Policy S/CE: Cambridge East

1.  A new city district of approximately 8,000 homes delivered from 2032, subject to the necessary water infrastructure being available, significant employment floorspace in use classes E(g) and approximately 20,000 square metres gross internal area (GIA) of B2/B8 employment floorspace, with a range of supporting services and facilities, including retail, community, cultural, faith, leisure, education and sports and open space uses. The built area of the expansion will be contained within the Site Allocation boundary identified on the Policies Map.
 

2.  A site-wide masterplan will be prepared by the landowners and/or promoters in conjunction with the Council and in consultation with the local community and other stakeholders. The masterplan should be broadly aligned with the indicative Spatial Framework shown at Figure 53 and will need to identify the broad distribution of land uses, infrastructure delivery and phasing. The masterplan will be used as a basis for the consideration of subsequent planning applications. A masterplan should be agreed by the Local Planning Authority prior to the approval of any planning applications (and may be subsequently updated by the landowners and/or promoters subject to agreement with the Local Planning Authority).
 

3.  Given the scale and long-term construction of the development, a site-wide “Place Book” shall be prepared to establish the vision, place-making objectives and quality expectations for the new community and provide the foundation for a site-wide masterplan and design codes. Design codes will ensure that each phase of development positively contributes towards the high-quality placemaking outcomes expected.
 

Objectives and place identity

4.  Cambridge East will be a vibrant, inclusive new city district that reflects the spirit of Cambridge while helping to shape its future. Rooted in a unique setting, Cambridge East will offer welcoming, walkable neighbourhoods which support an intergenerational community to live well, work purposefully, learn, and thrive.
 

5.  A vibrant urban quarter will form the heart of this well-connected mixed-use district, bringing together cultural and commercial space, including research and development, to foster economic opportunity, collaboration and innovation. Green streets, public spaces and a new Cambridge Common will connect communities, promote wellbeing and support nature recovery. Excellent sustainable transport links will ensure seamless access to the City and beyond.
 

6.  Guided by design excellence, environmental responsibility, and long-term stewardship, Cambridge East will set new standards for sustainable, high-quality placemaking.
 

Cambridge Airport

Uses

7.  Cambridge East is allocated for mixed-use development, as shown on the Policies Map and indicative Spatial Framework, comprising:

       a. Approximately 8,000 homes (to deliver 3,950 dwellings to 2045 subject to the necessary water infrastructure being available) of a range of sizes, types and tenures to meet the identified diverse housing needs and to support a mixed and balanced intergenerational community, specifically, including:
           i.    A total of 24 permanent Gypsy and Traveller pitches (within two sites of 12 pitches, each on approximately 1 hectare of land) located within but on the edge of the development, or outside but in close proximity to the site, meeting requirements of Policy H/GT; and 
           ii.   10% of the approximately 8,000 homes as specialist accommodation (within use classes C2 or C3), particularly for older people or those with disabilities.

       b. Significant employment floorspace in use classes E(g), including offices and research and development as a key part of a new mixed use district centre and at other key locations where they are supported by good accessibility, recognising the site’s potential to provide a new key location for businesses within Greater Cambridge’s knowledge economy, as well as a minimum of 20,000 square metres (gross internal area) B2/B8 employment floorspace with good access to the road network to provide for mid-tech and general industrial uses; 

       c. Each phase must deliver a mix of uses to co-locate residential uses with amenities:

       d. Provision of sports and leisure facilities, including as a minimum:
           i.    A 50 metre x 10 lane regional swimming pool preferably located opposite the Ice Rink; 
           ii.   An indoor sports hall co-located with the swimming pool as part of a new leisure hub or regional indoor sports centre; and
           iii.  Outdoor pitches provision including a range of pitches including football, youth football, rugby, hockey and cricket pitches plus changing facilities; 

       e. Provision of a regional cultural hub that will complement and not compete with Cambridge city centre. This will include but not be limited to provision of a creative hub comprising a mix creative work, production and leisure spaces, and a community arts centre; and

       f. A range of supporting services and facilities to meet the day-to-day needs of those living, working, visiting, travelling through and attending education there, including cultural, leisure, nursery, primary and secondary schools, health, community and library space, faith and retail uses. These uses will be delivered at a series of walkable and wheelable neighbourhood centres.
 

The development of Cambridge East must do the following: 
 

Context

8.  Establish a strong landscape-led framework to guide the structure of development and shape the relationship between the new city district, the existing urban edge and the wider landscape, supporting its identity and a well-considered transition between existing and proposed built form, settlement edges and the wider landscape. thrive.
 

9.  Create a well-considered eastern approach to Cambridge that:

       a. Is sensitive to local townscape, landscape, strategic views, dynamic views and heritage assets, including the rural setting of the village of Teversham, the Teversham Conservation Area and the wider countryside to the east; and

       b. Integrates well with established and new neighbouring communities, including Marleigh and Springstead Village.
 

10.  Establish a strategy for the conservation and enjoyment of the historic environment which:

       a. Celebrates and integrates heritage assets, including at least the control and office building and its setting, and any other historically significant buildings;

       b. Responds positively to heritage character;

       c. Creates a well-composed setting and landscape around heritage assets;

       d. Manages building scale sensitively; and

       e. Delivers viable and sustainable uses consistent with their conservation. 
 

Built Form

11.  Adopt a distinctive approach to urban design which:

       a. Promotes the highest standards of sustainability and liveability;

       b. Reflects Cambridge’s identity by respecting the city’s design traditions while embracing modernity; and

       c. Embraces innovative approaches to foster an inclusive, vibrant and diverse community of all ages, creating a strong sense of place and belonging.
 

12.  Through the masterplan for the site, agree an appropriate scale, layout and density of development that:

       a. Supports liveability and accessibility in a compact, walkable and sustainable urban form, maximising the opportunity provided by the site;

       b. Provides appropriate connections between neighbourhoods, public spaces, cultural and educational facilities, promoting active travel and public transport use; and

       c. Creates and, where appropriate, reinforces local character and architectural quality, providing smooth, well-designed transitions in scale to respect and complement the surrounding context.
 

13.  Through the masterplan for the site, agree appropriate variation in building form, scale, height, massing, and density to shape a distinctive city district by:

       a. Providing taller buildings in appropriate locations to mark key spaces, enhance wayfinding and complement the Cambridge skyline;

       b. Utilising innovative approaches to development typologies to define character areas;

       c. Responding to key views and approaches to the site; and

       d. Using appropriate density profiles to support accessibility to mobility hubs, the district centre and local centres.
 

14.  Use the highest quality materials and detailing to ensure durability, environmental performance and design excellence, supporting climate resilience. 

Public space

15.  Deliver an eastwards extension to Coldham’s Common using the Green Belt corridor, which must:

       a. Be multifunctional and vary in form and character along its length;

       b. Ensure that active travel and recreational uses are sensitively designed to maintain a semi-rural landscape with a mosaic of habitats, including neutral grassland, native scrub, hedgerows, woodland, and wetland, in the tradition of the Cambridge Commons;

       c. Open to a greater width at the Teversham end, maintaining a clear gap between Cambridge and Teversham, protecting the village’s identity and character, heritage assets and rural outlook and setting by providing an informal countryside character; and

       d. Connect to strategic green infrastructure beyond the site.

Nature

16. Create a strong and varied framework of green infrastructure throughout the development that optimises biodiversity value and connects to existing habitats and green infrastructure in the surrounding area, including:

       a. Establishing an integrated framework of open spaces, green corridors, and green infrastructure across the new city district, delivering a landscape resilient to climate change. This must:
           i.    Integrate with any required urban drainage measures; 
           ii.   Embed nature friendly green spaces into development parcels as well as within the green corridor; and
           iii.  Appropriately balance ecological enhancements and protection with amenity uses, sports, recreation and play. 

       b. Enhancing ecological links to existing habitats beyond the site boundary, responding to the strategic priorities for this area of the Local Nature Recovery Strategy and Cambridge Nature Network; and

       c. Connecting to and providing green infrastructure beyond the site that will meet the needs of all ages and abilities and mitigate recreational pressure arising from the development on more sensitive sites including Wilbraham Fen SSSI and Stow-Cum-Quy SSSI. This must:
           i.    Provide or support access to semi-natural accessible green space within and directly adjacent to the site, including enabling circular recreational routes of various lengths;
           ii.   Enable a seamless strategic green connection that sensitively embeds and integrates existing and new recreation routes between the site and the Wicken Fen Vision area; and
           iii.  Contribute towards the creation of strategic scale green infrastructure associated with the Wicken Fen Vision.

Movement

17. Ensure an exemplar approach to movement and transport within and through the site, transforming the wider connectivity of the eastern edge of Cambridge and promoting a low car living approach where ‘walking and wheeling’ are the first choice for most residents, workers and visitors from the outset, by:

       a. Ensuring the design of the site;
           i.    Provides a series of well connected ‘walkable neighbourhoods’, each capable of meeting everyday needs locally, supported by clear and legible routes and effective wayfinding within and between neighbourhoods; 
           ii.   Integrates direct, safe, and efficient bus and other public transport routes, ensuring that all development is located within reasonable walking distance of mobility hubs served by high quality public transport;
           iii.  Provides walking, wheeling and cycling connections throughout the site linking to wider routes enabling sustainable and active journeys to be made between Cambridge East and other key destinations;
           iv.  Provides vehicular access into distinct low traffic neighbourhoods which are not linked for general traffic; and
           v.   Promotes low car ownership including through restrained parking provision and innovative approaches such as leasing or sale of car parking to occupiers, and to car storage, including off-plot car barns and shared parking solutions. 

       b. Setting aside land for and directly delivering the following physical transport measures within the site:
           i.    Enhanced pedestrian, wheeling and cycle connectivity to wider strategic routes; 
           ii.   Upgraded active travel infrastructure along Coldham’s Lane;
           iii.   A high-quality public transport route through the site that connects the relocated Newmarket Road Park and Ride with the city centre, serving Springstead Village and other mobility hubs at the district and neighbourhood centres within the site, and that is designed to be capable of integration with a new Cambridge East railway station;
           iv.  A network of mobility hubs at key interchanges; and
           v.   A network of delivery and consolidation hubs and a last mile delivery system.

       c. Making financial contributions towards and, as appropriate, enabling the following transport measures external to the site:
           i.    Relocation of Newmarket Road Park and Ride to a site south of Newmarket Road and east of Airport Way; 
           ii.   Cambridge Eastern Access Phase A;
           iii.   A package of bus service enhancements, or other public transport modes where appropriate, connecting the site with North East Cambridge, West Cambridge, Cambridge City Centre, Cambridge railway station and the Cambridge Biomedical Campus;
           iv.  A high-quality public transport scheme, linking the high-quality public transport route within the site to the city centre; and
           v.   Active travel enhancements to wider connections linking with key destinations including Cambridge railway station, Cambridge city centre and onwards to West Cambridge and wider destinations on radial high quality public transport corridors (HQPT); Cambridge Regional College, North East Cambridge and Cambridge North Station; Cambridge Biomedical Campus, Cambridge South Station and Cambridge Leisure site.
 

18.  The agreed masterplan for the site must demonstrate how:

       a. The distribution and mix of development achieves optimal transport outcomes, including high levels of site and city trip internalisation and high active and public transport mode shares; and

       b. The quantum and mix of development can be delivered within the agreed trip budget. A definitive trip budget based on detailed evidence must be agreed with the Local Highways Authority prior to submission of the outline application. A monitor and manage approach will be taken to ensure that the development remains within the agreed trip budget for the site throughout its delivery.
 

19.  To support delivery of the agreed masterplan, a strategic and local transport mitigation plan must be prepared by the developer for agreement with the Local Highways Authority and Local Planning Authority. This must include:

       a. Active and public transport measures;

       b. Vehicular transport measures, including site access arrangements;

       c. A comprehensive parking strategy aligned with low-car living objectives;

       d. Infrastructure costing and delivery phasing, demonstrating how the necessary transport measures identified above will be delivered at a time that enables optimal transport outcomes and remains within the agreed trip budget; and

       a. Mechanisms for delivery, monitoring and review including potential delivery through Section 106 obligations, or CIL or other appropriate funding mechanisms.
 

Cambridge East Station

20.  Masterplanning and development delivery must realise the strategic opportunity presented by Cambridge East railway station by ensuring that it:

       a. Does not prejudice the delivery, operation or accessibility of the future station and associated rail infrastructure being promoted through a separate statutory consent process;

       b. Establishes a movement network, land use pattern and development density capable of supporting and benefiting from the railway station;

       c. Aligns the district centre and surrounding higher-density mixed use development to achieve high levels of accessibility to a potential station location;

       d. Prioritises direct, safe and legible walking, wheeling, cycling and public transport connections between neighbourhoods, the district centre, and mobility hubs including the railway station; and

       e. Enables early phases of development to function effectively in advance of station delivery whilst remaining capable of integration with future rail services.
 

Resources

21.  Development must integrate Sustainable Urban Drainage Systems and flood mitigation measures as both functional and amenity features within the design of landscapes and open spaces, including daylighting culverts where feasible.
 

22.  Development should not preclude operation and maintenance of sewer pumping stations located within or adjacent to the site.
 

23.  Conditions are likely to be necessary to limit first occupations of new dwellings taking place until after the Grafham Transfer water supply intervention becomes operational or where alternative headroom is secured, in consultation with Cambridge Water and the Environment Agency, where the Local Planning Authority is satisfied that there is scope for earlier development.
 

Lifespan

24.  In addition to the requirements of the validation checklist, the following will be required at the submission of an outline or major planning application:

       a. An overall masterplan, setting out the final capacity and mix of uses on site and demonstrating how the proposed development meets the requirements set out in this policy;

       b. A place book including strategic design codes and parameter plans, to fix key site requirements such as access and movement, land uses, green and blue infrastructure, scale and massing and densities. In part, this should be informed by a Landscape Visual Impact Appraisal and Heritage Impact Assessment;

       c. Parameter plans, to fix key site requirements such as access and movement, land uses, green and blue infrastructure, scale and massing and densities. In part, this should be informed by a Landscape Visual Impact Appraisal and Heritage Impact Assessment;

       d. A strategic and local transport mitigation plan; and

       e. Other supporting strategies that will include but are not limited to:
           i.    A community development plan;
           ii.   A district centre strategy;
           iii.  A phasing and delivery strategy; and
           iv.  A stewardship strategy, which must set out short- and long-term arrangements for the management, maintenance, and governance of public spaces, community assets, and infrastructure. The strategy should be proportionate to the scale and complexity of the new city district, be clearly integrated with the overall phasing and delivery strategies and should incorporate processes and structures to ensure the active and informed involvement of residents.
 

25.  The masterplan and strategic design code will be subject to community and other stakeholder engagement and critical review by the Cambridgeshire Quality Panel (or successor body) as part of their development and refinement.
 

26.  Subsequent reserved matters applications for full planning permission will only be determined once the supporting strategies have been approved, and future applications will need to demonstrate compliance with these strategies and the outline approval. More focussed design codes for specific neighbourhoods should be prepared and submitted as part of the reserved matters applications, in line with any relevant conditions in the outline approval.
 

27.  Depending on the development programme, the applicant may develop a reserved matters scheme alongside the outline as a means of testing the emerging parameter plans and design code.
 

28.  Early delivery of infrastructure must be agreed with the Local Planning Authority having regard to the Infrastructure Delivery Plan, including:

       a. Key public transport, walking and cycling routes to embed sustainable travel habits; and

       b. Strategic green infrastructure provision, creating habitats, providing access to green space for new residents and extending the green network available to the city.
 

Marleigh and Springstead Village

29.  The development of Marleigh and Springstead Village must:

       a. Ensure development proposals are in accordance with the approved masterplan and design code; and

       a. Undertake meaningful engagement with local people and stakeholders at the relevant Reserve Matters stages.
 

30.  Marleigh will deliver (and not exceed the specified maximum floorspace) the following development:

       a. Up to 1,300 residential homes;

       b. Primary school (F1), potentially including community hall – 2.3 hectare primary school site;

       c. Community hall of 200 square metres gross internal floorspace (excluding any parish office);

       d. Foodstore (E) – Up to 1,500 square metres gross internal floorspace;

       e. Petrol Filling station; 

       f.  Flexible mixed-use units (E, F1, F2) – Up to 3,000 square metres gross internal floorspace;

       g. Park pavilion comprising: café, public wc’s, park store, offices, and gym (E, F2 and sui generis) – 2,600 square metres of which 1,600 square metres offices gross internal floorspace;

       h. Sports pavilion (F2) – 200 square metres gross internal floorspace;

       i.  Allotment clubhouse and amenities (F2) – 200 square metres gross internal floorspace; and

       j. Replacement car dealerships (sui generis) – up to 4 hectares. 
  

31.  Springstead Village will deliver (and not exceed the specified maximum floorspace) the following development:

       a. Up to 1,200 residential homes, including up to 90 bed spaces in a retirement living facility;

       b. Primary school – 2.3 hectare site;

       c. Secondary school – 6.9 hectare site;

       d. Flexible mixed-use units – Classes E, F2, sui generis within local centre up to 1,850 square metres gross internal floorspace, including:
           i.    Food store (E) up to 500 square metres gross internal floorspace; and
           ii.   Community hall (E) up to 250 square metres gross internal floorspace.
 

32.  In addition to development delivered via the permissions set out above, Springstead Village is allocated for approximately 350 additional dwellings within the red line boundary for the site.

Figure 53: Indicative Spatial Framework for S/CE: Cambridge East.