Comment
More questions than answers: Gove’s ambitious plans announced for Cambridge
Cambridge has been identified as one of three English cities to see transformational change, with plans set for it to become the European Science Capital. But where is the detail? Associate Director, Sophie Pain poses this question and provides perspective on the current state of planning in the city.
This week saw Michael Gove give his most significant speech on housing since taking up his role as Secretary of State for Levelling Up, Housing and Communities. Again, the spotlight shone on Cambridge but with few details substantiating his announcement earlier this month that Cambridge would become Europe’s Science Capital.
To realise this plan, it has been identified that there is a need for ‘a new quarter of well-designed, sustainable and beautiful neighbourhoods for people to live in, work and study. A quarter with space for cutting-edge laboratories, commercial developments fully adapted to climate change and that is green, with life science facilities encircled by country parkland and woodland accessible to all who live in Cambridge[1]’.
Sounds wonderful, but…
- Where will this new quarter be located?
- Will it require a strategic release of land from the Cambridge Green Belt?
- Is the intention still to deliver 250,000 new homes alongside the commercial and lab floorspace?
- What is the timescale to deliver this new strategic expansion of the city?
- How will the essential infrastructure be delivered to address water scarcity and sustainable transport options?
After all, Greater Cambridge (Cambridge City Council and South Cambridgeshire District Council) is already planning for an elevated programme of growth, subject to the resolution of key environmental issues, notably water scarcity and the relocation of the city’s Waste Water Treatment Works.
Together they are working on the Greater Cambridge Local Plan, which initially identified a housing need of 44,400 new homes over the Plan period (2020-2041). Earlier this year, due to a rise in jobs growth within the district, the target was revised to 51,723 new homes. Strategic growth sites have been identified with a further Call for Sites to find space for the additional 7,000 homes.
Whilst the council’s proactive support for growth was welcomed by the development industry, further progress is stalled until sufficient water resource can be identified.
This issue has become significant in recent months. The Environment Agency is currently objecting to planning applications which would provide 5,000 new homes due to their concern that increased demand for water risks deterioration to the water bodies in the area. The council is currently ‘screening’ all major applications thereby impacting schemes far smaller than large urban expansions.
We are acting on a number of schemes currently delayed in this way and were involved in the recent Northeast Cambridge Inquiry where the issue was discussed at a round-table session in which the Environment Agency participated. All eyes will be on the Secretary of State who will ultimately decide this appeal, (on an allocated, brown field site next to a new railway station) as it seemingly epitomises the Government’s growth agenda, but with concerns about water and with some suggesting this represents unacceptable change to the setting of the city.
Cambridge is a city of contrasting opinions. Whilst a commitment to resolving water scarcity to unlock development by the Government will be welcomed by many, it may not be by those fearing that major growth will undermine the essential character of the city.
A delivery group headed up by the CEO of Homes England will be tasked with convening a working group in an attempt to accelerate plans to address the water constraints, including ways to accelerate the building of a new reservoir, currently scheduled for operation in 2035. Timescales are key. Announcements must turn into actions otherwise we wait, with the determination of planning applications indefinitely delayed.
The aspiration to create the European Science City is certainly an exciting one which has the opportunity to provide much needed commercial and R&D floorspace, in a city where the requirement for lab space currently stands in excess of 1 million sq ft[2]. This considerably outstrips the amount of space that is likely to be delivered or become available in the near future. Vacancy rates for lab space is presently less than 1%[3], with commercial property prices that rival London, Paris and Amsterdam.
The proposals will provide the opportunity to retain the wealth of talent graduating from the University of Cambridge and Anglia Ruskin University as well as attracting talent from around the world. Providing there are homes to live in of course. Cambridge is currently one of the most unaffordable places to buy a property, something that the Government’s plans seek to address.
The aspirations are certainly welcomed in principle, but in order to be actively developed further, it will require commitment to significant forward funding and for the Government to act early to deliver. Physical and environmental infrastructure is needed to unlock the development potential identified and to support the growth ambitions for this area.
The local MP Anthony Browne branded the proposals as nonsense and highlighted the critical water supply shortage as a current showstopper to the delivery of housing. Interestingly Mike Davey the Leader of Cambridge City Council did not dismiss the proposals – indeed gave them a cautious welcome. Bridget Smith, Leader of South Cambridgeshire District Council was less enthusiastic saying ‘the focus should be on the current proposals for the delivery of 50,000 in the emerging Local Plan.’
And now we wait
As always seems to be the case with Government announcements of this nature, we await further details of how, where and when these plans will be realised.
Please get in touch with Sophie Pain if you would like to discuss these issues further.
27 July 2023
[1] Long-term plan for housing, Department for Levelling Up, Housing and Communities, 24 July 2023
[2] Cheffins: Imbalance between supply and demand governs Cambridge lab market, 27 March 2023
[3]Savills: Cambridge office and lab supply remains critically constrained as take-up drops in 2022, 23 January 2023
