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The West Cambridge Site, south of Madingley Road, accommodates academic buildings and
departments as well as some commercial research. The site has long term
tenants such as the Vet School, British Antarctic Survey, Schlumberger Research
Centre and the Cavendish Laboratory. Over the last 15 years the site has
been developed in line with an existing outline planning permission.
New buildings include Physics of Medicine, the Institute for
Manufacturing and more recently Materials Science. The site also accommodates
the West Cambridge Sports Centre and residential accommodation for University
staff.
In line with the Draft Cambridge Local Plan
2014 the University wishes to increase density on the site to provide
additional employment and academic floorspace, while
at the same time address shortcomings of the existing masterplan.
These include a public realm dominated by the car and a lack of
amenities.
The University’s vision is for a world-class,
well connected, research and development environment which supports
entrepreneurship and collaboration with industry.
The new masterplan is still the subject of pre-application discussion and an Environmental Impact Assessment, and there will be a need to review the existing Section 106 commitments. This briefing is intending for officers and the University to update Members on progress to date and to discuss the key issues ahead of a target submission for a formal new outline application.
Minutes:
The West Cambridge Site, south of Madingley Road, accommodates academic buildings and
departments as well as some commercial research. The site has long term tenants
such as the Vet School, British Antarctic Survey, Schlumberger Research Centre
and the Cavendish Laboratory. Over the last 15 years the site has been
developed in line with an existing outline planning permission. New buildings
include Physics of Medicine, the Institute for Manufacturing and more recently
Materials Science. The site also accommodates the West Cambridge Sports Centre
and residential accommodation for University staff.
In line with the Draft Cambridge Local Plan
2014 the University wishes to increase density on the site to provide
additional employment and academic floorspace, while
at the same time address shortcomings of the existing masterplan.
These include a public realm dominated by the car and a lack of amenities.
The University’s vision is for a
world-class, well connected, research and development environment which
supports entrepreneurship and collaboration with industry.
The new masterplan is still the subject of
pre-application discussion and an Environmental Impact Assessment, and there
will be a need to review the existing Section 106 commitments. This briefing is
intending for officers and the University to update Members on progress to date
and to discuss the key issues ahead of a target submission for a formal new
outline application.
1) Key Points from Developer Presentation
- University’s Vision is
for a world class, well connected development which benefits the Cambridge and
United Kingdom economy.
- Transformation of
the site is intended through the new masterplan.
- Phasing -
The site will be built out over a 25
year period.
- Adaptable and efficient buildings
will be delivered. Future occupiers not
yet known for most of the site.
- Public transport -
Significant investment to be provided.
- Reduced reliance on private car key
to the overall approach.
- Connectivity improvement
integral, both cycle and pedestrian.
- Cavendish Laboratory is
not currently fit for purpose and is a priority project.
- Landscaped setting for west forum to
be delivered early.
- Commercial Programme –
Schlumberger is the seed for the new programme.
- Vet School –
space will be optimised for the next 10 years.
- Open Space – an
appropriate scale will be delivered in the third phase.
- Informal Shared Facilities to
be provided at the East Forum.
- Hierarchy of catering venues to
be provided.
- Northern European good
practice examples explained.
- Illustrative masterplan
explained
in context.
- Draft Parameter Plans – Robust
design guidelines to accompany submission.
Member
Questions/Comments
1) There are already key worker residents
on the site. Would you have sited them
on West Cambridge with the benefit of hindsight and what can be done to improve
their social isolation?
- The
existing 206 flats at West Cambridge is a substantial proportion of the
University’s current portfolio. This
will be radically changed with the 700 key worker flats to be provided at the
North West Cambridge Development (NWCD).
1500 units will be provided in the long term.
- Critical
mass provided at NWCD will help to address social isolation.
- The
existing flats at West Cambridge may be used differently in the future.
- One
possibility might be for shorter term serviced apartments.
2) The proposed open space is long and
narrow, how will its function as a route way affect the level of amenity?
- The proposed
central spine will incorporate a cycle route, but it will not be the principal
link through the campus.
- It
is not likely to accommodate significant numbers of bicycle movements.
3) The principal cycle link into the City
is key to the success of the proposal and it is currently inadequate for
further traffic.
- Transport
testing is underway through the County Council’s CSRM model.
- The
transport assessment will identify mitigation.
- North/south
cycle routes will also be analysed through the modelling process.
4) How is the number of people related to
amenities on campus?
- There
are no fixed standards for open space or amenities for an academic/commercial
development such as West Cambridge.
- There
are a further two phases of the sports centre within the proposals.
- Timing
of delivery is uncertain and capital funding is important.
- University
wish to work proactively with the City to deliver the swimming pool.
- The
indicative masterplan will provide approximately
15,000 jobs as compared with around 4,000 currently on campus.
5) The proposed new masterplan
appears to lack a large strategic open space.
- A
new urban park will be provided at Storeys Field, on the NWCD, a walk of only
10 minutes.
- NWCD
offers amenity for West Cambridge.
- There
is no need for a new major primary open space.
- The masterplan is employment led and appropriate for future
occupiers.
6) There is a major opportunity to link the
NWCD and West Cambridge. Radical
interventions are needed to link the two sites, such as a green bridge.
- Improvements
to Madingley Road will be critical to deliver the new
masterplan.
- Signalisation
to be introduced at Madingley Rise.
- The
capacity of Madingley Road will remain the same, but
vehicle speed will be reduced to 30 mph.
7) Phasing:
How will delivery be different from the previous masterplan?
- Design
principles of active frontages and street scenes will be embedded in the
accompanying design guidance.
8) Is the academic and commercial need for
development new or displaced from elsewhere?
- The
academic development is part of the ongoing relocation strategy from the City
centre. Physical Sciences and Technology
will continue to be relocated.
- The
existing site is not fit for purpose for some existing users.
- Accommodation
at the Cavendish Laboratory is inadequate.
- The
new masterplan will provide a new home for Cavendish
to meet existing needs.
- The
new masterplan will support commercial
entrepreneurship which will support a growth in jobs.
- Different
sizes and types of spaces will be provided to facilitate new growth.
9) Will new facilities be available to all
residents in the City?
- The
site will be fully publically accessible.
- The
sports centre already provides public access.
This was secured to mitigate the impact of the NWCD.
10)
The
site will have large areas of flat roofspace. Will this be used creatively?
- A
site wide Sustainability Framework is being developed.
- BREEAM
excellent will be targeted.
- The
flat roofspace offers opportunities for solar PV
and/or green and brown roofs.
- Plant
load is quite high for these types of uses so this needs to be carefully
considered.
11)
The
City is characterised by squares and courtyards. This does not seem to be reflected in the
indicative masterplan.
- Squares
and courtyards are very different environments to the academic and commercial
campus at West Cambridge.
- Buildings
will address the public realm which is very different to an enclosed college
layout.
12)
North/south
pedestrian connectivity is paramount.
How will strategy reduce reliance on the private car?
- A
reduction in car trips will be achieved through site wide travel planning.
- Some
car parking will still be provided through well scaled multi storey car parks
on the site perimeters.
- This
means all site users arriving by car become a pedestrian from the multi storey
car park to their place of work.
13)
Will the Cavendish Gardens be lost in the
redevelopment?
- The
open space to the south west of Cavendish will be enhanced and made publically
accessible.
14)
Building heights need to be carefully
considered.
- Generally,
the indicative masterplan will not provide buildings
greater than 3 -4 commercial storeys, which reflects the existing site.
- A
good solar environment will be provided to adjacent open spaces.
- Heights
are relatively low compared to City centre campuses, but buildings have larger
footprints.
- The
density is approximately one third of the New Museums site in central
Cambridge. The New Museums site is
similar to central London in density.
- The
landscape impact assessment is currently being assessed with officers.
15)
How
will the proposals be integrated with City Deal transport improvements?
- The masterplan outline application is independent of City Deal.
- Emerging
City Deal proposals are not within the University’s control.
- Transport
testing is independent of City Deal, but implications of transport upgrades
will be considered in this context.
Summary
The
developer team was thanked for a comprehensive presentation. Members agreed a follow up briefing on
transport matters would be beneficial when the results of the transport
modelling are available.
The
application is expected to be brought before Committee in the summer 2016.