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The identification of Land at Babraham Research Campus to be allocated as a proposed Policy Area for employment development, comprising the existing built area of the Campus and further areas adjoining the existing built area of the Campus, and the release of land within the Policy Area from the Green Belt is supported.
The identification for expansion of the Campus, comprising redevelopment of existing areas of the Campus and development of land adjoining the Campus is also supported.
The Council’s Greater Cambridge Employment Land and Economic Development Evidence Study (November 2020) provides a detailed understanding of potential future employment change for all jobs in the area, including exploring the key sectors that drive employment growth in the Greater Cambridge area.
The Study confirms that Life Science cluster in Greater Cambridge continues to grow with a need for additional research and development laboratory space identified. Businesses are looking for flexible workspace where new and growing businesses can locate and, with time, expand. Life science companies tend to prefer to cluster together and close to research institutes and, in some cases clinical medicine, in order to benefit from the exchange of ideas, information, resources.
Appendix H of the Councils Employment Land and Economic Development Evidence Study provides a summary of land availability in Greater Cambridge. The Babraham Institute (the historical name for the Campus) is included under site reference 45 and the summary notes that “intensification opportunities are limited given greenbelt sensitivities”. The Policy Recommendation within the summary is subsequently confirmed as “the site should be
considered for employment designation”.
This growing need for additional research and development laboratory space is further evidenced by the Socio-Economic Assessment undertaken by Bidwells LLP on behalf of BRC Ltd (Appendix 3). This confirms that the Babraham Research Campus continues to be hugely successful and has seen rapid growth over the last five years, with a considerable amount of interest recorded by BRC Ltd by both existing tenants wanting more space and others wanting to be relocated to the Campus.
As a distinct co-location of academic research and commercial bioscience enterprise, the Campus has been highly successful in attracting companies to the site and is driving investment in the Cambridge Southern Research Cluster.
In practice, these distinct set of characteristics are not available anywhere else in the sub-region, or indeed the UK. The key point of difference when compared to other science and R&D centres in the country is the support infrastructure offered to start-ups, which gives the Campus its unique role within the life science research and development ecosystem.
The existing Campus is fully occupied and continues to experience high demand for space from both existing and prospective occupiers, with demand significantly outstripping supply. The Campus is operating with either no or virtually no void.
The rapid success of the Campus has now stalled and this has become a significant barrier to growth. Therefore, a key priority for the Campus is to enhance support to enable companies to continue to start-up, scale-up, grow and be retained in the UK.
For this to happen, further expansion is required, across all stages of the life science discovery and development lifecycle – from communal lab space to enable lone entrepreneurs and small ventures to test their science through to bespoke buildings to facilitate scale-up without the need to relocate. Such an approach is entirely consistent with the objectives of both national and local planning policy to support economic growth and particularly clusters of knowledge-driven, creative and high technology industries.
Specific to BRC, there is also a need for additional dedicated housing at the Campus. The BRC thrives in attracting the brightest minds in the biotech sector. Many are initially doctoral graduates of Cambridge University but originate from outside of the UK, do not have specific ties to the UK and will receive offers from across the world. If they are to be retained in the Greater Cambridge area, they need initial accommodation – a first step on the housing ladder. There is also a need for dedicated housing at the Campus for key underpinning support staff that operate the facilities at the Campus.
If this housing is not co-located with the Campus and provided only for employees at the site, those the BRC is seeking to attract will need to compete with the rest of the housing market.
While the Greater Cambridge Local Plan will facilitate higher rates of housing delivery, it will be sometime before this has a meaningful effect on house prices and availability. The BRC needs the accommodation now otherwise the rapid growth of the Campus seen in recent years is likely to stall. Co-locating housing with the employment will also reduce the need for staff and visitors to travel to/from off-site and therefore increase the internalisation of movements generated by the site. This will reduce the expansion’s impacts on transport infrastructure and services in the wider area.
In order to achieve the identified development aspirations it is appropriate to release the developed area of the Campus and adjoining land from the Green Belt. The area proposed for release from the Green Belt consists of the existing developed part of the Campus, in addition to two parcels of undeveloped land immediately to the south and north-west of buildings B940 and B950.
All other reasonable options for meeting the identified development needs have been explored and exceptional circumstances have been demonstrated to justify the release of land from the Green Belt.
Boundary of proposed Policy Area
The boundary of the proposed Policy Area is broadly supported but it needs to exclude the Church and Church Lane as that falls outside of the Campus estate.
Proposed Policy Direction
Remove the developed area of the Campus from the Green Belt.
The removal of the developed area of the Campus from the Green Belt is supported.
A Cambridge Green Belt Study (2021) has been prepared in support of the First Proposals consultation. The focus of the Study is to identify the contribution the Green Belt land makes to the Cambridge Green Belt purposes and the harm that is likely to result from expanding existing inset settlements (or settlements bordering the Green Belt’s outer edge).
The purposes of the Cambridge Green Belt are set out in Policy S/4 of the adopted South Cambridgeshire Local Plan, namely to:
● Preserve the unique character of Cambridge as a compact, dynamic city with a thriving historic centre;
● Maintain and enhance the quality of its setting; and
● Prevent communities in the environs of Cambridge from merging into one another and with the city.
The developed area of the Campus is identified within the Study as falling within Parcel BA2.
The Study concludes that the parcel has ‘low harm’ if released from the Green Belt. The parcel scored Limited/No Contribution to the first Purpose of the Cambridge Green Belt and Relatively Limited to the remaining two.
A Landscape and Visual Appraisal (LVA) and Green Belt Study has also been prepared by Bidwells LLP (Appendix 4) in support of these representations. The Green Belt Study assesses the impact of the proposed Campus expansion on the qualities of the Green Belt and makes recommendations about the appropriateness of removing the site from the Green Belt together with recommendations to inform the ongoing refinement of the design proposals.
The Site is largely well screened by the existing vegetation; the woodland density would also filter views during winter months. Furthermore, the proposed siting of the buildings preserves a compact built form, avoiding inappropriate sprawl. However, it is acknowledged that the proposed buildings will be visible in some views from Bridleway 12/12 close to the Campus. As seen from this location, the proposed development would reduce the gap between the existing buildings, resulting in some loss of a sense of openness within the Campus.
The Bidwells Green Belt Study concludes, in alignment with the Cambridge Green Belt Study (2021), that the proposed Campus expansion would result in a low level of harm. The analysis of visual and landscape aspects of the effects on the Green Belt found that the overall qualities and openness of the Cambridge Green Belt would be preserved, and the proposal will not cause harm. Where adverse effects are identified, these are limited to a very local scale (i.e. the Campus and its immediate context) and a restricted group of receptors (i.e. users of the Campus and nearby PRoWs).
Remove from the Green Belt and allocate an additional area for employment development (research and development) of 17.1 hectares within and adjoining the existing built area of the campus
The removal of the built area of the Campus and land adjoining the existing built area of the Campus from the Green Belt is supported.
It is not clear how the Council’s have calculated 17.1 hectares and BRC Ltd would welcome a discussion to clarify this. At this stage, the additional employment land (research and development) proposed to be delivered as part of the Campus expansion, through both redevelopment of the existing built area of the Campus and on land adjoining the Campus equates to 9.4 hectares (and circa 28,870 sqm of floorspace).
Identify the whole site release from the Green Belt as a Policy Area, requiring any proposals to:
− Restrict development to research and development (use class (E(g)(ii) Research and development of products or processes) and appropriate supporting ancillary uses and infrastructure.
This is Supported.
− Protect and enhance the landscaped setting of the site
BRC Ltd are committed to sustaining and improving the landscaped setting of the Campus.
An ecology and landscape-led approach has been taken within the emerging Campus expansion masterplan with health and wellbeing also playing an important role within the design process.
The masterplan responds to the existing strong landscape structure and important ecological features found within the Campus and wider area.
The masterplan also illustrates the diverse landscape typologies proposed within the vision, enhances screening to the existing and proposed built form and incorporates biodiversity enhancements. The strategy is to deliver at least 20% Biodiversity Net Gain.
The emerging illustrative masterplan for the Campus has also been informed by a Landscape and Visual Appraisal of the site (Appendix 4). This concluded that the proposal would not result in adverse visual effects on the overall openness of the Green Belt and there would be no adverse effects on the wider qualities of the Cambridge Green Belt, as the proposal would not alter the existing landscape character.
Notwithstanding this, the following design principles are recommended to be applied to future detailing of the Campus expansion in order to protect and enhance the landscaped setting of the site;
● Dense planting around built development to the west and north-west in order to mitigate visual effects experienced by receptors on the bridleway 12/12, road users on Babraham Road and residents at the edge of Sawston;
● Larger tree specimens to the north of the proposal to filter possible glimpses of the proposed built form and flues in views from the Roman Road recreational footpath (E2 European Long Distance Route);
● Retention of open, grassland landscape to the west of the Site to preserve the river landscape character and retain the capacity to improve and support the River Granta GI corridor;
● Internal green gaps between the existing and proposed built form to retain some local sense of openness.
It is noted that the mitigation of visual effects would be reliant on the successful establishment of proposed planting. Therefore, appropriate landscape maintenance plans can also be prepared to ensure the planting will thrive and grow successfully.
− Preserve the appearance of the conservation areas, and the setting of the Grade II Listed Babraham Hall and the Grade I Listed St Peters Church.
An initial Built Heritage Appraisal has been prepared by Bidwells LLP in support of these representations (Appendix 5). The Appraisal identifies the heritage assets which may be affected by the proposed allocation with reference to Section 66(1) and 72(1) of the Planning (Listed Buildings & Conservation Areas) Act 1990 and the National Planning Policy Framework (NPPF) where the impact of development on built heritage assets or their settings is being considered (Paragraphs 194-207).
The Appraisal also includes a site sensitivity plan, relating to built heritage only, which has been used to guide the potential approach to the location of development zones and inform the emerging illustrative masterplan for the Campus expansion. This takes into account the significance and setting of the identified built heritage assets as well as views in, out and across them.
The Appraisal concludes with an assessment of the initial impacts in terms of built heritage in the context of the emerging illustrative masterplan. This concludes the following:
● Key views to, from and across Babraham Hall are maintained. It is noted that some of the proposed developments are likely to be seen in the context of the Hall and as such, their detailed design, scale and massing will have to be carefully considered moving forward. This is also the case for the sited which are in proximity to the Parish Church of St Peter and the Babraham Conservation Area.
● A significant landscape is retained around the site maintaining a clear sense of the open and green landscape setting it currently holds. As such, the historic functional and visual contribution the site makes to the setting of the listed buildings within the site and the Conservation Area (and the assets this holds) is maintained. This also ensures a retained connectivity between the assets and the wider countryside which contributes to their wider
setting, context and understanding.
● Additional woodland, individual trees, copses planting, scrub planting, orchard and grassland planting are all proposed to strengthen the biodiversity of the site and enhance its green character. This is further reinforced with the addition of a proposed wetland and restored pond.
● Where areas of additional built form are proposed, the placement and location of these have been carefully considered. As shown on the illustrative masterplan, these are limited to areas which are either already developed or within areas that are in close proximity to developed areas. This creates a clear grouping to the built form within the site, providing a clear understanding of the evolution of it and allows for its continued growth to be achieved in
a manner which respects the heritage and landscape setting in which the site is located.
The Appraisal concludes that, at this early stage, if masterplanning is further developed to ensure impacts on built heritage assets are mitigated or removed altogether these impacts are likely to be at the level of “less than substantial” harm in terms of the policies of the NPPF – although it is not possible to define any more precisely the levels of impact at this stage until more detail is available.
− Protect and enhance the corridor of the River Granta (recognised as a county wildlife site)
BRC Ltd are committed to protecting and enhancing the corridor of the River Granta.
A priority for BRC’s approach to nature is, in the first instance, retaining the existing ecological value such as the flood plain which provides flood alleviation and locks up carbon. Overall, Campus expansion will enhance ecological value by delivering at least a 20% biodiversity net gain (BNG) in line with Natural Cambridgeshire’s Vision of doubling the nature conservation value of the area by 2050. This will consist of wider enhancements to the campus, including improvements to the river systems.
The biodiversity enhancements proposed specific to the corridor of the River Granta include:
● Restoring minor watercourses to a more meandering profile; reduce bankside gradient to a shallow cross-sectional profile and remove overhanging/shading trees;
● Allowing the river to overflow into low lying areas of chalk scrapes;
● River enhancement works including creation of riffles, bed-raising, localised regrading of banks to a more shallow profile, adaptation or removal of weir to enable fish passage and sensitive management of riverside trees and shrubs (in liaison with Wild Trout Trust).
Further detail on biodiversity enhancements are provided in the Preliminary Ecological Appraisal prepared by The Landscape Partnership which accompany these representations (Appendix 7).
− Take steps to include sustainable travel opportunities, including the opportunities provided by the planned Cambridge South East Transport Scheme (CSET).
A Transport Strategic Overview and Access and Movement Strategy has been prepared by Stantec and accompanies these representations (Appendix 8).
The Strategy sets out the access and movement ambition and commitments for BRC and has been used to inform the emerging Illustrative Masterplan for the campus expansion. BRC’s strategy is based on a sustainable expansion that integrates with existing and committed walking, cycling and public transport networks, such as the CSET scheme, so that the expansion has excellent connectivity with surrounding areas by these modes, as well as continued permeability through the Campus site.
The Strategy embraces a change in focus away from “highways” to a much more holistic “transport” approach, where mobility is provided by sustainable travel modes. This will ensure that the expansion of the Campus meets employees’ needs to travel to work by a choice of sustainable travel modes, along with promoting healthy lifestyles and delivering a sustainable, vibrant, and socially inclusive workplace. The key elements of the Strategy are summarised below;
Reducing the Need to Travel by Car and Build in Healthy Lifestyles
● The expansion in R&D facilities will be combined with additional on-site residential dwellings, for campus staff key workers, visiting scientists and PhD students at the Campus, which will reduce the need for staff and visitors to travel to/from off-site and therefore increase the internalisation of movements generated by the site. This will reduce the expansion’s impacts on transport infrastructure and services in the wider area;
● The expansion will include a comprehensive network of foot and cycle paths to provide safe, logical, convenient, and attractive links internally to the existing Campus’s R&D facilities, facilities and also residential dwellings;
● The existing and proposed expansion’s internal layout will create a high-quality development, engendering the feeling of a sense of ‘place’ in which staff and visitors experience pleasant landscaping, outdoor social areas and ‘shared accesses’ not ‘roads’ within the site. This will help with the vision of creating a healthy, socially inclusive, and well-connected campus.
Maximising Opportunities for New Types of Mobility
● New technologies, changing travel patterns and the focus on zero carbon will play a pivotal role in how we plan new developments. The transport strategy and planning for the campus expansion will need to be flexible and resilient so that it is responsive to these changes in order to maximise the resulting opportunities for new types of mobility. One example is that the developing masterplan includes for EV Charging bays and the ducting infrastructure to potentially connect more bays with a charging point in the longer term future to meet demand.
Prioritising Walking and Cycling for Local Trips
● The campus expansion will provide high quality walking and cycling connections to the surrounding countryside and committed sustainable infrastructure, including the Linton Greenway, and the numerous footpaths and bridleway surrounding the campus.
● Walking and cycling will be encouraged as part of a Travel Plan that will be prepared for the expansion and this Travel Plan will build on the existing successful Campus Travel Plan.
Maximising the Use of Public Transport
● As part of the expansion, Babraham Research Campus will work with the Greater Cambridge Partnership (GCP) to develop a public transport strategy that makes full use of the committed Cambridge South East Transport Scheme (CSET) public transport strategy and infrastructure. This could include new and / or extensions of the CSET committed bus services into the site;
● To maximise the use of public transport, the strategy for the campus expansion will include proactive encouragement to staff and visitors to use these improved bus services. This would be part of the continued updates to the existing Campus Travel Plan;
● Internal footways and cycleways will be connected up to the existing bus services operating along the A1307 that have and will continue to be improved as part of CSET Phase 1. They will also connect to the future committed public transport route that will run south of the site as part of CSET Phase 2.
Private Car Strategy
● The existing onsite theme of prioritising cyclists and pedestrians over motorised vehicles will be continued for each development zone, with cycle parking located close to main building entrances and linked to appropriate desire lines. The existing arrangement to direct all motorised employment traffic through the A1307 access roundabout will be continued to limit impact on the adjacent Babraham Village;
● Car parking provision will be balanced at a level which recognises likely demand, but also seeks to deter habitual car use for journeys that could be made by non-car modes. To meet this balance the existing campus parking/ floor area ratio will be continued into the expansion, or reduced, to allow levels much lower than current / future maximum local policy ratios;
● Car club spaces should also be provided as part of the expansion, so that staff can have access to a car but do not need to own one.
As referred to above, the Greater Cambridge Partnership (GCP) are planning transport improvements along the A1307 corridor between Cambridge and Haverhill as part of the Cambridge South East Transport (CSET) scheme. These commitments provide a significant opportunity to align and support the Campus plans for expansion. The transport improvement measures will help to ensure that the expansion is deliverable and accords with national and local transport policy guidance.
Phase 1 includes for the Linton Greenway, part of which runs through the Babraham Research Campus along the north-eastern boundary and provides a high quality, segregated connection for pedestrians and cyclists between Linton and Cambridge. It includes a new Toucan crossing of the A1307 immediately southeast of the site access roundabout, and a new shared footway / cycleway running northwest of the site access roundabout towards Cambridge. The crossing allows a safe crossing of the A1307 for users of the bus services that stop on the A1307 for Campus users and the shared footway / cycleway aids pedestrian and cycle connection with Cambridge.
Phase 2 of CSET is a major public transport, walking and cycling infrastructure scheme. It is made up of three key elements:
● A dedicated public transport link between the A11 and the Cambridge Biomedical Campus, running immediately to the south of the Babraham Research Campus, with potential connections into the Babraham Research Campus itself;
● A new Travel Hub facility near the A11/A1307 junction; and
● New cycling, walking and equestrian facilities running alongside the public transport link
A Transport and Works Act Order (TWAO) application for the scheme is planned to be submitted to the Secretary of State for Transport in Autumn 2021, with planned opening in 2025.
The CSET Phase 2 scheme will transform the accessibility of the existing Babraham Research Campus and therefore proposed expansion site by non-car modes. It will provide a high quality public transport link with Sawston, Stapleford and South Cambridge, including the proposed Cambridge South railway station at the Cambridge Biomedical Campus. The public transport services would be unaffected by congestion, enabling more reliable journey times and allowing public transport to compete more effectively with the private car.
The latest Babraham Research Campus annual travel survey asked the question whether staff would use “an off road public transport route as currently under review by Greater Cambridge Partnership for the A1307 South East corridor”. Of the responses, 52.1% of staff said they would use the GCP public transport scheme, which provides confidence that existing and future staff at the Campus would reduce their dependence on the private car by uptake of the CSET public transport scheme.
The Strategy concludes that there are no transport nor highways reasons why the Babraham Research Campus Expansion should not be allocated for development in the Greater Cambridge Local Plan.
− Retain the area of The Close as key worker and affordable housing to support the needs
of the Campus. Any future renovation or replacement should retain the low density character, which responds to the sensitive village edge location
BRC Ltd supports the area of The Close being retained as affordable housing for key workers to support the needs of the Campus.
The Campus expansion includes for the area known as ‘The Close’ which currently comprises 40 houses to be retained in residential use but redeveloped to consist of up to 60 new energy efficient dwellings and 100 new student apartments to ensure BRC can accommodate existing and anticipated future housing requirements for those who have a direct link with the Campus. The redevelopment will retain a low density character and respond appropriately to its village edge location.
The incorporation of suitable housing provision responds to the critical importance to recruit and retain staff in an increasingly competitive global market. It will also enable BRC to support staff in finding accommodation and reduce travel associated with the Campus for those living within walking distance
See attached Planning Representations for further detail
