Appendix H: Skyline and tall buildings guidance

To preserve and enhance the distinctive character, historic significance, and visual quality of the Cambridge and

The combined areas of Cambridge District and South Cambridgeshire District Councils.

skylines, ensuring that new development carefully considers its impact on important views, the wider townscape, and the landscape setting, while supporting sustainable growth. 

Safeguard the historic skyline 

Protect the prominence and visibility of key skyline features such as King’s College Chapel, St John’s College Chapel, and other landmark structures by maintaining their dominance in key views and vistas from within the city and surrounding areas. 

Ensure contextual design and skyline Integration 

Promote development that respects the established scale, form, and roofscape of Cambridge and

The combined areas of Cambridge District and South Cambridgeshire District Councils.

settlements, ensuring that any new buildings integrate sensitively into the existing skyline and do not disrupt their coherence or positive characteristics. 

Direct taller buildings to appropriate locations 

Allow for taller buildings only in locations where they will not adversely affect important skyline views, ensuring they contribute positively to the evolving skyline without detracting from historic or rural settings. 

Protect the rural and

A statutory designation made for the purposes of checking the unrestricted sprawl of large built-up areas, preventing neighbouring towns from merging into each other, assisting in safeguarding the countryside from encroachment, preserving the setting and special character of historic towns and assisting in urban regeneration by encouraging the recycling of derelict and other urban land. Specific Green Belt purposes have been set out for Cambridge.

skyline views 

Safeguard long-distance and skyline views from the

A statutory designation made for the purposes of checking the unrestricted sprawl of large built-up areas, preventing neighbouring towns from merging into each other, assisting in safeguarding the countryside from encroachment, preserving the setting and special character of historic towns and assisting in urban regeneration by encouraging the recycling of derelict and other urban land. Specific Green Belt purposes have been set out for Cambridge.

of Cambridge, ensuring that new development not visually intrusive or diminish the landscape setting and the perceived compactness of Cambridge. 

Promote high-quality design and skyline enhancement 

Ensure that all development proposals, particularly those which have the potential to impact on the skyline, demonstrate exceptional design quality that enhances the city’s visual identity, reinforces local distinctiveness, and positively contributes to the overall composition of the skyline.  

An outline of land and buildings defined against the sky known as the skyline of the city.

refers to the outline or profile of buildings, structures, and natural features visible against the sky when viewed from a distance or from specific vantage points. It represents the collective silhouette formed by the height, shape, massing, and arrangement of built forms, landscape features, and vegetation within a town, city, or settlement. 

The skyline is a key component of a place’s visual identity and character, particularly in historic cities such as Cambridge, where landmark structures such as church spires, college chapels, and historic towers form distinctive and recognisable elements. The skyline plays an important role in shaping local distinctiveness, contributing to important views, and influencing perceptions of scale, openness, and urban form. 

In planning terms, consideration of the skyline includes the impact of proposed development on: 

• The visibility and prominence of heritage assets. 
• Key public views and vistas. 
• The relationship between built form and landscape setting. 
• The overall composition, coherence, and legibility of the urban silhouette. 

Clustering refers to the grouping of multiple tall buildings in close proximity, which can collectively impact the visual character of a cityscape. The cumulative impact of tall buildings in Cambridge requires careful consideration, given the city’s distinctive skyline characterized by slender spires and historic rooflines. One key challenge is clustering, where groups of tall buildings could create denser, congested interventions on the skyline that overwhelm Cambridge’s existing character of occasional taller structures breaking the prevailing treeline and so potentially disrupting important sightlines and the visual prominence of heritage landmarks. 

Additionally, competition between tall buildings for visual dominance risks fragmenting the skyline, undermining the unique identity of Cambridge’s ‘city of spires’ and diminishing the legibility of key cherished landmarks. The backdrop and setting of these heritage assets are equally important; tall buildings must not detract from or obscure their visual context, as this would weaken the overall historic and aesthetic value of the cityscape. To preserve the city’s historic character and sense of place, it is essential that any proposals for tall buildings are spatially coordinated and sensitively designed to complement rather than compete with existing features, ensuring a harmonious skyline that respects Cambridge’s distinctive setting. 

Cambridge Biomedical Campus, Cambridge Science Park and the other Technology Parks within the district like the Wellcome Genome Campus and Babraham Institute are likely to the focus for potential clusters of taller and/or bulky buildings driven by the floorplate demands of the sector. Integration of plant and servicing, including flues needs to be handled carefully to ensure that they do not negatively impact on the setting of Cambridge or the more rural characteristics of the surrounding District. 

Definition: Tall buildings (Cambridge context) 

In Cambridge and

The combined areas of Cambridge District and South Cambridgeshire District Councils.

, a tall building is defined primarily in relation to context height, rather than by absolute or fixed measurement. Given Cambridge’s predominantly low-rise, historic built form and extensive tree canopy, a building is likely to be considered ‘tall’ if it noticeably exceeds the prevailing height of surrounding development, disrupts established rooflines, or introduces a new vertical element into an area where such features are historically limited. Context heights have been mapped for Cambridge and

The combined areas of Cambridge District and South Cambridgeshire District Councils.

and are shown in Figure 25 and Figure 26 of the

An outline of land and buildings defined against the sky known as the skyline of the city.

and Tall Buildings Baseline, Strategy and Guidance. 

A building may be regarded as ‘tall’ in this context where it: 

• Exceeds the context height – the characteristic or typical height of buildings and structures within its immediate surroundings. 
• Introduces substantial visual prominence or vertical emphasis where the local built form is generally of a modest or uniform scale. 
• Is likely to affect sensitive views or skylines, including long-distance views from the

  A statutory designation made for the purposes of checking the unrestricted sprawl of large built-up areas, preventing neighbouring towns from merging into each other, assisting in safeguarding the countryside from encroachment, preserving the setting and special character of historic towns and assisting in urban regeneration by encouraging the recycling of derelict and other urban land. Specific Green Belt purposes have been set out for Cambridge.

  , The Backs, approach routes, or within Conservation Areas. 
• Visually interrupts or changes the perceived skyline, creating a new ‘incident’ above the established building line or tree canopy. 

In Cambridge and

The combined areas of Cambridge District and South Cambridgeshire District Councils.

a series of ‘tall building threshold zones’ have been identified which are shown in Figure 27 of the

An outline of land and buildings defined against the sky known as the skyline of the city.

and Tall Buildings Baseline, Strategy. These thresholds are as follows: 

1. The Suburban/Low Rural Height Zone covers most settlements in South Cambridgeshire and suburban parts of Cambridge. It has a broad context height of up to 9m (up to 3 residential storeys) with a tall building threshold of 13m (4+ RST). 
2. The Urban Height Zone captures Cambridge Historic Core and surrounding city centre, inner urban road corridors, existing and emerging growth areas on the city fringes. It has a broad context height of between 9m and 21m (3-6 residential storeys) with a tall building threshold of 19m (6+ RST). 
3. The Increased Urban Height Zone principally only covers the Addenbrooke’s Campus. It has a broad context height of between 21m and 27m (7-8 residential storeys) with a tall building threshold of 25m (8+ RST). 

Proposals that are considered ‘tall’ against the identified tall building threshold zones exceed the prevailing context heights in these areas and will require detailed assessment against the skyline and tall buildings assessment criteria. In historic areas, such as Cambridge Historic Core, village centres or other sensitive locations, where building heights are generally lower, a more refined approach may be needed using more detailed context height mapping. 

In contrast, areas such as new settlements, urban extensions, and science and technology parks may present a higher average context height, allowing for taller development without resulting in significant impacts. In

The combined areas of Cambridge District and South Cambridgeshire District Councils.

, new settlements (such as Northstowe and Waterbeach) could encourage mid-rise (4-8 storeys) to achieve sustainable urban densities supported by good public transport infrastructure. 

The combined areas of Cambridge District and South Cambridgeshire District Councils.

’s definition of ‘tall’ aligns with the principles set out in Historic England’s Advice Note 3: The Historic Environment and Tall Buildings (2015). It advises that the definition of ‘tall’ should be determined by the specific characteristics and sensitivities of the local context rather than by a universal standard. The note highlights the importance of understanding local townscape character, visual relationships, and the potential impact of taller development on heritage assets and their settings. 

These guidelines will apply to all development proposals within Cambridge and

The combined areas of Cambridge District and South Cambridgeshire District Councils.

that exceed the local context heights within the respective tall building threshold zones for the area and therefore have the potential to impact the skyline, key views, or the townscape character of the area, including but not limited to: 

New development proposals 

1. All new buildings that exceed or are likely to exceed the prevailing context height of their surroundings, particularly where such development is visible from key public viewpoints, Conservation Areas, or the

A statutory designation made for the purposes of checking the unrestricted sprawl of large built-up areas, preventing neighbouring towns from merging into each other, assisting in safeguarding the countryside from encroachment, preserving the setting and special character of historic towns and assisting in urban regeneration by encouraging the recycling of derelict and other urban land. Specific Green Belt purposes have been set out for Cambridge.

. 

Proposals for tall or large-scale buildings 

2. Any development that introduces buildings above the typical prevailing context heights of: 

• Buildings exceeding 19 metres (over six storeys) in height within the city centre or designated growth areas on the city fringes. 
• Above 13 metres (approximately 4 storeys) in suburban and residential areas. 
• Above 10 metres (approximately 3 storeys) in village contexts, where building heights are generally lower and more sensitive to scale. 
• Approximately 15 metres (5 storeys) or more in other parts of

  The combined areas of Cambridge District and South Cambridgeshire District Councils.

  , particularly within areas of low-rise or historic character, or where buildings are likely to be perceived as significant visual ‘incidents’ within the skyline. 

Schemes affecting sensitive or designated areas 

3. Proposals within or adjacent to: 

• The Historic Core of Cambridge 
• Conservation Areas 
• The

  A statutory designation made for the purposes of checking the unrestricted sprawl of large built-up areas, preventing neighbouring towns from merging into each other, assisting in safeguarding the countryside from encroachment, preserving the setting and special character of historic towns and assisting in urban regeneration by encouraging the recycling of derelict and other urban land. Specific Green Belt purposes have been set out for Cambridge.

  or rural edges of Cambridge and

  The combined areas of Cambridge District and South Cambridgeshire District Councils.

   
• Important approach routes or key vistas, such as The Backs or views from open countryside. 

Urban Extensions, new settlements, and technology parks 

4. While new settlements and employment areas such as science and technology parks may accommodate taller buildings due to their evolving context heights, proposals in these areas will still be assessed against these guidelines to ensure appropriate skyline integration and design quality. 

Major refurbishments, extensions, or rooftop additions 

Where existing buildings are subject to upward extension, rooftop additions, or significant alterations that may affect their relationship with the skyline or surrounding townscape. 

The topography of

The combined areas of Cambridge District and South Cambridgeshire District Councils.

is generally low-lying and gently undulating, typical of the wider Fen-edge landscape. The city of Cambridge itself sits within a flat river valley defined by the course of the River Cam, with limited local variations in ground level but more significant elevation to the south-east, south, south-west and west. This modest and consistent topography restricts the number of elevated vantage points from which broad panoramas of the city and its surrounding settlements can be obtained. 

However, there are instances of very long-range views back towards Cambridge from significant distances such as Therfield Heath near Royston, Chapel Hill near Barrington and the high ground around Harlton. Such longer range views may need to be considered and assessed by development proposals depending on their scale. 

Figure 8 of the

An outline of land and buildings defined against the sky known as the skyline of the city.

and Tall Buildings Baseline, Strategy identifies the key viewpoints around Cambridge and shows how views from the south and west are more far reaching than those from the north and east. The strategic viewpoints help to provide an understanding of Cambridge within its wider setting including the role and location of the Historic Core which is crucial to understanding the sensitivity of and impact on the skyline. 

Views from the rural hinterland of Cambridge from both elevated and level views of the spires and towers in the historic core are limited and generally distant. 

Views from the south-east: 

  a. From the south-east of the city, panoramic views are afforded from the following locations around the Gog Magog Hills and Magog Down (associated with Wandlebury Country Park) and elevated land to the south-east of Cherry Hinton. The view from the junction of Shelford Road/Worts’ Causeway and the Harcamlow Way is one of the few viewpoints where a panorama is afforded that takes in both Addenbrooke’s Hospital, the City Centre and the hangars at Cambridge Airport; 

  b. Little Trees Hill, Magog Down; 

  c. junction of Shelford Road and Harcamlow Way; and 

  d. Limekiln Road lay-by. 

Views from the east: 

  a. south of Teversham from Airport Way. 

Views from the north-east and north: 

  a. Stourbridge Common; 

  b. Ditton Meadows south of Fen Ditton; 

  c. River Cam towpath south of Baits Bite Lock; and 

  d. view from the junction of the A10 and A14. 

Views from the west: 

  a. Madingley Road (intermittently); 

  b. Red Meadow Hill – open panoramic views of the city are afforded from Red Meadow Hill within Coton Countryside Reserve; 

  c. Barton Road, east of the junction 12 of the M11; 

  d. Coton footpath, and 

  e. M11 between junction 12 and junction 13. 

Views from the south-west and south: 

  a. Grantchester Road; 

  b. Grantchester Meadows; and 

  c. Hauxton Road, north of junction 11 of the M11. 

While it is relatively simple to create a list of a limited number of distant/long range views of the city, being able to fix a list of local views within the city is dependent on the location and scale of a proposed tall building proposals. Local views must be considered on a case-by-case basis as part of the pre-application process. In and around the city core, key local views from and across the following open spaces are likely to be important: 

• Parker’s Piece; 
• Jesus Green; 
• Midsummer Common; 
• Coe Fen; 
• Sheep’s Green; 
• Lammas Land; 
• College grounds within the Backs; 
• Stourbridge Common; 
• Coldham’s Common. 

The following elevated city views may also need to be assessed dependent on the site location and the scale of proposals: 

• Castle Mound; 
• Hills Road railway bridge looking towards town; 
• Coldham’s Lane railway bridge; 

• Carter cycle bridge; 

• Mill Road railway bridge; 

• Elizabeth Way bridge; 

• Long Road bridge; 

• Grand Arcade car park; 

• Grafton East car park; 

• Queen Anne Terrace car park; 

• Park Street car park; 

• Church of St Mary the Great. 

Proposals that require consideration against Policy GP/ST:

An outline of land and buildings defined against the sky known as the skyline of the city.

and tall buildings should carefully consider other local views on key approach roads. Applications for tall buildings also need to assess relevant key views from footpaths along the river corridor within the city which do not fall within the commons or The Backs, such as areas around Riverside. 

It is possible to attach a degree of weight to those views that relate to the buildings, landscapes and settings, and particularly listed buildings and their settings and conservation areas. Views of the historic core and the key buildings within the core are therefore particularly important to protect. In this case, distant views of the historic core from Red Meadow Hill, Lime Kiln Hill, and the Gogs are especially important, as are more localised views of the historic core from Castle Mound, The Backs, and open spaces within and around the historic core. The views from open spaces within the city to the historic core are very important and arguably the most important views by the very nature of their inherent openness.

Providing strategic viewpoints for the wider district of South Cambridgeshire is more challenging given the significant geographic area, but note should be made of the general topography in helping to inform potential strategic views and methods such identifying the Zone of Theoretical Visibility (ZTV) should be used to help develop key viewpoints for further testing and analysis on a case by case basis as potential sites come forward. The relatively flat nature of large parts of the district allows for long panoramic views from vantagepoints and so makes the area sensitive to buildings and other structures that rise above the treeline. 

Fixed views and panoramas from the identified locations form only part of the visual experience of Cambridge or any other receptor in terms of its setting. Consideration will be needed of dynamic or transitory views which refer to visual experiences that occur only temporarily as an observer moves through the landscape, such as when travelling by road, railway, waterway, or footpath. These views are typically fleeting and change rapidly with the observer’s position, meaning they offer only momentary glimpses of a development or landscape feature rather than the constant, outlook that is experienced from a static viewpoint. 

In UK planning and landscape assessment practice, such as under the Guidelines for Landscape and Visual Impact Assessment (GLVIA3), transitory views are still considered in the appraisal of visual effects, but the weight given to them may be lower than for static views, depending on factors such as the frequency of travel, the speed of movement, and the importance of the route as a visual receptor. Transitory views may be given greater significance where they occur along key approaches to settlements, particularly where they form part of a visitor’s or commuter’s first impression of a place. For example, the arterial routes into Cambridge, whether via main roads, the guided busway, or mainline railway, which often provide short but memorable views of landmarks, open green approaches, and distinctive rooflines. In such cases, even brief visual changes can influence perceptions of character and setting, making their assessment a critical component of the visual assessment process. 

The assessment criteria outlined in the following pages provide a structured framework to support a detailed, evidence-based process that addresses the policy requirements set out in Policy GP/ST:

An outline of land and buildings defined against the sky known as the skyline of the city.

and tall buildings. 

Applicants proposing buildings classified as ‘tall’ that are likely to impact the Cambridge or wider district skyline must address these criteria comprehensively. This assessment should be documented within the design and access statement or heritage impact assessment submitted with the planning application. A clear justification for the proposed building height is expected as part of this submission. 

Planning applications for new tall buildings or groups of tall buildings must include both written and illustrative materials to provide a robust evidence base and demonstrate policy compliance. Applications involving significant alterations to the external appearance of existing tall buildings must also apply these criteria. 

Additionally, all proposals for tall buildings should consider and reference other relevant policies, guidance, and documents pertinent to the application’s preparation and assessment. 

Criterion 1 – Location, setting and context 

Applicants must: 

• Demonstrate, through visual appraisals supported by accurate visual representations, how the proposal fits within the existing landscape and townscape and how it will maintain or enhance the skyline. 
• Prepare a detailed townscape, landscape, and urban design appraisal covering: 

         - Topography 

         -

Townscape is the landscape within the built-up area, including the buildings, the relationship between them, the different types of urban open spaces, including green spaces and the relationship between buildings and open spaces.

and landscape types and character areas 

         - Site history 

         - Movement and access patterns 

         - Scale, height, and massing of surrounding buildings and setbacks 

         - Urban grain (plot sizes and street rhythm) 

         - Prevailing architectural language 

         - Land use 

         - Areas of open space 

         - Listed buildings and conservation areas 

         - City gateways and nodes 

         - Local and long-distance views, vistas, and local landmarks 

Opportunities and constraints 

• Use preliminary site and context appraisal work to inform pre-application discussions and the final proposal. 
• Recognise that tall buildings can act as positive landmarks aiding legibility, with appropriate locations including local nodes, key street junctions, the ends of important vistas, and principal transport junctions. Avoid inappropriate locations such as the Historic Core, where heritage sensitivity is high. 
• Address Cambridge Airport Public Safety Zone and Airport Safeguarding Zone restrictions, engaging with Cambridge Airport at pre-application stage to confirm permissible building heights. 

Criterion 2 – Impact on the historic environment 

Applicants must: 

• Demonstrate and, where possible, quantify the potential harm or benefit of proposals to the significance of heritage assets or other sensitive receptors, including their view, backdrop, and setting. 
• Carry out assessment on a site-by-site basis, addressing impacts on: 

         - Key landmarks and viewpoints identified in the

An outline of land and buildings defined against the sky known as the skyline of the city.

and Tall Buildings Baseline, Strategy. 

         - Views from main streets, local vantage points (such as bridges), and open spaces. 

         - Dynamic or transitory views from roads, railways, guided bus routes, and, where applicable, the River Cam corridor. 

• For Cambridge, ensure that the character and appearance of the city, where spires and towers emerge above the established tree line, remains dominant from relevant viewpoints. 

Criterion 3 – Scale, massing and skyline composition 

Applicants must: 

• Demonstrate, using scaled drawings, sections, accurate visual representations, and models, how the proposal will deliver a high-quality addition to the skyline. 

• Include cumulative impact analysis at both strategic and local levels with other existing or emerging proposals, and against the baseline at the time of application. 

• Integrate buildings appropriately with established urban areas and the wider landscape, informed by an understanding of surrounding context (as required in Policy GP/ST:

  An outline of land and buildings defined against the sky known as the skyline of the city.

  and tall buildings). 

• Carefully consider the silhouette of tall buildings, reflecting Cambridge’s established character of slender “incidents” punctuating the skyline. 

• Use facade articulation and shadow lines to provide visual interest and relief. 

• Integrate roof plant and telecommunications equipment into the architecture. 

• Select materials of the highest quality, either sympathetic to surrounding context or purposefully contrasting through thoughtful juxtaposition, with particular attention to roof materials and the skyline profile. 

• Include a clear building massing strategy within the

  A statement that accompanies a planning application to explain the design principles and concepts that have informed the development and how access issues have been dealt with. The access element of the statement should demonstrate how the principles of inclusive design, including the specific needs of disabled people, have been integrated into the proposed development and how inclusion will be maintained and managed.

  . 

Criterion 4 – Architectural and design quality 

Applicants must: 

• Demonstrate how proposals will deliver well-proportioned buildings with elegance, proportionality, and verticality. 
• Clearly articulate the base, middle, and top of the building. 
• Use facade articulation and shadow lines to provide visual interest and relief. 
• Integrate roof plant and telecommunications equipment into the architecture. 
• Select materials of the highest quality, either sympathetic to surrounding context or purposefully contrasting through thoughtful juxtaposition, with particular attention to roof materials and the skyline profile. 
• Use high-quality materials and detailing throughout. 
• Where appropriate, introduce a mix of uses that generate activity and create a human scale at street level. 

Criterion 5 –

Element of a location or neighbourhood that helps to make it attractive or enjoyable for residents and visitors such as parks, gardens, peaceful environments or access to community services and facilities.

and microclimate 

Applicants must: 

• Demonstrate that proposals will not cause adverse impacts on neighbouring buildings and open spaces in terms of: 

         - Overshadowing 

         - Loss of daylight/sunlight 

         - Loss of privacy/overlooking 

         - Loss of outlook 

         - Noise  

         - Wind effects 

         - Heat island effect 

         - Glare 

• Ensure public and private open spaces and amenity areas are not in shadow for significant parts of the day/year. 
• Provide detailed and accurate wind and shadow studies, assessing impacts at different times of day and throughout the seasons, with methodologies agreed during pre-application discussions. 
• Provide formal daylight and sunlight studies where required. 
• Position and design tall buildings to mitigate microclimatic effects. 
• Ensure tall buildings are “good neighbours” in their relationship to surrounding properties and the public realm. 

Pre-Application engagement 

1. Early discussions with local planning authorities are strongly encouraged. 

2. Applicants must demonstrate understanding of local context heights, skyline sensitivity, and key viewpoints. 

Context and baseline analysis 

1. Detailed site and context appraisal, including: 

• Prevailing building heights (context heights). 
• Local topography and landscape character. 
• Identification of key public viewpoints and vistas, including historic and designated landscapes. 

Townscape is the landscape within the built-up area, including the buildings, the relationship between them, the different types of urban open spaces, including green spaces and the relationship between buildings and open spaces.

and Visual Impact Assessment (TVIA) 

1 .Required for developments likely to impact the skyline. Should include: 

• Accurate Visual Representations (AVRs) or verified photomontages. 
• Assessment of visual impact from identified viewpoints. 
• Analysis of skyline integration and potential prominence. 

A Heritage Impact Assessment is a tool used to evaluate how a proposed development may impact heritage assets.

 

1. Where proposals may affect heritage assets, Conservation Areas, or their settings. 

2. Must consider guidance from Historic England’s Good Practice Advice Note 3 (2nd Edition): The Setting of Heritage Assets. 

An outline of land and buildings defined against the sky known as the skyline of the city.

and height justification 

1. Clear justification of proposed building height relative to: 

  a. Local context heights. 

  b. Proximity to sensitive areas (e.g., city centre,

A statutory designation made for the purposes of checking the unrestricted sprawl of large built-up areas, preventing neighbouring towns from merging into each other, assisting in safeguarding the countryside from encroachment, preserving the setting and special character of historic towns and assisting in urban regeneration by encouraging the recycling of derelict and other urban land. Specific Green Belt purposes have been set out for Cambridge.

, village edges). 

  c. Impact on important skylines and silhouette views. 

Environmental considerations 

1. Assessment of overshadowing, daylight/sunlight impacts, wind microclimate, and other environmental effects arising from height and massing. 

Design quality and mitigation measures 

1. Demonstration of high-quality design, appropriate massing, and skyline articulation. 

2. Use of setbacks, varied rooflines, and other measures to reduce visual impact where necessary. 

All proposals for tall buildings within Cambridge and

The combined areas of Cambridge District and South Cambridgeshire District Councils.

must include accurate, high-quality digital visualisations to clearly demonstrate their impact on the historic skyline, townscape, streetscape, and wider landscape setting. 

These visualisations are essential for informed decision-making by planning authorities, stakeholders, and the public. These visualisation requirements ensure that decision- makers, stakeholders, and the public can fully assess the tall building’s design quality, its contextual appropriateness, and potential impacts on Cambridge’s sensitive historic and landscape settings. 

Verified Views and photomontages 

1. Fully Verified Views (AVRs) must be provided from key heritage and landscape viewpoints, which will need to be agreed with the LPA as part of the pre-application process. 

2. Each verified view must include camera location, height, lens details, and reference to an accurate site survey. 

3. Photomontages should realistically represent building form, materials, lighting, and context under typical daylight conditions. 

3D City modelling 

1. Major tall building applications must include testing within an up-to-date 3D model of Cambridge and

The combined areas of Cambridge District and South Cambridgeshire District Councils.

. 

2. Models should: 

• Incorporate listed buildings, conservation areas, key routes, rivers, open spaces, and urban grain. 
• Assess cumulative visual impact with approved, under-construction, and proposed developments. 
• Include assessment against protected view corridors and skyline sensitivity zones. 

Accepted file formats 

• .FBX – Preferred format for detailed models, supports geometry, textures, and cameras. 
• .OBJ – Widely compatible for geometry and materials. 
• .IFC – Required if submitting BIM data (e.g., for detailed building information). 
• Optional Formats (for supplementary use): 
• .GLTF / .GLB – Recommended for web, AR/VR applications. 
• .SKP – Acceptable for massing models; must also be submitted as .FBX, .OBJ, or 
• .IFC. 
• .3DM – Accepted if also exported to one of the main formats above. 

General requirements 

1. Models must be: 

• Geolocated to British National Grid (OSGB36) or WGS84. 
• Measured in metres. 
• Submitted with a metadata sheet detailing coordinate system, units, and level of detail (LoD). 
• Provided with a low-detail version if the main file is high-poly. 
• Native design files (e.g., Revit .RVT) are not accepted without conversion to open formats 

Townscape is the landscape within the built-up area, including the buildings, the relationship between them, the different types of urban open spaces, including green spaces and the relationship between buildings and open spaces.

and Visual Impact Assessments (TVIA) 

1. A full

Townscape is the landscape within the built-up area, including the buildings, the relationship between them, the different types of urban open spaces, including green spaces and the relationship between buildings and open spaces.

and Visual Impact Assessment (TVIA) is required, including: 

• Wireline drawings and rendered images from all key viewpoints. 
• Analysis of potential impacts on heritage assets, townscape quality, public spaces, and strategic views. 
• Consideration of day and night conditions (e.g., building illumination, reflections). 

Microclimate & environmental digital modelling 

1. Computational modelling to include: 

• Wind studies (Computational Fluid Dynamics or wind tunnel tests) to assess pedestrian comfort and safety. 
• Daylight, sunlight, and overshadowing studies using recognised guidance (e.g., BRE standards) to determine impacts on nearby buildings, public spaces, and amenity areas. 
• Solar glare assessment for road safety and visual comfort in public areas. 

Augmented Reality (AR) / Virtual Reality (VR) simulation 

1. Where possible, applicants are encouraged to provide AR/VR representations to allow stakeholders and the community to experience the proposal at pedestrian level and from sensitive distant viewpoints. 

2. These tools support transparent public engagement and better understanding of visual impact. 

Public realm relates to all those parts of the built environment where the public has free access. It encompasses: all streets, squares, and other rights of way, whether predominantly in residential, commercial or community/civic uses; the open spaces and parks; and the ‘public/private’ spaces where public access is unrestricted (at least during daylight hours). It includes the interfaces with key internal and private spaces to which the public normally has free access.

and ground-level visualisation 

1. Ground-level views from pedestrian height must be included to demonstrate: 

• How the building meets the street. 
• Treatment of public realm, entrances, and active frontages. 
• Potential human experience and sense of place created by the proposal. 

Submission requirements 

1. All visual material must adhere to the following standards: 

• High-resolution output (minimum 300 dpi for print). 
• 3D model files in open or widely used formats (e.g., .fbx, .obj, .ifc). 
• Full technical metadata for verified views, including camera placement, height, lens specification, and survey baseline data. 

Cumulative impact consideration 

1. Digital submissions must demonstrate how the proposal relates to existing and pipeline developments across the city and

The combined areas of Cambridge District and South Cambridgeshire District Councils.

area to allow a proper assessment of long-term skyline and townscape evolution. 

We will consider all comments while developing the next version of the

A plan for the future development of a local area, drawn up by the local planning authority in consultation with the community. In law this is described as the development plan documents adopted under the Planning and Compulsory Purchase Act 2004. A local plan can consist of either strategic or non-strategic policies, or a combination of the two.

.

All comments must be received by 30 January 2026 at 5pm.