrastructure to accommodate growth which is proportionate to the scale of the settlement.

Please see additional written representations for further details.

The general approach to the provision of housing is supported. It is recognised that affordable housing is an important component of major development schemes, and that the rate of affordable housing proposed is appropriate in the context of the GCLP area where affordability is a key issue.

The inclusion of a specific policy relating to rural exception sites is supported. This should recognise that where there is evidence of need, schemes which provide new homes to meet this address this issue should be supported even where these may be contrary to other policy objectives. Any policy approach should ensure that particular weight is given to the provision of housing which addresses a specific need for housing, particularly where it is possible to demonstrate that this represents sustainable development and access is provided to a range of facilities and transport links.

Please see additional written representations for further details.

The proposals to promote mixed use development, including residential uses on land towards the east of Melbourn would potentially reduce the prospect of further growth or expansion of the successful employment areas where high-technology, research and development and related facilities are now well-established.

Unlike more conventional employment premises, the research and development sector is one where there is significant potential for growth and one where growth would support and fund additional development.

It is evident that the proposed allocation of the land adjacent to the existing Science Park for mixed use development (with only 2.5 hectares of the total site area of 6.5 hectares identified for employment use), would potentially restrict the future growth and expansion of this key sector. The proposed allocation represents a unique source of land for the expansion of the Science Park while it is not necessarily the most suitable site for residential development in Melbourn or Meldreth.

Please see additional written representations for further details.

In light of the overarching objective of preventing or reducing carbon emissions, and mitigating against the impact of climate change, it is clear that development which clearly promotes, and effectively encourages, the use of public transport, particularly where there is direct access to rail services in particular should be supported. The current development strategy delivers new development in the north of the Greater Cambridge Area but fails to maximise the opportunities for sustainable development in the southern areas where the areas in close proximity to public transport links are not allocated for growth.

4.The policy approach to biodiversity and green spaces is supported. There is significant potential to enhance the biodiversity of the areas proposed for development in Meldreth and Melbourn. The creation of new residential areas would replace existing areas of agricultural land which currently have low levels of biodiversity. It is therefore anticipated that there is significant potential for enhancements to biodiversity and opportunities for net gain of 10% or greater to be achieved as part of development proposals.

Please see additional written representations for further details.

The GCLP promotes a cohesive society and healthy communities. This is supported. A key factor in achieving this is a thriving economy, including a supply of market and affordable housing in a range of areas and where this benefits residents of all areas of the CLP area. At present, the absence of any proposed allocations in Meldreth does not promote or support the objective of delivering wellbeing and inclusion by ensuring that there is access to housing, and that new residential areas are provided where prospective residents have access to public transport. The allocation of land at Meldreth would contribute towards achieving these objectives and would be consistent with this overarching policy.

Please see additional written representations for further details.

The Great Places Policies in the GCLP are generally supported. The proposed policy approach towards the enhancement of landscape character is supported, although it is important to recognise that there are variations within broadly defined landscape character areas. Many areas, particularly those on the edge of existing settlements, or which are well-contained by existing physical features, will have a much more limited visual impact than areas which are also subject to the same broad landscape designation. Provided these policies enable the site-specific circumstances are taken into account when assessing the visual impact of any particular location, these policies would represent an important aspect of maintaining high quality environments in the GCLP area.

Please see additional written representations for further details.