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16/1134/OUT - West Cambridge Site Madingley Road

Meeting: 29/07/2021 - Planning (Item 75)

75 16/1134/OUT - West Cambridge Site Madingley Road - 10am pdf icon PDF 2 MB

Additional documents:

Minutes:

The Committee received an application for outline planning permission with all matters reserved is sought for:

-        Up to 370,000 sq m of academic floor space (Class D1 space), commercial/research institute floor space (Class B1b and sui generis research uses) of which not more than 170,000 sq m will be commercial floor space (Class B1b).

-        Up to 2,500sqm of nursery floorspace (Class D1).

-        Up to 4,000sqm of retail/food and drink floorspace (Classes A1-A5).

-        Up to 4,100sqm and not less than 3,000sqm for assembly and leisure floor space;

-        Up to 5,700sqm of sui generis uses, including an energy centre and data centre;

-        Associated infrastructure, including roads (including adaptions to highway junctions on Madingley Road), pedestrian, cycle and vehicle routes, parking, drainage, open spaces, landscaping and earthworks; and demolition of existing buildings and breaking up of hard standing.

 

The Interim Management Support updated her report by referring to updated wording of conditions 9, 10 (plus informative), 22 (plus informative) and 23 in her presentation.

 

Phasing (as amended – shown with strike through and underlining)

 

9.       Prior to or concurrently with the submission of the first reserved matters application for any development on the site, an Initial Site Wide Phasing Plan which accords with the S106 triggers shall be submitted to the local planning authority for approval. From the date of the approval of the Initial Site Wide Phasing Plan an annual Updated Site Wide Phasing Plan shall thereafter be submitted to the local planning authority for information each year of the 20 year period hereby approved (condition 4) for with the submission of each reserved matters application. unless all reserved matters have already been submitted prior to this date.

 

The Initial Site Wide Phasing Plan shall include the expected sequence of delivery of development of the following elements:

 

a)             Provision of reserved matters parcels including amount of floor area

b)             Interventions to primary and secondary roads

c)              Junction improvements

d)             Provision of primary/secondary pedestrian and cycle links

e)             Strategic foul surface water features and SUDS

f)                Car parking including provision of EV charging points

g)             Provision of cycle parking

h)             Cycle and pedestrian routes and links

i)                Strategic electricity and telecommunications networks

j)                Environmental mitigation measures and landscaped areas

k)              Provision of on-site amenities and open space 

l)                Public transport enhancements

m)           Energy infrastructure including the installation of gas fired boilers

 

No development approved under the first reserved matters application shall commence until such a time as the Initial Site Wide Phasing Plan has been approved. The Site Wide Phasing Plan shall then be updated and submitted with each reserved matters application to provide a position statement on progress and delivery of all the elements a) – l m) above. The development shall be carried out in accordance with the approved details (or subsequently approved phasing details).

 

Reserve Matters Applications - Requirements for all reserved matters applications (as amended – shown with underlining)

 

10.     Reserved Matters Applications for all future development parcels shall be accompanied by the following:

 

a)   A plan defining the extent of the development parcel.

b)   Supporting statement, including:

·       Relationship with reserved matters applications already approved.

·       Contribution to the vision for West Cambridge set out in the Design and Access Statement Supplement and Design Guidelines.

c)    A schedule identifying the disposition of uses and amount of development within the development parcel including the gross internal area of all uses.

d)   Estimated timing of any outstanding plots under construction within Phase one.

e)   A statement which has regard to the triggers in the S106 Agreement, details of mitigation within that phase.

f)      A review of any previous monitoring and travel demand measures being delivered including traffic surveys and public transport use.

g)   A Transport Assessment and a linked air quality assessment together with a schedule of the mitigation measures required.

h)   The timing and provision and opening of access points into the site.

i)      Updated Travel Plan (including progress on travel plan implementation to date).

j)      Statement demonstrating compliance with the Site Wide Parking Strategy (required by condition 21).

k)    Open space, any interim open space and delivery of north – south green corridors.

l)      Strategic surface and foul surface water features and SuDS.

m) Strategic electricity and telecommunications networks.

n)   Sustainability Statement and details of energy and heat networks.

o)   Environmental mitigation measures and landscaped areas.

p)   Public Art strategy.

q)   Waste management and minimisation plan.

r)     Any supplements to site wide strategies to address issues, including water management requirements, construction management and waste management, compliance with the site wide Woodland Management Strategy, site wide drainage strategy and the site wide Sustainability Strategy and Energy Strategy.

s)    Amenities Delivery Statement setting out how the development accords with the principles of the Amenities Delivery Strategy. The Statement shall include an updated baseline position of the current provision of amenities on the site; the amount of development which has been delivered (D1/B1 floor space); estimated numbers of staff and students regularly using the site and the current ratios of amenities to number of users on the site.

t)      Design Guidelines Statement that demonstrates how the application accords with the approved Design Guidelines.

 

The development shall be carried out in accordance with the approved details.  Reserved matters applications shall conform to the approved documents.

 

New informative to inform condition 10

 

Informative: Env Health – Air Quality Informative, Condition 10.

 

Requirements for all reserved matters application any revised/updated air quality impact assessment and local air quality mitigation measures/scheme (including Electric Vehicle Charge Point provision) shall include consideration of the air quality baseline conditions, construction and operational phase impacts, cumulative impacts and any mitigation required.  If a detailed Air Quality Assessment with atmospheric dispersion modelling is required, it should be carried out in accordance with the most up to date and relevant  national/industry best practice guidance documents.  The latest available emission factors, background maps and conversion factors shall be used.  Guidance may be updated to reflect changes in Government policy; the latest versions of the relevant local policy and guidance should be consulted.  Prior to carrying out the assessment, the applicant must discuss the specific details with the Environmental Health team to ensure that the AQA will consider all relevant matters and comply with current policy requirements.   The Air Quality Assessment shall have regard to/be in accordance with the scope, methodologies and requirements of relevant sections of the Greater Cambridge Sustainable Design and Construction Supplementary Planning Document, (Adopted January 2020’ or as superseded https://www.cambridge.gov.uk/greater-cambridge-sustainable-design-and-construction-spd - section 3.6 - Pollution (pages 76-144) and in particular subsection ‘Air Quality - Cambridge’ pages 113 to 128.  Due regard should also be given to relevant and current up to date Government/national and industry British Standards, Codes of Practice and best practice technical guidance.

 

Reserved Matters Applications - Site Wide Parking Strategy: Car Parking, EV Charging and Car Club (as amended – shown with strike through and underlining)

 

22.     Prior to, or concurrently with the first submission of reserved matters application, a Site Wide Parking Strategy shall be submitted to and approved by the local planning authority. The strategy shall set out how parking provision will be phased throughout the development to ensure that a balance between sustainable travel provision is balanced with adequate on-site parking. The Strategy should identify how existing (underutilised) infrastructure is used, as well as temporary provision for parking, contractor parking during construction, and the phased delivery of Multi-Storey Car Parks. In providing this phasing the Strategy should identify the proposed Multi-Storey Car Park at the north east of the site, accessed of Clerk Maxwell Road as the final phase car park, and any reserved matters application for this building shall demonstrate the measures to reduce the need to travel to the site by car that have been implemented. This shall be demonstrated through providing details of:

 

a)   Provision of cycle hubs and other cycle parking on the site

b)   Facilities and storage for electric bikes

c)    Provision of segregated cycleways and pedestrian routes

d)   Public transport provided through the site including bus stop provision

e)   Car sharing schemes

f)      University parking permit allocation policy

g)   Any other relevant on or off-site mitigation measures provided which reduce the need to travel to the site by car.

 

The total number of car parking spaces for Phase One should not exceed 2,565 spaces with at least 5% of these spaces for disabled uses. The total number of car parking spaces for the full development should not exceed 4,359 spaces with at least 5% of these spaces for disabled uses.

 

The Site Wide Parking Strategy should also set out a site wide Electric Vehicle Charging Point provision and infrastructure strategy including an implementation plan.

 

The Site Wide Parking Strategy shall be appropriate for the proposed end use(s) of the development and shall provide full details of the provision of allocated parking spaces for dedicated electric vehicle charging in line with the principles set out in the NPPF, the Cambridge Local Plan and Cambridge City Council’s Air Quality Action Plan.  The strategy shall include consideration of both active (slow, fast and rapid) and passive electric vehicle charge point provision and design to enable the charging of electric vehicles in safe, accessible and convenient locations.

 

The Site Wide Parking Strategy shall include the following:

Dedicated Slow electric vehicle charge points with a minimum power rating output of 7kW for at least 50% of new permanent non-residential parking spaces and at least 10 Rapid Charge Points and 10 Fast Charge Points shall be installed across the site. The 10 Fast Charge Points shall be installed within Key Phase 1.

1.    In Key Phase 1 dedicated slow electric vehicle charge points with a minimum power rating output of 7kW for at least 50% of new permanent non-residential parking spaces and at least 10 Rapid Charge Points and 10 at least Fast Charge Points shall be installed across the site.

2.    For development beyond Key Phase 1, slow electric vehicle charge points with a minimum power rating output of 7kW shall be installed for at least 90% of new permanent non-residential parking spaces, or an alternative combination of slow, fast and rapid charge points in a strategy to be agreed with the local planning authority which should reflect demand for provision, available technology and Cambridge City Council policy at that time.  

3.    Additional passive electric vehicle charge provision of the necessary infrastructure including capacity in the connection to the local electricity distribution network and electricity distribution board, as well as the provision of cabling to parking spaces for all remaining car parking spaces to facilitate and enable the future installation and activation of additional active electric vehicle charge points as required.

4.    Electric vehicle charge points shall be compliant with BS7671 and BS61851 or as superseded.

5.    The implementation plan shall set out the schedule for delivery of the EV infrastructure. Information should include numbers of charge points, intentions for active and passive provision, location, layout (including placement of EV infrastructure), Charge Rates of active EV charge points (slow, rapid or fast) and availability of power supply.

The strategy shall include the provision of a minimum of one car club or pool car vehicle with one dedicated car club or car pool parking space per 10,000sqm of new floor space. The new dedicated car parking spaces shall be for the exclusive use of car club or pool car vehicle(s). The car club parking spaces shall be provided in accordance with the approved strategy prior to the first occupation of the development that triggers an additional space and shall be maintained and retained thereafter.

 

New informative to inform condition 22

 

Informative: Env Health – Site Wide Parking Strategy, Condition 22.

 

The Site Wide Parking Strategy, in particular the EV charging provision details, shall be in accordance with the scope, methodologies and requirements of relevant sections of the Greater Cambridge Sustainable Design and Construction Supplementary Planning Document, (Adopted January 2020, or as superseded, https://www.cambridge.gov.uk/greater-cambridge-sustainable-design-and-construction-spd - section 3.6 - Pollution (pages 76-144) and in particular subsection ‘Air Quality - Cambridge’ pages 113 to 128.  Due regard should also be given to relevant and current up to date Government/national and industry British Standards, Codes of Practice and best practice technical guidance.

 

Reserved Matters Applications - Cycle Parking (as amended – shown with underlining)

 

23.     Any reserved matters application for new buildings or open space shall include details of facilities for the covered, secure parking of bicycles for use in connection with the approved development and demonstrate that the provision is in accordance with the approach to cycle parking approved as part of the Design Guidelines for the site and shall apply the principles within LTN 1/20 (or its successor). The facilities shall be provided in accordance with the approved details before use of the development commences and shall thereafter be retained and shall not be used for any other purpose.

 

The Committee received a representation in objection to the application from Chairman, Clerk Maxwell Road Residents Committee:

      i.          The application should satisfy Local Plan policies 80 and 81.

     ii.          Expressed concern the application would impact on traffic flow and parking in the area, specifically Clerk Maxwell Road.

   iii.          The planned car park would open onto Clerk Maxwell Road. Cyclist commuters would also use this access, increasing traffic flow pressure.

   iv.          Proposed JJ Thomson Avenue as an alternative access route.

a.    Little or no impact on the greenway.

b.    Road surface already exists.

c.    Left turn off JJ Thomson Avenue.

d.    no tail back to Madingley Road.

e.    Provides vehicle reservoir.

f.      Keeps site traffic on site.

    v.          It was better to keep cars in one large car park than two smaller ones.

a.    Concentrate parking near M11.

b.    Away from residential.

c.    Traffic off Madingley Road.

d.    Partial sound barrier for site.

 

The Committee received a representation in objection to the application from CamCycle:

      i.          It had been five years since the application had been submitted. The Applicant had made some positive changes.

     ii.          Expected an increase in bus/bike traffic in Silver Street due to the application.

   iii.          Referred to the Greater Cambridge Partnership scheme in the Officer’s report. Public transport was a key issue for the site.

   iv.          Took issue with the routes suggested as these would:

a.    exacerbate existing traffic flow issues;

b.    make the streets unsuitable for other users if buses increased traffic levels to those higher than road capacity could safely contain.

 

Professor Neely (Applicant) addressed the Committee in support of the application.

 

Councillor Nethsingha (Ward Councillor) addressed the Committee about the application:

      i.          It had taken time for the application to progress to this stage.

     ii.          Key issues:

a.    Transport.

                                                   i.     The proposal enormously increased the number of people and volume of traffic on-site.

                                                  ii.     Highway Authority comments had led the University to focus more on public transport.

                                                iii.     The situation needed to be monitored and managed to review the impact of the site on the area as detailed applications came forward in future.

                                                iv.     Expressed disappointment that the planned car park remained at the Clerk Maxwell Road end of the site. This junction could not handle the extra volume in traffic.

                                                 v.     Sought clarification that transport routes remained within the gift of Greater Cambridge Partnership and would not be set by the City Council Planning Committee at this meeting.

b.    Height of new building.

c.    Light pollution.

 

Councillor Porrer proposed amendments to the Officer’s recommendation to include:

      i.          Condition 22 or 23 should reference provision for adaptable bikes and cargo bikes.

     ii.          An informative encouraging the Applicant to recycle grey water.

 

It was agreed in the meeting that condition 22 was the appropriate condition to amend.

 

These amendments were carried unanimously.

 

Councillor Gawthrope Wood proposed an amendment to the Officer’s recommendation to include an informative to discourage the use of gas boilers, or to justify their use if implemented.

 

This amendment was carried unanimously.

 

The Committee:

 

Unanimously resolved to grant the application for outline planning permission in accordance with the Officer recommendation, for the reasons set out in the Officer’s report, subject to:

      i.          the prior completion of an Agreement under s106 of the Town and Country Planning Act 1990

     ii.          the planning conditions set out in the Officer’s report and amendments in presentation (listed above);

   iii.          delegated authority to officers, in consultation with the Chair, Vice Chair and Spokes, to draft and include the amended conditions;

   iv.          amend Condition 22 to reference provision for adaptable bikes and cargo bikes;

    v.          informatives included on the planning permission in respect of:

a.    encouraging the Applicant to recycle grey water;

b.    discouraging the use of gas boilers, or to justify their use if implemented.