Greater Cambridge Local Plan Issues & Options 2020
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New searchLand to the south and east of the A14 Services, Boxworth
16.75
Compound for the A14 improvement works
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The site is previously developed Greenfield and Previously developed Land
Mixed use development comprising commercial and industrial uses (B1 and B8 uses) Non-residential: General industrial uses Storage and distribution uses Office or research and development space
Economic Objectives In terms of the economic objectives the proposal will unquestionably give rise to significant employment during the construction and operational phases of the development. Future occupiers of the scheme are likely to use local services and facilities within the new development and adjacent service area making a positive contribution to vitality and viability. In addition, the commercial and business provided on the site will bring long term economic opportunities. The benefits of this development will also spread off site in terms of servicing of the businesses and meeting the Combined Authority’s vision of doubling economic output over 25 years. If job growth and economic development do not occur – then many of the other aims of the Greater Cambridge Plan will not be realised. Social Objectives The social objectives of this scheme are the provision of businesses which will widen the employment bases and not be solely focussed on high-tech industries. This is of importance with the redevelopment of existing industrial sites within Cambridge for high-tech and research uses and the proposals to redevelop Marshalls Airport. Environmental Objectives The environmental objectives include the sustainability credentials of the site in terms of the redevelopment of previously developed land. The development of this site will need to be landscape led which will allow significant new habitats to be created and biodiversity enhancements. This will not only help to mitigate the visual impacts of the development but also enhance an agricultural landscape devoid of natural features. The creation of new habitats will be an important factor in offsetting the harm which the development will have to the character and openness of the area. This development will also allow the buildings to be designed to incorporate energy efficiency measures, including the use of solar panels and photovoltaic cells on the buildings. The parking areas will also be designed to allow for the introduction of electrical charging points.
87,000m2. 2025: Anticipated employment floorspace of circa 70,000 square metres.
It is important to stress that this site represents previously developed land and there are no physical, environmental or other limitations to preclude development. Landscape Impact The landscape impact of the proposed development has been considered, although it is acknowledged that a Landscape Visual Impact Assessment will need to be produced to demonstrate how the impacts of development can be appropriately addressed. The principal objective is that this scheme must be landscape led and it is clear that a considerable amount of the site will need to be allocated for landscaping and bio-diversity enhancements. This is of particular note due to the open nature and topography of the site which will require blocks of planting to break up development and create views into and out of the site.
Access It is envisaged that main point of vehicular access to the site would be via the existing access from Boxworth Road which has been designed for use by HGV’s. This in turn connects to the A14. An allocation of this magnitude could support enhancements to public transport, and a potential option is to provide shuttle bus from the site to link to the Guided Bus Route to the north of Swavesey assisting in providing a viable alternative to the private car to access this site. It is clear that further work will be required in conjunction with Cambridgeshire County Council and other bodies to agree measures to address the strategic transport impacts of this site.
Topography The site is generally level and open and landscaping will need to be used to mitigate the adverse impacts of development. The master planning of the site will need particular care to ensure that the constraints and opportunities associated with the site are taken into account. However, it is clear from initial work undertaken that the topography of the site is not an impediment to development.
Bio-diversity The site comprises previously developed land, and whilst it could be considered to be brownfield land, the development/infrastructure of the site is new and any bio-diversity interest at the site is likely to have been lost/reduced. However, the development of this site will allow for significant biodiversity enhancements to be achieved and new habitats created within and on the periphery of the site. Contaminated Land The site comprises previously developed land, although given that it has been developed recently, contamination at the site is unlikely to be an issue. Activities at the site are well managed and monitored and any spillages or environmental events would have been managed and mitigated. However, it is recognised that the site will need to be subject to an appropriate contamination assessment. Flood Risk and Drainage The entirety of the site is within Flood Zone 1. This allocation will need to be subject to a flood risk assessment and surface water drainage strategy to confirm that this site and the adjacent sites can be drained in a sustainable manner and will not increase flood risk downstream. It is also clear that there is sufficient land available to provide on-site mitigation and attenuation if required. Heritage An analysis of the constraints maps of the Council have revealed that this proposal will not have an impact on the setting of listed buildings or the character and appearance of any Conservation Areas. Development of the site for the compound is likely to have been subject to an archaeological investigation and any items/features of archaeological interest have been removed or destroyed during construction. As such we do not consider that an archaeological investigation would be required prior to the development of the site for employment uses.
Services and Utilities The site fully serviced at the current time. It is recognised that this development may increase pressure on services and utilities and these will need to be reinforced and upgraded in a coordinated manner.
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Availability The site will become available as soon as the improvement works to the A14 are completed i.e 12 months The entirety of the site is in the ownership of Robert Pearson who is committed to promoting it for a business park It is considered that this site represents a sustainable location, which will benefit from good transport links. The site is attracting interest from promoters who are interested in delivering development in this location. There are no known legal constraints which could delay or prohibit development. Deliverability The site is within the sole ownership of the landowner and it is considered that the development at the site could be delivered in its entirety within 10 years. The site is brownfield and there are there are no constraints at the site which could prohibit delivery within the time period. In fact, the allocation of this site will also help to address the pressing need for this type of facility within South Cambridgeshire whilst providing benefits to the wider area. Work undertaken to date has confirmed that the site is viable and deliverable.
Given the character, location and nature of the site we do not consider that there would be any issues associated with the viability or deliverability of the site
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2022
2032
10
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