Greater Cambridge Local Plan Preferred Options

The First Proposals suggests that Greater Cambridge Local Plan will require developments to:

• Respect, retain or enhance local landscape character (as set out in the Greater Cambridge Landscape Character Assessment).
• Fully consider cumulative effects of development and incremental change on landscape character.
• Retain and enhance landscape features within new developments
• Protect and enhance the setting of Cambridge, including the green corridors extending into the city and along the River Cam corridor, and strengthen or recreate the well-defined and vegetated edge of Cambridge, improve visual amenity and enhance biodiversity.
• Protect and enhance the setting of the villages in South Cambridgeshire and continue to protect identified Important Countryside Frontages.
• Protect important green gaps such as between Longstanton and Northstowe.

Policy GP/LC goes on to state that the Important Countryside Frontages, identified in the South Cambridgeshire Local Plan 2018, are part of village character, and warrant continued protection.

As demonstrated in the accompanying Vision Document, Land West of London Road and the proposed development responds positively to the Important Countryside Frontage designated along London Road. The development of the Site provides an opportunity to create a gateway into the settlement, providing a transition between the wider settlement and the village. The delivery of a village park will reinstate the countryside frontage, framing the edge of the settlement and aligns with the principle of the designation.

The First Proposals document is also supported by a Landscape Character Assessment, prepared by Chris Blandford Associates (2021).

The Assessment identifies Fowlmere as having retained its small scale character and that it can be glimpsed from the wider landscape, benefitting from soft edges comprising mature hedges and hedgerow trees, shelterbelts, small fields and paddocks provide a transition between villages and the wider chalk landscape. The assessment goes on to state that “occasional lines of poplars and telegraph poles are occasional features which interrupt the skyline”.

Whilst we do not disagree with the Important Countryside Frontage designation, it should be noted that Land to the West of London Road, however, is bound by a mature hedgerow belt which dissects the Site from the wider countryside. The Site does not have long distant views to the countryside.

We support the content of Policy GP/QP, which seeks to encourage social cohesion through the provision of high quality landscaped areas, enhancing connectivity and responding to climate. We also understand the importance of providing a scheme that is landscape-led, promotes inclusivity and establishes well designed open spaces.

The Site proposes and proposed development includes the provision of a Village Park, which will provide an informal leisure destination for existing and future residents in Fowlmere. The Village Park is proposed to include picnic areas, walking and cycling routes, landscaped areas, and be supplemented with natural play areas.

It is acknowledged that the First Proposals include a requirement for 40% affordable housing on sites of 10 or more dwellings.
This is higher than the adopted Cambridge Local Plan approach of seeking 25% affordable homes on sites of 10-14 dwellings and 40% affordable homes on sites of 15 dwellings or more, however, we acknowledge there is an affordability issue within the Greater Cambridgeshire area which justifies the amended policy approach.
By proposing additional small to medium sized allocations within the Greater Cambridge area, including within the more rural Villages, this will ensure the delivery of affordable is housing dispersed across the wider area, providing a choice of affordable homes for future occupiers.

It is acknowledged that the First Proposals include a requirement for 40% affordable housing on sites of 10 or more dwellings.

This is higher than the adopted Cambridge Local Plan approach of seeking 25% affordable homes on sites of 10-14 dwellings and 40% affordable homes on sites of 15 dwellings or more, however, we acknowledge there is an affordability issue within the Greater Cambridgeshire area which justifies the amended policy approach.

By proposing additional small to medium sized allocations within the Greater Cambridge area, including within the more rural Villages, this will ensure the delivery of affordable is housing dispersed across the wider area, providing a choice of affordable homes for future occupiers.

We acknowledge and support the Councils’ commitment to delivering sustainable and inclusive communities “by minimising the need to travel and reducing travel distances, whilst ensuring there is effective and sufficient sustainable transport mode choice and improved connectivity for everyone of any ability”.
Land to the East Side of Cambridge Road offers connectivity across the pedestrian and cycle network, public transport and road network. Development of the Site fully aligns with the Councils’ commitment to delivering sustainable and inclusive communities, promoting walking and cycling and directing development to sustainable locations.

To ensure that the Greater Cambridge evidence base is robust and up-to-date and therefore accords with Paragraph 31 of the NPPF (2021) the Existing Transport Conditions Report (November 2020) and subsequent Transport Evidence Report (October 2021) should be amended to correctly reference all bus services across Greater Cambridge, notably the omitted bus service 915. As a result, the sustainability of Fowlmere should be reassessed, including its ability to accommodate development.

We acknowledge and support the Councils’ commitment to delivering sustainable and inclusive communities “by minimising the need to travel and reducing travel distances, whilst ensuring there is effective and sufficient sustainable transport mode choice and improved connectivity for everyone of any ability”.

Land West of London Road offers connectivity across the pedestrian and cycle network, public transport and road network. This is further discussed in the accompanying Vision Document.

As set out in the following Section and in response to the Greater Cambridge evidence base, the Site at Land West of London Road, Fowlmere aligns with the overall strategy for Greater Cambridge in so far as directing development to a location where active and public transport is a natural choice, providing an ability to deliver green infrastructure and providing facilities near to where people live.

Existing Transport Conditions Report (November 2020) and Transport Evidence Base Report (October 2021)
The Greater Cambridge emerging Local Plan is supported by a Transport Evidence Report (October 2021) and Existing Transport Conditions Report (November 2020).

The Existing Transport Conditions Report sets out the existing transport situation in the Study area for the emerging Greater Cambridge Local Plan. Table 8 of the Report, sets out the bus frequencies in Greater Cambridge.

Paragraph 3.2.1.2 relating to bus frequencies goes on to state:

“The frequency of these bus journeys is one of the major reasons that the bus mode share for journeys to work is so low in Greater Cambridge as the low frequency of services means that people’s arrival and departure times are limited. In addition the service times do not necessarily coincide with the start and end of the working day and certainly don’t allow shift workers to make use of the existing bus services.”

Associated Table 8, however, appears to have omitted Stagecoach bus service 915, which provides frequent links between Cambridge/Trumpington Park and Ride and Royston. This bus route also services Fowlmere and runs every hour. At particular points in the day, bus services 915 and 31 collectively service Fowlmere with two buses an hour.

The table below sets out the frequencies of these services within Fowlmere Monday to Friday travelling to the centre of Cambridge.

Bus Service 915 Bus Service 31
06:46 -
07:46 07:27
08:46 -
09:46 09:37
10:46 -
11:46 11:07
12:46 12:37
13:46 -
14:46 14:07
15:46 -
17:22 -
18:22 -
19:22 -

Table 8 is therefore incorrect and should be amended to correctly reference bus service 915 accordingly.
Notwithstanding the frequent bus services within Fowlmere, it should also be noted that Fowlmere is a 6 minute journey to Foxton, which benefits from a train station and busway, and also a 9 minute journey to Melbourn, which also benefits from a train station. Fowlmere therefore represents a sustainable location for accommodating development.

Paragraph 3.2.15 of the Transport Evidence Report (October 2021) assesses each of the Spatial Strategy Options and states “Villages is the one option to see a decrease in active mode travel compared to the 2041 baseline… Given the particularly poor performance of this option and the problems with mitigating that performance due to the dispersed nature of development within this option… [development within] Villages is unlikely to be viable.”

This Paragraph, (which should be noted has incorrectly registered the bus services across Greater Cambridge, specifically those that service Fowlmere) fails to recognise that modes of public transport should not be viewed in isolation, rather should also be viewed collectively, with future residents being able to use both bus and train links to travel across the Greater Cambridge area, rather than a single mode of transport e.g bus routes. As set out above, the bus services in Fowlmere provide connectivity with the nearby settlements of Foxton and Melbourn, both of which have additional public transport links including train stations. By viewing modes of public transport collectively this would demonstrate that there are a number of villages within the Greater Cambridge area that are in sustainable locations, including Fowlmere.

The Transport Evidence Report goes on to state that “the proposed development strategy for Greater Cambridge is to direct development to where it has the least climate impact, where active and public transport is the natural choice, where green infrastructure can be delivered alongside new development, and where jobs, services and facilities can be located near to where people live, whilst ensuring all necessary utilities can be provided in a sustainable way.”

As demonstrated in the Technical Note supporting the delivery of development on Land West of London Road, Fowlmere, the Site offers a sustainable location benefitting from being within walking distance of a number of facilities, including village hall, primary school, business park, recreation ground and churches. The two bus services through Fowlmere (bus service 31 and 951) offer regular direct services to Royston and Cambridge in addition to nearby Melbourn and Foxton, both of which benefit from train stations.

The Site at Land West of London Road, Fowlmere therefore aligns with the overall strategy for Greater Cambridge in so far as directing development to a location where active and public transport is a natural choice, providing an ability to deliver green infrastructure and providing facilities near to where people live.

To ensure that the Greater Cambridge evidence base is robust and up-to-date and therefore accords with Paragraph 31 of the NPPF (2021) the Existing Transport Conditions Report (November 2020) and subsequent Transport Evidence Report (October 2021) should be amended to correctly reference all bus services across Greater Cambridge, notably the omitted bus service 915. As a result, the sustainability of Fowlmere should be reassessed, including its ability to accommodate development.

Policy S/RRA sets out the proposed policy for new site allocations in the rest of the rural area. The First Proposals document states that policy S/RRA will allocate sites for homes or employment that support the overall development strategy within the rural area. There are a total of just four new housing sites proposed to be allocated to the rest of the rural area, excluding the rural southern cluster, demonstrating the restrictions of the proposed development strategy to development in the rural area.

Fowlmere is located only 3.2 miles from Melbourn, which is recognised as a well-functioning place for residents and employment. Paragraph 8.68 of Greater Cambridge Employment Land and Economic Development Evidence Study (2020) states:

“…the villages are able to play an ongoing role in ensuring viable and available industrial floorspace to meet the needs of the city and the wider Greater Cambridge area. Industrial demand for those locations with good connectivity and / or proximity to Cambridge is anticipated to remain moderately strong in the medium term.”

As set out within the accompanying Vision Document, Land West of London Road is located within 20 minutes of a range of local services and facilities to support daily needs. Fowlmere village centre is located less than a five minute walk away, with the facilities, education and employment opportunities of Foxton, Melbourn and Cambridge all easily reachable by bike or public transport. As demonstrated in the accompanying Vision Document, the proposed development would also provide electric vehicle charging points with each dwelling, promoting the use of electric vehicles.

Land West Side of London Road, Fowlmere - Introduction
Wates Developments Ltd. are promoting Land West of London Road, Fowlmere. This Site was submitted to the Greater Cambridge Shared Planning Service (GCSP) as a component of their Housing and Economic Land Availability Assessment in February 2020.

The GCSP assessed the site against a range of criteria and allocated an overall amber rating in terms of suitability and a green rating in terms of availability and achievability.

We disagree with this amber rating and we have reassessed the Site on receipt of site specific technical evidence, which reassessed the site as having an overall green rating.

Wates are promoting two parcels of land which combine to form the full site, with the Manor Farm access providing the division. The full site is being promoted for approximately 145 dwellings.

Site Description
The land that is being promoted, is approximately 10.33ha in size and is bound to the north by the Manor Farm Business Park, to the east and south by the B1368 and to the west by agricultural land. The site is of a Greenfield nature.

As noted, the site has been identified through the Greater Cambridge Housing and Economic Land Availability Assessment as a potential site for development and allocated the reference 40116.

The site’s location within Fowlmere provides a location with access to key amenities such as a Primary School and Bus Services, whilst nearby towns and villages such as Shepreth, Melbourn and Royston provide a full range of required jobs, services, leisure and cultural facilities.

The site is proposed to include considerable provision of public open space to enhance the quality of the site for new and existing Fowlmere residents. This is considered to be a key benefit to the future scheme and also meets the Councils’ aspirations to delivery high quality open space to new and existing residents of Greater Cambridge.

Landscape and Design
A Preliminary Landscape Review of the Site has been undertaken by SLR Consulting Ltd.
The Review confirms that the topography of the site is broadly flat, ranging in elevation between approximately 20m and 25m AOD. The Site is surrounded by areas of built development, including derelict land and disused buildings and Butts residential area and employment site to the south, residential development properties along London Road to the east and London Road to the south along with further residential properties and caravan park. The western boundary of the site is defined by a tree belt which creates a defined physical barrier between the Site and the open agricultural land further to the west. The Site represents a logical location for accommodating development.

The adopted Local Plan identifies land at the eastern edge of the Site, along London Road, as “Important Countryside Frontage”. As demonstrated in the accompanying Vision Document, Land West of London Road and the proposed development responds positively to the Important Countryside Frontage designated along London Road. The development of the Site provides an opportunity to create a gateway into the settlement, providing a transition between the wider settlement and the village. The delivery of a village park will reinstate the countryside frontage, framing the edge of the settlement and aligns with the principle of the designation. The mature tree boundary along the Site’s eastern edge also provides a clear segregation between the settlement and the wider countryside.

The preliminary landscape review concluded that the landscape of the site is of low value to the north of the Manor Farm access. Furthermore, the visual appraisal concluded that the site is visually enclosed but that there is the potential for sensitive views from residents and walkers to the east and south.

The concept masterplan as shown in the accompanying Vision Document has been landscape-led. As recommended by the Landscape Review, the masterplan proposes large swathes of the Site to provide publically accessible open space in the form of a village park and provide a gateway to Fowlmere.

Highways/Access
The Site and proposed development is also supported by an Initial Transport Appraisal, undertaken by i-Transport LLP.

The Site has a long frontage onto London Road (that becomes High Street at its northern end), which is subject to a 30mph speed limit. The Appraisal demonstrates that access to both the northern and southern parcels is readily achievable in highway design terms from High Street and London Road respectively.

With regards to traffic impacts, a development of 145 dwellings is likely to generate approximately 70 two-way vehicle movements in the network peak hours. This will likely be split between travel southbound on London Road towards Royston and northbound via Cambridge Road to Cambridge. This level of traffic generation should not have a noticeable impact and should be well below a level that could reasonably be considered severe.
The proposed development is therefore considered to be acceptable in highways terms.

Flooding and Drainage
The Site sits entirety within Flood Zone 1, demonstrating that it has a less than 0.1% chance of flooding in any year. The flood risk from surface water on the site is predominantly very low.

The Concept Masterplan proposes areas of sustainable drainage systems, which will be multifunctional, providing both biodiversity and amenity benefits as supported by the Draft Local Plan and supporting evidence base.

Ecology
There is a considerable buffer of over 1km between the Site and Fowlmere Watercress Beds SSSI, whilst the village of Fowlmere separates the Site and the Hummocky Fields SSSI to the west.

The presence of Priority Grassland, Wetland and Woodland Habitats are recorded in the wider area surrounding Fowlmere, however no Priority Habitats are located on or in close proximity to the Site.

It is not anticipated that residential development would have a detrimental impact on any designated site or those within regional or local protection.

Heritage
Whilst it is acknowledged that there are a number of heritage assets within Fowlmere, some of which are in proximity to the Site, being in proximity to the setting of a heritage asset does not necessarily cause harm to it.
The Site and proposed development is supported by a Heritage Briefing Note, prepared by Orion Heritage Ltd.
The Note acknowledges the proximity of the Site to the aforementioned Conservation Area, however states that, through the potential loss of the rural frontage to the London Road, is likely to be impacted.

The United Reformed Church, located opposite the Site, is also acknowledged, although as set out in the accompanying Heritage Note, its significance as a landmark building is reduced by the fabric concerned being a later addition, with significance from setting deriving principally from neighbouring buildings rather than its rural interface.

Orion Heritage conclude that in respect of all heritage assets, the development of the Site would result in a less than substantial range as a worst case scenario, which could be further mitigated through sensitive design and layout.

Arboriculture
The Site and proposed development is supported by an Arboricultural Technical Note, produced by SJA Trees.
The Technical Note acknowledges that there are some existing Tree Protection Orders (TPO) on the Site. These TPOs are shown to date back to 1975 and focus on Elm and Horse Chestnut trees. It should be noted that these orders were enacted prior to death of many Elm trees from Dutch Elm Disease, therefore no Elm trees remain on the Site. The remaining Horse Chestnut trees are suffering from lead miner infestations and are of reduced quality and value.

The non-protected mature trees on the site are Ash and Sycamores, although these trees are considered individually unremarkable and of moderate quality at best.

The Technical Note concludes that few protected trees remain and “those that do are generally of limited value or quality”. Development of this site is considered acceptable in arboricultural terms.

Mitigating the effects of Climate Change
Land West of London Road, Fowlmere will positively contribute to carbon offsetting in a number of ways. As demonstrated through the accompanying Vision Document, the proposed development will deliver an attractive open space in the form of a village park, which will provide existing and future residents of Fowlmere with a destination for amenity and leisure. The residential elements of the scheme will deliver low carbon housing and benefit from electric charging points, promoting the use of electric vehicles. In accordance with the aspirations of the Greater Cambridge emerging Local Plan, low water consumption will also be promoted to reduce water usage and positively contribute to water recycling where possible.

Evolving Masterplan
Following the design suggestions offered through the technical assessments, a preliminary masterplan has been produced. This masterplan seeks to maintain and enhance the existing green frontage alongside the London Road and proposes generous swathes of the southern parcel as accessible public open space.

As the design criteria suggests, the majority of the northern parcel will see provisions for residential development, whilst felicitous residential development is proposed on the southern parcel. A range of popular community features are outlined such as allotments, orchard planting, a children’s play area and a village park. These features will complement the aforementioned generous allocation of public open space.

The masterplan proposes two options for development of the Site, both of which are underlined by the principles of a healthy and sustainable community and promote the concept of a 20-minute neighbourhood.

Summary
This site is considered to be suitable, deliverable and achievable, and there are no known significant constraints that should prevent the development of the site.

With appropriate master-planning and design, the site is capable of delivering a sensitively designed but comprehensive and well-connected sustainable development that could contribute to the local development needs of the emerging Greater Cambridge Shared Planning area.

Housing Employment Land Availability Assessment (HELAA) 2021

The Site (which collectively includes both the northern and southern parcels) has been assessed through the Housing and Economic Land Availability Assessment (HELAA) process (identified as 40116). The northern parcel was also assessed individually within the HELAA, under the reference Site 40252.

The assessments differed in their ratings attached to Landscape & Townscape and Transport & Roads. Regarding the former, the two parcels in unison were afforded an Amber rating, whilst the single parcel was granted a Green rating. With regards to Landscape & Townscape, the collective site was allocated an Amber rating whilst the northern parcel assessed solely was given a Red rating. This Red rating resulted in the overall suitability for development of the individual parcel to also be deemed Red.

We raise concerns with regards to both of these assessments and ratings, which we consider to be inaccurate.
Despite the Site’s positive assessment, it is noted that the Site has not been subject to any further independent assessment as it was “not considered to represent a reasonable option as it would not provide a sustainable location to allocate development”, this is because, according to the Councils, Fowlmere as a whole is not considered suitable for accommodating development. As a result of adopting such an approach that applies a blanket inflexible principle, the Council are at risk of not identifying appropriate sites for development.
This argument originates back to Greater Cambridge assessing Fowlmere as not being located either on an existing or proposed public transport route or in close enough proximity to allow active transport to Cambridge or a market town outside the district to warrant a further assessment.

We disagree with this conclusion and strongly recommend the Councils to reassess Fowlmere in terms of its sustainable location and proximity to good public transport links, therefore re-categorising Fowlmere as a Group Village that benefits from good public transport links, warranting those sites that were assessed positively to be reassessed independently through the Sustainability Appraisal.

Policy S/RRA sets out the proposed policy for new site allocations in the rest of the rural area. The First Proposals document states that policy S/RRA will allocate sites for homes or employment that support the overall development strategy within the rural area. There are a total of just four new housing sites proposed to be allocated to the rest of the rural area, excluding the rural southern cluster, demonstrating the restrictions of the proposed development strategy to development in the rural area.
It is noted that two of these sites are located in Melbourn as follows:
• S/RRA/ML – The Moor, Moor Lane, Melbourn – 1 hectare, approximately 20 dwellings
• S/RRA/CR – Land to the west of Cambridge Road, Melbourn – 6.5 hectares, approximately 120 dwellings and 2.5 hectares of employment land.
It is therefore recognised that Melbourn is a suitable location for additional rural development. Land to the East side of Cambridge Road, Melbourn is located within walking distance of Melbourn Science Park, which provides employment opportunities within key knowledge-intensive industries.
The Site benefits from access to existing pedestrian linkages into the settlement and future improved cycle links. It is considered that development within this location will encourage future occupiers to adopt sustainable modes of transport, including walking, thereby contributing to supporting healthy lifestyles.
Land to the south of the Site is being promoted by Miller Homes under HELAA Site reference 47903, which offers an opportunity for Land to the East Side of Cambridge Road and Site 47903 to form an integrated and comprehensive sustainable extension to the north of Melbourn.
With appropriate masterplanning and design, the site is capable of delivering a sensitively designed scheme that could contribute to the local development needs of Greater Cambridge.
It is clear from the Development Strategy Topic Paper (2021) that no independent assessment of the Sites in the rural areas has been undertaken and Land East of Cambridge Road was not subject to a Site Visit (Page 166). This is not a robust approach. A site cannot be adequately assessed relying on desk-based information without a site visit. If Council Officers were to have undertaken a physical site visit it is considered that the suitability of the Site for a sustainable residential development would have been recognised, including its relationship with the settlement, rather than dismissing it in the absence of a proper assessment.
It is therefore urged that the approach to assessing the sites in the rural areas is reconsidered and that proper site assessments are undertaken to include a physical site visit. This would demonstrate that the Site is sustainably located within close proximity to the services and facilities within Melbourn and provides a suitable location to accommodate an appropriate level of future growth. The Councils have acknowledged that development to the north side of Melbourn is suitable through the proposed allocation of ‘Land to the West of Cambridge Road, Melbourn’ for 120 dwellings. It is therefore considered an oversight that Land to the East Side of Cambridge Road, Melbourn, which is located in close proximity to this proposed allocation, has not also been assessed. Proper assessment of the Site would demonstrate its suitability for inclusion within the Development Strategy.

Land to the East Side of Cambridge Road, Melbourn
Introduction
Wates Developments Ltd. are actively promoting Land to the East Side of Cambridge Road, Melbourn.
This Site was submitted to the Greater Cambridge Shared Planning Service (GCSP) as a component of their Housing and Economic Land Availability Assessment in February 2020.
As set out in the preceding Section, Greater Cambridge assessed the Site as having an overall red rating in respect of site access, and landscape and townscape and therefore concluded that the Site was not suitable for accommodating development.
As mentioned, we fundamentally object to this red rating and we have undertaken an independent assessment adopting the Councils’ methodology, however have based the assessment on site specific technical surveys. Site assessments should be given greater weight than desktop assessments as they provide site-specific details whereby desktop analysis is likely to be generalised.
We strongly recommend that Greater Cambridge revisit this Site assessment to ensure it is based on sound technical evidence and therefore can be relied upon to determine the suitability of sites to be included for allocation within the emerging Local Plan.
Site Description
The greenfield Site lies on the edge of Melbourn, to the east of Cambridge Road and is approximately 18.43ha in size and is boarded to the north by the Cambridge Road, to the west and south by agricultural land and to the east by Kingsway Golf Centre and RSPB Fowlmere.
Land East side of Cambridge Road, Melbourn lies along this A10 cycle route and is within walking distance of local amenities including jobs, services and facilities within Melbourn’s village centre.
Melbourn also lies in proximity to Meldreth train station, which provides frequent services between the settlement and Cambridge City.
Land East side of Cambridge Road also lies within close proximity to Melbourn Science Park, which includes 9 business units providing employment for a number of companies engaged in pharmaceuticals, biochemistry and mechanical engineering. It is also noted that the Science Park was granted consent for an extension in 2018 for a new office and technology research facilities (S/2941/18/FL) and the relevant conditions are currently being discharged. This highlights the site’s accessibility to employment opportunities in key knowledge-intensive industries, and its ability to contribute to South Cambridgeshire’s important role in retaining itself as a world leader in research and knowledge based industry.
The Councils’ recognise that Melbourn is a sustainable location for growth given that it is one of the few rural settlements proposed to have rural growth attributed to it. The proposed allocation for 120 dwellings to the west of Cambridge Road (Policy S/RRA/CR) is in close proximity to the Site. Opposite this proposed allocation and immediately to the south of the Site extending to the existing settlement edge is land that is being promoted by Miller Homes ‘Land South of Cambridge Road, Melbourn’ (HELAA Site reference 47903). The Site therefore also needs to be considered in the context of future development in the village and the opportunity for an integrated and comprehensive sustainable extension to the north of Melbourn should be recognised.
Flooding/Drainage
The site lies entirely within Flood Zone 1 and a future scheme is proposed to include Sustainable Drainage Systems.
These sustainable drainage systems will be multifunctional, providing both biodiversity and amenity benefits as supported by the Draft Local Plan and supporting evidence base.
Highways/Access
The Site benefits from a circa. 250m frontage onto Cambridge Road, which benefits from a flat alignment with wide verges between the site and carriageway offering good visibility splays, and can provide appropriate access points adjoining the Cambridge Road. This could include a main point of access with multiple options for the location of an additional emergency access, or alternatively two simple priority junctions.
The site also benefits from pedestrian linkages to facilities and services within Melbourn. In addition, the site lies in proximity to Meldreth train station, which provides connectivity to Cambridge City to the north.
The traffic impact of the proposed development will be subject to a detailed Transport Assessment, which will determine whether or not improvements to the signals in Melbourn are needed.
The site’s position on the edge of Melbourn provides a sustainable location for new development with local public transport connections and pedestrian and cycle links, as well as proximity to nearby local amenities including jobs, services and facilities within the village centre. The Site also lies along the Melbourn Greenway, which will enhance linkages between Melbourn and Cambridge, providing a green active travel into and out of the city for walkers, cyclists and horse riders.
Ecology and Biodiversity
The site does not contain any Priority Grassland, Wetland or Woodland Habitats although the existence of these habitats is acknowledged in close/medium proximity to the site.
It is acknowledged that the rear of the site is neighboured to the west by the Fowlmere Watercress Beds SSSI.
The proposed development will provide extensive areas of open space, which will be multifunctional, delivering amenity benefits together with biodiversity net gains. As shown on the Melbourn Framework Plan, a significant proportion of the Site will be retained as green infrastructure.
The proposed development will include large areas of retained open space and landscaping, creating a landscaped buffer between Melbourn and the wider countryside. A variety of green infrastructure will be provided such as new hedgerow and tree planting, green corridors, a central neighbourhood green, naturalistic ecological parkland and natural play space.
As noted, above, the Masterplan framework provides open space through naturalistic ecological parkland, natural play space, green corridors, proposed footpaths, the existing public right of way and the SuDS. There is also an opportunity for the adjoining parcel of land to the south-east to be utilised to provide a further allocation of open space. This could create an additional amenity for new and existing Melbourn residents such as a village park. It is anticipated that the quantum of additional land for open space could be established and secured through the evolution of the masterplan.
It is considered that any impacts on surrounding regional or locally designated sites would be suitably mitigated through adopting a sensitive design and layout.
Landscape
The site falls within Landscape Character Area 3C Rhee Tributaries Lowland Farmlands. This landscape is classed has having only moderate strength with few distinguishing features, therefore it is unlikely that development would have a significant adverse impact to the wide and local landscape character.
It is noted that the Councils have incorrectly identified the Site’s Landscape Character Area.
Any impacts to the Landscape Character Area would be appropriately mitigated through sensitive design and layout.
Summary
The Site offers an opportunity to accommodate comprehensive development to meet the affordable and market housing demand within Melbourn and is capable of delivering a sensitively designed but comprehensive and well-connected sustainable development that could contribute to the local development needs of Greater Cambridge.
The Site is able to accommodate suitable points of access and any perceived landscape impact could be satisfactorily mitigated through sensitive design. The proposed development will encourage future occupiers to adopt sustainable modes of transport, and the residential elements of the scheme will deliver low carbon housing and benefit from electric charging points, promoting the use of electric vehicles. Low water consumption will also be promoted to reduce water usage and positively contribute to water recycling where possible, in accordance with Greater Cambridge’s aspirations.

The Councils’ were incorrect in their assessment that the Site is not suitable for accommodating development and the inclusion of the Site as a residential allocation within the Greater Cambridge Local Plan should be reconsidered.

Housing Employment Land Availability Assessment (HELAA) 2021
The Site has been assessed through the Housing and Economic Land Availability Assessment (HELAA) process (identified as 47757).

The Councils’ assessment, however considered that the Site was not acceptable for accommodating development and, as a result was not subject to any further independent assessment. On the basis that this conclusion was made on incorrect evidence, we strongly recommend that Land to the East Side of Cambridge Road is reassessed accordingly.

The Airport has long been earmarked for future development and was identified in the 2003 Structure Plan, allocated in the 2006 Local Plan and safeguarded in the 2018 Local Plans for development should the site become available. We raise significant concerns over the delivery of this site within the timescales anticipated. As stated within the Development Strategy Topic Paper (2021), it is understood that Marshalls has a signed option agreement for relocation to Cranfield Airfield, Bedford, for which vacant possession is anticipated by 2030. The Topic Paper states at Page 116:

“This gives a reasonable level of confidence at this early stage in the plan process that the site is likely to come forward in time to help meet development needs in the plan period as well as beyond. It is important that there should be sufficient evidence to demonstrate clearly that the plan can be delivered by the time it reaches the later formal stages and so the position will be kept under review during the plan making process”.

There is clearly still a high degree of uncertainty regarding homes being delivered at Cambridge Airport within the plan period and even in the event that the site does come forward, it is ambitious that the site will start delivering 350 homes per year from 2031/32, as set out within the trajectory, particularly noting that Cranfield Airfield is only expected to become available from 2030 at the earliest.

Contingency sites should therefore be included at this early stage in the plan process to ensure the plan is effective (deliverable over the plan period) as required by the NPPF (2021).

It is unclear to what extent any technical work has been undertaken to demonstrate that intensified rates of development at Northstowe and Waterbeach New Town each for an additional 750 homes in the plan period is achievable.

Contingency sites should therefore be included at this early stage in the plan process to ensure the plan is effective (deliverable over the plan period) as required by the NPPF (2021).