Cambridge Northern Fringe East AAP - Issues and Options

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12.1 Option 3 relates to a higher level of development and assumes that Anglian Water will decide on a significant reduction in its site area and a consolidation to the eastern part of the area close to the railway line. The presence of the Anglian Water site will still mean that the edge of the
new development area will be formed by appropriate employment uses (B2 and B8) more compatible with such a large infrastructure facility. Beyond this ring of employment uses, a series of further B1 and research and development uses is proposed, which would complement the area
around the St John's Innovation Park as well as those uses on the Cambridge Business Park. New residential space around the station and on Nuffield Road would create a better balance of activities and increase the sustainability credentials in this part of the City.

12.2 Option 3 recognises and acknowledges the development potential around the St John's Innovation Park in terms of being able to maximise employment and investment opportunities through new floorspace. As stated in response to Q10 and Q11, it is important that one major
objective of the Plan - to maximise employment opportunities - is afforded across the existing employment areas within the CNFE and this is entirely consistent with the findings in the SQW report. No logical differentiation can be maintained between the opportunities for new employment floorspace afforded on the Cambridge Business Park and those at the St John's Innovation Park. We fail to understand why the Innovation Park has not been identified for plot intensification with Options 1 and 2

12.3 In addition, we note that the proposed household waste recycling centre/recycling facility continues to be a land use proposed in the northern part of the Plan area. Option 3 is worse than Options 1 and 2 because under this option the facility shifts westwards and even closer to the Vitrum building on the St John's Innovation Park. Our response to Q10 has highlighted the inappropriateness of such a land use in close proximity to B1 offices and research and development uses as a result of noise, dust and other environmental impacts. We object strongly to such an industrial use being located in close proximity to high technology uses, which remain a key component of the City's economic profile and a driver of regional and national growth. Even if such a facility is in a covered building, we cannot see how its proposed location provides a suitable neighbour to the existing clean, high technology uses already on site.

12.4 We therefore cannot support Option 3

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13.1 Redevelopment Option 4 as put forwarded within the Plan is based on the assumption that Anglian Water will choose to relocate the whole of the Water Recycling Centre off site. We note that an alternative site has not been identified.

13.2 However, if relocation is undertaken, it means that rather than having a major constraining activity affecting the nature and scale of surrounding land uses, a more comprehensive view can be taken on appropriate development proposals. CNFE is rightly identified largely for employment uses, with the more residential themes being located in and around any new railway station. Land in and around the St John's Innovation Park has been identified within this Option for further development by way of plot densification. Since the Cambridge Business Park has been specifically identified for such a policy approach, it is entirely appropriate that the St John's Innovation Park is equally identified. No meaningful difference arises between the two sites in terms of their ability to accommodate additional employment floorspace.

13.3 Furthermore, the proposed household waste recycling centre/inert recycling facility has been positioned in the north-western corner of the (former) Anglia Water site, adjacent to the Vitrum Building on the St John's Innovation Park. In the absence clarity on the functions and appearance of the facility, we assume that it is in effect a relocation of the existing facility at Butt Lane in Milton. We cannot see how such a use is compatible with adjacent B1 offices and research and development uses on one of the most important research parks in Cambridge. Alternative locations exist across the land area within the CNFE.

13.4 We therefore object to Option 4 until these issues are suitably addressed.

First, the development potential of land at the St John's Innovation Park should be recognised in terms of increasing employment floorspace consistent with the Plan's objectives to maximise employment opportunities. Secondly, the household waste recycling centre and inert recycling facility should be relocated either on the southern periphery of the Anglian Water landholding or at least to a location further away from the existing employment area at the St John's Innovation Park.

The current options as drafted are inconsistent with the activities carried on at the St John's Innovation Park and with its standing in the business and research communities.

The Plan proposes a design-led approach consistent with location, different land uses, viability and other policies. We support the Councils' approach, which does not seek to impose general densities across sites with numerous disparate factors affecting density, which should be left to the design stage. At the Science Park, the application of percentage coverage figures and densities has been rejected recently in favour of a more sensible design-led approach, which looks critically at the site and its surroundings rather than applying a general density across a large site.

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17.1 Developments within any Cambridge Northern Fringe AAP area will need to be in accordance with the Adopted Local Plan, which is currently at Examination stage. Policy 60 and Appendix F of that Plan provide the detailed policy applicable to Tall Buildings and the Skyline. Guidance in the emerging Local Plan stipulates a robust set of criteria to assist in assessing the likely impact of a tall building or buildings: it seeks to ensure that the overall character and the qualities of the Cambridge skyline should be maintained and where appropriate enhanced as the City develops. Within the CNFE Plan area, we consider it appropriate for the Local Plan criteria to apply; applicants should be expected to provide a clear justification for tall buildings within any submitted Design and Access Statement. If the Councils acknowledge the potential of plot densification on and around the St John's Innovation Park (for which we argue throughout this submission) the acceptability of building heights in the area should be assessed in the context of existing structures and the nature
and use of surrounding areas.

17.2 Whatever policy emerges from the APP must be in accordance with the policy in the Adopted Plan.

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18.1 Option B suggests that mixed use development of up to six commercial storeys (24 metres) would allow development to be intensified and create more flexibility in the overall CNFE master plan, with new landmark buildings around the new station and other key "nodal" points.

18.2 We consider that this option provides the opportunity to make best use of limited resources within existing employment areas of the CNFE. Maximum building height need not invariably be restricted to six commercial storeys on every employment site identified in the CNFE, and it is important that the Planning Authorities acknowledge that flexibility will be required in order to maximise employment opportunities - an important objective for the Plan area. One key test in the emerging Local Plan is an acknowledgement of site surroundings: Cambridge should exploit the limited resources of remaining development land to secure jobs and investment for a rapidly expanding population.

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20.1 Paragraphs 9.11 through to 9.16 acknowledge the importance of the Northern Fringe as a potential employment hub for the Cambridge area. Increased accessibility provided by the new railway station and enhanced links through the Guided Busway will together ensure that higher density and more productive land use can realistically be encouraged to maximise the development potential and meet the objectives of the Plan area. Work commissioned by the Councils acknowledges the continuing pressure and demand for employment space in Cambridge in general, and specifically in the City Centre and the Northern Fringe around the Science Park. Development of a major new employment area will respond to the market and help to deliver new buildings in a sustainable location.

20.2 Paragraph 9.14 of the Plan recognises that the area should meet the needs of a range of users, including small businesses and start-ups as well as major firms with large numbers of employees. The St John's Innovation Centre specifically and the Innovation Park area more generally form critical components of the Cambridge economy. It is crucial that the CNFE acknowledges that the immediate area around the St John's Innovation Centre (including circulation areas and other
buildings around the Innovation Park) provide real potential to increase employment floorspace and to capitalise on specific assets for which the Cambridge economy is famous.

20.3 We therefore support the emphasis on specialist sectors indicated as the basis for the creation of new employment clusters in the CNFE. We also support an approach which sees the area delivering a flexible range of unit types and sizes, including facilities suitable for start ups and small and medium size enterprises, and commercial laboratory space. Variety of employment space will be critical in delivering new employment on new areas of land as well as consolidating existing
employment areas at the Cambridge Business Park and St John's Innovation Park.

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The CNFE plan suggests either resisting any hotel uses within any part of the Plan area or encouraging a hotel as part of mixed use development of land around the railway station. Subject to its siting and relationship to other land, we consider that a hotel in any part of the CNFE would be appropriate and that there should be no geographical limitation on where such facilities should be provided. If the mixed-use development area around the railway station has higher land use potential (and an hotel therefore cannot form part of that development) but an alternative location can be found elsewhere, the Plan should not prevent it. Whether the hotel specifically forms part of the mixed use development around the Railway Station is not important in our view; what does matter is that provision be made for an hotel in a location which will serve the whole of the Cambridge Northern Fringe East and the wider area.

36.1 Vehicle access into and out of the CNFE Plan area remains a significant problem. Diversified land ownership, incremental changes and piecemeal highway works have created a situation whereby existing access to the area is limited, with a single main route - Cowley Road - in and out of Milton Road. The Councils have accepted that this creates a major constraint on further development, with heavy peak time congestion and associated environmental and economic consequences. To accommodate the significant new development proposals, a wholesale highway solution needs to be prepared. Provision of access is required for the benefit of the whole area at a level that circumvents the existing bottlenecks.

36.2 The most obvious point at which to concentrate major highway improvements is the interface between Cowley Road and Milton Road, close to the entrance of the Cambridge Business Park. Cowley Road will remain the main route to and from any new railway station, so it is clear that a significant new provision is required at this junction to cope with increased traffic levels. The current arrangements involve the whole area being accessed through a single stretch of road wedged between the St John's Innovation Park area and the Taylor Vinters building. If provision is not materially increased, existing problems will be exacerbated, dissuading landowners from looking at alternative uses and discouraging investors from bringing forward development proposals. A major new interchange is required for vehicle traffic, with the existing network of footpath and cycleways creating links to the surrounding area.

It is entirely appropriate for the Plan to acknowledge that car parking in and around a new CNFE area will be an important part of any new development. This is particularly the case where existing employment areas have established patterns of movement and car parking which seek to meet the needs of users. We acknowledge that owners and tenants of existing buildings will perhaps need a more stringent car parking management system in place to ensure that there is no abuse of the spaces within their control.