Cambridge City Council is about to publish its issues and options paper for its local plan review – it goes to committee 29th May and consultation from 15th June. It offers a glimpse of issues regarding an underbounded rapidly growing Green Belt city (in which class we may also put Oxford and York) in the NPPF world.
Cambridgeshire authorities have issues a joint statement to carry forward the growth strategy of the RSS to 2030, and the current development plans (a complex mix of old style local plan, core strategy (for south Cambridgeshire) and two joint area action plans) carry that forward. However
Due to the closely drawn administrative boundary around Cambridge the Council is working closely with South Cambridgeshire District Council to consider the needs of the wider area, and both Councils will need to decide whether the current spatial strategy approach for the Cambridge area remains the most appropriate to 2031 or whether an
alternative would be more sustainable…a key issue for consideration at this stage is to explore the principle of whether there should be more development on the edge of Cambridge and whether exceptional circumstances exist to justify the release of further land from the Green Belt to meet the housing and employment needs of the area.
The current development strategy for the Cambridge Area dates back to 1999, with the work done by Cambridge Futures, so it is long overdue a review.
Options for the revised strategy stem from the Cambridgeshire Development Strategy, a joint approach prepared in 2009 as input to the abortive RSS review. The review has simply proposed rolling forward the current strategy embodied in the Cambridge 2006 local plan.
The part of the issues and options paper dealing with strategy is here, however despite the considerable length of the paper it does state how these relate to ‘objectively identified need’ as set out in the NPPF, rather it takes the ‘rolled forward’ levels as given rather than looking at the latest information on household formation and housing need. The SHMA data is rather out of date, dating from 2008, and with an almost exclusive focus on affordable housing.
Four options are set out for new housing:
– 12,700 new homes, 10,612 of which are existing commitments and 2,060 on other sites in the city
– up to 14,000 new homes, the 12,700 plus 1,300 in the green belt
– up to 21,000 new homes, including 8,300 in the green belt
– up to 25,000 new homes, including 12,300 in the green belt
By contrast the RSS proposed 14,000 homes and 20,000 jobs for the period 2011 to 2031. These four options are capacity based options, not need based, with the 25,000 based on building out all of the ‘Broad Options’ identified. The 20,000 figure, based on the latest forecast from Cambridge Econometrics, is considered a ‘high growth’ forecast.
But with Cambridge you can’t just consider issues of need from people living locally because of the huge levels of daily commuting.
I have to say I find the way the report is set out is very confusing. Surely the questions to ask first is what are the housing and employment needs of the Greater Cambridge Area based on the latest evidence, then look at the strategic options for meeting this need. Then to look at options in, on the edge of and around Cambridge for meeting this need as well as the transport impacts and options for servicing this level of development. This could include urban extensions/Garden Suburbs as well as New settlement/Garden City options such as at Waterbeach Barracks and options on other rail routes out of Cambridge.
But rather than a sub-regional approach we have a purely local approach with ‘overspill’ into South Cambridgeshire, with the options chosen according to capacity issues alone.
The response back from consultation is predictable, dont build on the Green Belt, you dont need to because previous employment forecasts were excessive and so now you dont need to build so many homes.
The response from others would be that problems of excessive inward commuting, lack of affordable housing and high house prices demand more housing even with reduced employment projection, and in any event Cambridge is a key focus for growth, so Cambridge and Cambridgeshire need to continue and extend the growth approach.
The risk is that the consultation could simply result in stalemate. If you are proposing an ‘exceptional circumstance’ loss of Green Belt through a development plan you will need to demonstrate that sites outside of the Green Belt have been considered and rejected. This hasn’t been done.
The second thing I find deeply unsatisfactory about the document is that in presenting the options in a purely site by site way it fails to make the case for a joined up plan for the city as a whole. Good plans may have to include some difficult sites, but you can argue that the city as a whole benefits through its joined up approach towards urban design, landscape enhancement, new transport connections etc. which major developments could enable. This was part of the visionary thrust of the Cambridge Futures process, and of course the ‘golden age’ of town plans from the likes of Vernon, Sitte, and Unwin. This is not being nostalgic. Planning will only attract flack and be continually weakened if it becomes a narrow technical site by site exercise as opposed to a visionary approach of spatial solutions both for cities and wider sub-regions.
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