Consultation runs from: 1 December 2025 9:00am - 30 January 2026 5:00pm
1.
proposals across this policy area, will be supported if they:
a. create a positive, balanced and attractive environment, to support the vitality and viability of the area for retail, leisure, cultural and other associated town centre activities;
b. integrate positively with both the historic environment and the surrounding neighbourhoods;
c. support the delivery of public realm improvements, adopting an integrated approach towards public realm and streetscape design, linked to adjacent development proposals; and
d. support the provision for a shared surface along Fitzroy Street and Burleigh Street, adopting an integrated approach for both cyclists and pedestrians designed to ensure safety for all surface users and improved management of servicing, subject to further discussion with the Transport Authority.
2. An urban design led approach should be taken to inform the appropriate scale and massing of development proposals in the policy area. Proposals should also be accompanied by evidence to justify land uses, floorspaces and their redevelopment on a proposal-by-proposal basis.
Grafton Shopping Centre
3. Comprehensive and or, more intensive redevelopment in the former Grafton Shopping Centre for a range of city centre uses will be supported, including uses associated with ARU’s East Road campus.
4. Proposals to extend and reconfigure the former shopping centre building to provide additional floorspace should include:
a. site intensification, providing a significant uplift in floorspace for a range of uses which complement both the city centre, the surrounding area and the skyline of the city;
b. an overarching street-based development strategy framework to guide the site’s re-configuration over the short, medium and long-term;
c. a material improvement in the quality of the city centre environment and public realm to support the overall vitality and viability of the area; and
d. a better urban relationship with the surrounding neighbourhoods and high street interfaces.
5. Where feasible, proposals should:
a. re-integrate the area with adjacent streets and establish a more sensitive response to the townscape beyond the policy area’s boundary;
b. create better east-west and north-south connections, improving the area’s links with the surrounding neighbourhoods;
c. create a more permeable and legible network for pedestrians and cyclists. Proposals should establish a clear hierarchy of routes for pedestrians, cyclists and private motor vehicles including an integrated approach to the management of servicing in the short and long term; and
d. Provide a movement strategy integrating with any proposals the
Partnership may have for the city.
Selective and Infill Opportunities
6. Infill development opportunities include selective reconfiguration of service yard spaces around the edge of the former Grafton Shopping Centre. Proposals should:
a. to the north, enhance service areas with a focus on public realm and wayfinding improvements to improve linkages from Newmarket Road; and
b. to the south, create a more active and positive edge along Burleigh Place service area
Fitzroy Street
7. Grafton West Car Park is an appropriate location for more significant redevelopment, subject to car parking evidence supporting its redevelopment, further townscape analysis and feasibility analysis. The more intensive redevelopment of the car park should:
a. establish a more efficient use of the site;
b. re-establishing the broad historic structure of lanes with Fitzroy Street into the wider fabric of the neighbourhood.
8. Subject to further townscape analysis, there is also an opportunity to consider the buildings to the north of Fitzroy Street to achieve a more comprehensive approach, focusing on the listed building at 17 Fitzroy Street. Key interventions should also include:
a. enhanced connections through to Maids Causeway / Newmarket Road;
b. mews style homes fronting onto Salmon Lane, at a scale that responds positively to the townscape;
c. new dwellings set around courtyard gardens, fronting a new pedestrian route to Fair Street;
d. potential redevelopment along parts of Fitzroy Street; and
e. targeted improvements to shop fronts on the southern side of Fitzroy Street.
Burleigh Street
9. Opportunities to improve the retail and leisure offer on both sides of Burleigh Street, including the retention of smaller, flexible retail units will be supported including selective shopfront improvements or sensitive infill / redevelopment along the southern side beyond No. 74 Burleigh Street. Proposals should take account of the area’s features as follows:
a. distinctive buildings to maintain the area’s more positive examples of existing townscape character and independent retailing;
b. on the north side of Burleigh Street, the retention of more sensitive buildings including shopfront enhancements, refurbishment of historic shopfronts, and potential selective redevelopment of buildings; and
c. on the south side of Burleigh Street, shopfront improvements with opportunities for refurbishment and potential infill development;
10. On East Road, The Snug and adjacent properties form a key group of finer grain buildings and should be retained as part of any future redevelopment proposals.
Supporting information
This policy has been informed by the Grafton Area and Guidance SPD which originally supported Policy 12: Fitzroy/Burleigh Street/Grafton Area of Major Change in the Cambridge 2018 and updated to reflect the changing demand for city centre floorspace uses, from predominantly retail-based centres to more mixed-use developments.
The Fitzroy/Burleigh Street/Grafton (FBG) area provides many opportunities to increase the city centre’s floorspace capacity for a range of town centre uses, supporting the city centre’s role and function as a multi-functional regional centre. The area can also support the sub-region’s growing life sciences and ICT employment sectors, examples of which include proposals to repurpose much of the Grafton Centre.
The site offers a range of short-to-medium term development opportunities with sensitive intensification along with more long-term comprehensive redevelopment which should incorporate improvements to the both the site’s accessibility for both pedestrians and cyclists alike as well as with the surrounding neighbourhoods.
A central objective of the policy is also to support a flexible approach to uses which will enable a positive response to the shifting dynamics of consumer trends and business needs across short, medium and long-term cycles. In practical terms, it is vital that any proposals for the area are set in context of the longer-term strategy for the area.
Integral to this futureproofing, is the introduction of a broad mix of town centre uses including retail, food and drink, and leisure along with other town centres uses. Proposals that bring life to the centre through the introduction of complementary uses including housing and offices, student accommodation, hotel uses, conference facilities and university accommodation will be considered on their merits, on a case-by-case basis. The policy encourages the strengthening of the area as a destination for the city – for residents, visitors, workers and students.
There may be opportunities to allow for flexibility of uses on some upper floors of buildings, where considered appropriate. Such an approach will need to fit within an overarching development strategy framework. Future schemes should incorporate a clearly articulated strategy and narrative in support of any proposals.
Longer-term proposals for the area present opportunities for a more contemporary street-based approach to the provision of town centre uses. These include stores and offices to be arranged over several floors with a flexible mix of larger footprint stores and smaller units for independent retailers along with other leisure and cultural attractions.
Opportunities to progress development and public realm proposals in the short to medium term will need to demonstrate how they fit with the overarching strategy – setting a benchmark which will raise the profile of the area and act as a catalyst for phased regeneration.
From a townscape perspective, Fitzroy Street and Burleigh Street would continue to be arranged as a single floor of active uses at ground floor with upper floors used for other accommodation needs which support the area’s vitality and vibrancy. Given the ever- changing dynamics of consumer trends, a street-based development strategy should be provided to support a number of scenarios with differing balances of smaller and larger units. This will help to develop a resilient and robust position which supports the vitality and viability of the area in the longer term.
The current Grafton West Car Park has a negative impact on the setting of the Kite north of Salmon Lane. It also acts as a barrier to movement and contributes to a perception of the space to the rear of Fitzroy Street and the former shopping centre as being unsafe, particularly beyond daylight hours. The car park also detracts from views of the at 17 Fitzroy Street.
The redevelopment of the car park could establish a more efficient use of the site, re- establishing the broad historic structure of lanes which stitched Fitzroy Street into the wider fabric of the neighbourhood. Subject to further townscape analysis, there is also an opportunity to consider the buildings to the north of Fitzroy Street to achieve a more comprehensive approach, focusing on the celebration of the listed 17 Fitzroy Street.
An urban design led approach should be taken to inform the appropriate scale and massing of development proposals in the policy area. This is to ensure that well- designed schemes are created that fit into their context and respond to key views and vistas including views into and across the surrounding Conservation Areas.
Where applicable, studies will be required to justify redevelopment on a proposal-by- proposal basis. For example, proposals for Burleigh Street and Fitzroy Street would be expected to incorporate careful analysis of the existing townscape character to inform the site strategy along with the implementation of an integrated approach along both streets for public realm, servicing and street movement improvements.
Tell us what you think
We will consider all comments while developing the next version of the .
All comments must be received by 30 January 2026 at 5pm.