CBC Design and Access Statement - Papworth Hospital

The Pemberton TrusteesCambridge Biomedical Campus ExpansionDesign & Access Statement

Design and Access StatementThe Expansion of Cambridge Biomedical CampusOctober 2006

The Expansion of Cambridge Biomedical CampusDesign and Access StatementSite name:Client name:Cambridge Biomedical CampusCountryside Properties Plc, Liberty Property Trust and Cambridge University Hospitals NHS FoundationTrust and the Pemberton Trustees.Type of report: Design and Access StatementPrepared by:SignedDateGuy Kaddish BSc (Hons) Dip TP MRTPI, Richard Oakley BSc (Hons), Helen Thompson MPhil MSc BScMLI MRTPI____________________________________________________________________________________________________________________________________________________________Office:Bidwell HouseTrumpington RoadCambridgeCB2 2LDt: 01223 841841f:01223 845150

The Expansion of Cambridge Biomedical CampusDesign and Access StatementTable of Contents1 INTRODUCTION ........................................................................................................................ 12 FORM OF THE PLANNING APPLICATION .............................................................................. 3The Site ...................................................................................................................................... 3The Applicants............................................................................................................................ 3The Proposal .............................................................................................................................. 33 CONTEXT OF THE DEVELOPMENT ........................................................................................ 5Proposed Development.............................................................................................................. 5Physical Context......................................................................................................................... 5Social Context ............................................................................................................................ 5Economic Context ...................................................................................................................... 6Policy Context ............................................................................................................................ 74 THE DESIGN EVOLUTION ........................................................................................................ 8The Area Development Framework ........................................................................................... 9The Environmental Statement.................................................................................................. 11Public Consultation................................................................................................................... 11The Masterplans....................................................................................................................... 12Use and Amount ...................................................................................................................... 15Access ..................................................................................................................................... 237 CONCLUSIONS ....................................................................................................................... 28Use and Amount ...................................................................................................................... 28Layout ...................................................................................................................................... 28Scale and Appearance............................................................................................................. 28Landscaping............................................................................................................................. 28Access ..................................................................................................................................... 288 FURTHER SPECIFIC CCC REQUIREMENTS ........................................................................ 30Appendix 1 - Sustainable Development Statement ................................................................. 32Appendix 2 - Disability Access Statement ............................................................................... 33Appendix 2 - Disability Access Statement ............................................................................... 34Appendix 3- Biodiversity Statement ......................................................................................... 35Appendix 4 - Lighting Strategy................................................................................................. 36Appendix 5 – Community Involvement Statement ................................................................... 38Appendix 6 – Public Art Statement .......................................................................................... 44Appendix 7 – Planning Obligations Strategy............................................................................ 505 THE PROPOSAL...................................................................................................................... 146 DESIGN .................................................................................................................................... 15

The Expansion of Cambridge Biomedical CampusDesign and Access StatementGlossary of TermsAcronymFull DescriptionAcronymFull DescriptionLDFLocal Development Framework2020 Vision The Vision for Future Development of Addenbrooke'sLVIALandscape Visual Impact AssessmentAARAddenbrooke's Access RoadMRCMedical Research CouncilAAPArea Action PlanOPAOutline Planning ApplicationADF Southern Fringe Area Development Framework 2006POSPublic Open SpaceAQMAAir Quality Management AreaPPParameter PlanCABECommission for Architecture and the Built EnvironmentPPGPlanning Policy Guidance NoteCBCCambridge Biomedical CampusPPSPlanning Policy StatementCCCCambridge City CouncilRESRegional Economic StrategyCCoCCambridgeshire County CouncilRPG6Regional Planning Guidance for East AngliaCGBCambridgeshire Guided BusRSSRegional Spatial StrategyCHPCombined Heat and PowerRSS14Regional Spatial Strategy 14 (East of England Plan)CiWSCity Wildlife SiteSCDCSouth Cambridgeshire District CouncilCLP 2006 Cambridge Local Plan 2006SP Cambridgeshire and Peterborough Structure Plan 2003CoWSCounty Wildlife SiteSUDSSustainable Urban Drainage SystemCSCCommunity Strategy for CambridgeTATransport AssessmentDphDwellings per hectareTPOTree Preservation OrderEEDAEast of England Development AgencyESEnvironmental StatementGCPGreater Cambridgeshire PartnershipHaHectare

The Expansion of Cambridge Biomedical CampusDesign and Access Statement

The Expansion of Cambridge Biomedical CampusDesign and Access Statement1 INTRODUCTION1.1 Section 42 of the Planning and Compulsory Purchase Act 2004requires applications for planning permission to beaccompanied by a design statement or an access statement orboth. Changes to the General Development Procedure Orderrequires the submission of Design and Access Statements toaccompany applications for planning permission from 10.8.06.This document, the Design and Access Statement, sets out thedesign process involved from the conception through to thesubmitted development proposal for Cambridge BiomedicalCampus (CBC). It illustrates, explains and justifies the principalcomponents of the application and refers to other documentssubmitted with the planning application to further illustrate andelaborate on the contextual aspects of the proposals, and thethinking and consultation process behind the designconsiderations which have led to the submission. Thedocuments which are of most relevance to the Design andAccess Statement are the Design Statement and the PlanningStatement.1.2 This application is for the expansion of CBC. Currently thecampus is centred on Addenbrooke's Hospital which shares thesite with other major teaching and research institutions such asDepartments of the University of Cambridge, and the MedicalResearch Council (MRC).1.3 The co-location of activities on the campus has helpedclinicians and researchers to develop innovative approaches todiagnosis and treatment for patients which are of national andinternational importance.1.4 The existing site has limited capacity and so to allow for thegrowth in terms of population as well as the expected advancesin clinical and biomedical research an extension to CBC isproposed.1.5 The proposals have been developed over a considerable timeperiod but the idea was originally brought to the public arenathrough the publication of "2020 Vision at Addenbrooke's" in1999. The vision is that by continuing and extending theopportunities for synergy between clinicians and researchers,the CBC will not only serve the growing community needs, butwill also become a world leading campus for healthcareprovision and research and attract the foremost organisations interms of innovative biomedical and biotechnological research tothe campus.1.6 The proposal is supported by development policy. Therequirements of the stakeholders and discussions with localauthority officers and members as well as the public haveinfluenced the evolution of this scheme. The proposal for whichplanning permission is now sought has emerged as a result ofthat consultation process, as well as the consideration of theenvironmental impacts of the emerging scheme. As part of theEnvironmental Impact Assessment, discussions have beenundertaken with consultees, and where possible mitigation toovercome potential negative impacts have also been fed intothe process, further influencing the design proposals.1.7 The CBC proposals are a comprehensive response to:• the policies set out in the development plan, and• the principles set out in the Southern Fringe AreaDevelopment Framework (ADF).1.8 The Parameter Plans and Parameter Plan Statements whichform part of the Application are included in this document whichaims to set the background to the Application in terms of:i) context, assessing the site's immediate and wider context interms of physical, social and economic characteristics andrelevant planning policies in relation to design and access,ii) an evaluation based on the information collected identifyingopportunities and constraints and formulating design andaccess principles based on that information.iii) developing design and access proposals using theassessment and evaluation information, andiv) identifying the consultation that has been undertaken on theproposal and the matters which have been taken intoaccount. Consideration of how these matters have informedthe proposal and helped them evolve into a genuinelyinclusive proposal.1.9 The Statement explains the relationship of the submittedApplication documents to each other. It also goes on to list therequirements of the planning application, and these are eitherreferenced to another documents or appended to thisStatement.1

The Expansion of Cambridge Biomedical CampusDesign and Access StatementLocation Plan The Red Line defines the overall site boundary for the planningapplication. For clarity the application site is shaded red, and the land inthe ownership of the Applicant is shaded blue.2

The Expansion of Cambridge Biomedical CampusDesign and Access Statement2 FORM OF THE PLANNING APPLICATION2.1 The Applicants have applied for outline planning permission forthe expansion of the Cambridge Biomedical Campus. The CBCis the composite name given to all existing occupiers currentlyclustered around Addenbrooke's Hospital.The Site2.2 The total area which is the subject of the outline planningapplication (OPA) for biomedical, clinical and researchdevelopment is 28.8 hectares.2.3 The site lies on the southern edge of Cambridge. Theproposals allow for the extension to the south and west of theexisting CBC.2.4 The London-Cambridge railway line marks the westernboundary of the proposed clinical, biomedical and researchdevelopment, but the application site boundary extends overthe railway line to allow for inclusion of a primary substationsite.2.5 The northern boundary is marked by Long Road Sixth FormCollege. To the south lies land safeguarded for ClinicalDevelopment post 2016 which is currently agricultural landprincipally in arable cultivation. Beyond Granhams Road,arable agriculture continues to predominate.2.6 The proposed primary substation is adjacent to, or possiblypartly within the bridge embankment north of the proposedCambridgeshire Guided Bus (CGB) where it crosses therailway. The red line has been drawn to allow vehicular accessto Long Road. It is drawn widely to reflect the current zone ofdeviation that the CGB has ahead of completion of their finaldesign and to allow for further discussion on the access route.However the aim is to keep to existing tracks or share thoserequired by the CGB wherever possible.The Applicants2.7 The outline planning application (OPA) has been prepared onbehalf of• Countryside Properties plc,• Liberty Property Trust,• Cambridge University Hospitals NHS Foundation Trust,• A F Pemberton,• P R W Pemberton• T J Lawson,• N H M Chancellor, and• Sir F W W Pemberton.2.8 All the applicants together will be referred to as the 'Applicants'.The last five in the list above will be referred to as the'Pemberton Trustees'.The Proposal2.9 The Applicants seek permission for the expansion of the CBC,responding not only to the health needs of the projectedincrease in population, but also to support the growth ofscientific understanding, the discovery of new medicaltechniques, the education of healthcare staff, economic growthand improved access to modernised NHS services.2.10 The Red Line Plan defines the application boundary.3

The Expansion of Cambridge Biomedical CampusDesign and Access StatementForm of the planning application2.11 The OPA consists of a number of documents. A list of thosedocuments and their status is set out below. Only thosedocuments forming part of the application for outline planningpermission are submitted for approval by CCC. TheMasterplans submitted are illustrative only and indicate possiblelayout and design scenarios within the Parameters to bedetermined.2.12 Documents forming part of the planning application• Covering letter• Planning Application Form, Certificates and Notices• Design and Access Statement• Red Line Plan and Description• Parameter Plans and Descriptionso PP1 Location of land useso PP2 Maximum building heights and maximumbuilding envelopeso PP3 Maximum building heights sectiono PP4 Minimum building heights and maximumbuilding envelopeo PP5 Minimum building heights sectiono PP6 Landscape provisionso PP7 Road accesso PP8 Public Transport accesso PP9 Pedestrian accesso PP10 Cycle access• Environmental Statement including a TransportAssessment and Landscape and Visual ImpactAssessment. and Non-Technical Summary.2.13 Documents submitted in support of the application• Planning Statement• Design Statement including illustrative Masterplans.2.14 Although all details are reserved for future approval, the DesignStatement elaborates on the Parameter Plans and givesguidance to the further design and development of the site.2.15 The key public realm spaces and structural landscapeproposals are set out in the Parameter Plan on LandscapeProvisions. These key public realm spaces – the Boulevard,the Piazza and the Circus - remain as constants. TwoMasterplans illustrate development options within thisframework exploring possible alternative scenarios to suitdifferent requirements of the end users. The first illustrates onedevelopment option of smaller and more numerous buildingsset within the framework of public spaces; and the secondshows how fewer, larger buildings could be accommodatedaround the same framework. The second alternative allows fora wide degree of variation within later stages of development –if, for instance, there were to be a requirement for a largebuilding by a major user.2.16 The Masterplans therefore respond to the need for flexibility byexpressing different development options within the prescribedParameters, and do not seek to fix precise building footprints.They both contain the same elements of the strategiclandscape and public realm framework around which the newbuildings will be developed. These elements include theaccess points as well as a strategic landscape frameworkincluding the Boulevard, Circus and Piazza.2.17 The proposals will be designed within the context of theirsurroundings to create a high quality environment which willhelp secure not only clinical excellence for the population itserves, but also a synergy between new discoveries, clinicalapplication and treatment and clinical education so that theCampus continues to develop as an international centre ofexcellence.4

The Expansion of Cambridge Biomedical CampusDesign and Access Statement3 CONTEXT OF THE DEVELOPMENTProposed Development3.1 This proposal seeks to create a distinctive and successful newquarter to Cambridge whilst enhancing the edge of the City. Ithas developed through the integrated approach of respondingboth to the character and setting of the site, the predicted needsof the end users and through extensive consultation.3.2 The proposals for the expansion aim to bring forward thedevelopment in a way which ensures attractive, usable andadaptable places and spaces with sustainable principles as akey guiding element. The new development and individualbuildings should function in a truly sustainable way - not just inthe short term but over the lifetime of the development. It is alsoessential that the new buildings meet the requirements of theanticipated end users.3.3 The proposals include up to 10 hectares for future clinicalexpansion to meet the projected needs of the population itserves as well as a new campus hub, improving currentfacilities and ensuring the proposals stitch into the existinginfrastructure. The future end users are unidentified and theirprecise requirements as yet unknown. It is vital to have aflexible approach to developing this site - especially for the laterphases of development.3.4 The OPA seeks outline permission for:'Up to 215,000 sq m floor space comprising 60,000 sq m clinicalresearch and treatment (D1), 129,000 sq m biomedical andbiotech research and development (B1(b)) and 25,000 sq m ofeither clinical research and treatment (D1) or higher educationor sue generis medical research institute uses, and includingrelated support activities within use classes A1, A3, B1 or suigenerisuses with no individual premises exceeding 500 sq m; aprimary sub-station; new areas of public realm; landscaping;parking areas; highway works; drainage works and all otherassociated infrastructure.3.5 This major proposal with a predicted build out over the next tenyears seeks flexibility within a series of Parameter Plans andStatements which set over arching principles and which areexplained below. The development principles whilst allowingfor a degree of flexibility, are steered by the supportingillustrative material, so that as the proposal develops further thedetailed design of both buildings and spaces will be appropriateto the context of the new and distinctive character of the area.Physical Context3.6 The site lies to the south of Cambridge in an area known as theSouthern Fringe. The area is currently farmed and inlandscape terms is unexceptional, lying between chalk hillswhich rise to the south and the City edge. The area is generallydominated by the hospital buildings although there areimportant views from the site out to the chalk hills and fromvantage points on the chalk hills back towards Cambridge. Theapplication proposes to wrap development around the existingCBC to the south and west, with new high quality buildingswithin a strategic landscape framework. The overall effect willbe the safeguarding of the environmental character andimproving the edge and setting of the City.5Social Context3.7 The 2020 Vision promotes the achievement of many policyobjectives for equitable development. Expansion of the CBC issupportive of these objectives. Healthcare facilities are part ofsocial infrastructure and their provision is necessary forsustainable development. The Vision also recognises that"current capacity shortfalls in the local NHS are part of a widerinfrastructure deficit in the Cambridge sub-region."3.8 As well as boosting the social infrastructure for the sub-regionin terms of health care provision, Addenbrooke's has beenwidely acclaimed as a leading light in encouraging sustainablepatterns of travel. The Trust's award winning Travel Plan"Access to Addenbrooke's" is testament to the importance theTrust places on encouraging alternative and sustainable modesof travel. Through management of car parking supply, provisionof cycling/walking routes, and promoting bus travel (with oversixty buses an hour at peak times) the Trust will continue topromote sustainable patterns of travel to the expanded campus.3.9 The provision of such social infrastructure in a highly accessiblelocation fully embraces the government's ambition for socialinclusion. Further supporting information is included in theEnvironmental Statement (ES) Volume 1a and the PlanningStatement.

The Expansion of Cambridge Biomedical CampusDesign and Access StatementEconomic Context3.10 The Regional Economic Strategy (RES) identifies theCambridge sub-region as 'a global leader in education,research and knowledge-based industry linked to the Universityof Cambridge, Addenbrooke's Hospital and other independentresearch centres. However, it currently has limited capacity toabsorb the impact of further housing and economic growth.' Inline with this, a key area for development is to 'reinforceCambridge's pre-eminent global leadership role in science andtechnology research and development by enabling andfacilitating cluster expansion, particularly that associated withworld renowned research institutes'. The RES clearly identifiesthe need to build on the existing strength and world-leadingreputation of Addenbrooke's Hospital, and in order to reinforcethe role of such institutions, supports their expansion.3.11 During the construction phases it has been estimated that 533jobs will be created. The development itself would generate anumber of permanent employment opportunities directlyassociated with new businesses attracted to the area. The totalnumber of new jobs created is dependent upon the scale andmix of the scheme and is estimated at 7849 jobs.3.12 Further supporting information is included in the ES and thePlanning Statement.6

The Expansion of Cambridge Biomedical CampusDesign and Access StatementPolicy Context3.13 This document explains the context of the proposals and thedesign thinking behind the planning application. In the contextof this application, there is a compelling case and widespreadacceptance of the need and justification for expansion of theCBC at national, regional, sub-regional and local policy level,through to site specific policies in the adopted ADF and theproposed Southern Fringe Area Action Plan. The policy contextof the proposed development is outlined fully in the PlanningStatement which accompanies the application.7

The Expansion of Cambridge Biomedical CampusDesign and Access Statement4 THE DESIGN EVOLUTION4.1 In 1999 the Trust first set out its vision for the future, through itsdocument '2020 Vision at Addenbrooke's'. Further refinementof the Vision came forward in June 2001 and most recently inJuly 2004 expanding upon the ideas and the commitment forthe campus to remain a world class centre of excellence.4.2 The land use allocation plan above is taken from '2020 Vision atAddenbrooke's' published in July 2004 and describes theemerging thoughts on the land uses and how they would workin the proposed extension. This led on to the development of aMasterplan for the site shown below.4.3 Some elements of the proposals were fixed, principally therequirement to link the site into the existing and proposedtransport system. The illustration on the right indicates theseprincipal routes.4.4 At this stage design work on the Addenbrooke's Access Road(AAR) and the CGB was well advanced and predicated themain access points into the site from the south and west. Inthis way the layout has been strongly influenced by theproposed access points. Certain aspects of the structurallandscape proposals were also influenced by contextualconsiderations, especially the interface between the built formand the open space to the west and south. However, the routeof the CGB through the site and how it linked into the existingCBC was still to be resolved, along with the configuration of theinternal roads, orientation of buildings, location of publicspaces, non-vehicular routes through the site, service areas,car parking areas and size of buildings were all to beconsidered.8

The Expansion of Cambridge Biomedical CampusDesign and Access StatementThe Area Development Framework4.5 The ADF for the Southern Fringe was approved by CambridgeCity Council (CCC) in January 2006. It sets out the keyprinciples to guide the preparation of planning applications forthe whole Southern Fringe area. It has undergone considerablepublic consultation and consideration.4.6 The illustration above sets out the key design principles for theCBC expansion site. The design proposals have evolvedthrough initial conceptual stages outlined in the 2020 Visiondocuments, and been further guided by the ADF and public andstakeholder consultation.4.7 Within the 'givens' of the AAR, CGB route and existing CBCroad infrastructure a number of variants evolved. These areillustrated on the following page. All of these variants startedwith a 4.05 ha plot for the Medical Research Council (MRC) inthe northwest corner of the site. The variants consider differentlocations for the CGB route through the site and the link throughto the existing CBC and alternative configurations for theinternal roads and public realm spaces. After consultation withCCC and other stakeholders, it was concluded that Variant 6offered significant opportunities over and above the others,namely:• a direct connection between the north and south accesspoints leading to a coherent and orientating centralspine. This also allows more direct infrastructureservices distribution from off-site to on-site plots• an opportunity for an important pedestrian oriented,landscaped, public realm link between the existinghospital and the new development• the orientation of plots and building volumesperpendicular to the railway line allows more permeabilityto the green corridor and provides views into thedevelopment from the west• the optimum flexibility for large or small plot sizes withinthe biomedical / biotechnical areas• to minimise on-plot vehicular infrastructure andassociated hard surfaces• the clinical plots have a dedicated access infrastructurewith the potential for a central secondary public space,depending on the final content and design requirements.9

The Expansion of Cambridge Biomedical CampusDesign and Access StatementThe OptionsVariant 1Variant 2 Variant 3Variant 4Variant 5Variant 610

The Expansion of Cambridge Biomedical CampusDesign and Access Statement4.8 The evolution of the proposals was advanced across a broadfront with consideration given to the contextual analysis, theADF, feedback from consultation and the base line survey andsurvey of impacts undertaken in the Environmental ImpactAssessment and outlined in the Environmental Statement (ES).The Environmental Statement4.9 The ES considers a number of issues and assesses the impactof the proposals and the mitigation needed to help reducenegative impacts.4.10 The issues which were assessed in the ES and which are keyto the design process include landscape and visual impact,ecology and traffic impact. The design reflects the informationand guidance of the ES assessment. For instance, thebuildings proposed step down at the south and west 'edges'' sosoften the countryside edge. The proposed development willbe a new landmark for Cambridge, especially for rail travellers.By enveloping the current CBC with new, high quality buildingswhich scale down at the boundary with the open land to thesouth and west, the first impression of the CBC for rail users willbe of high quality buildings framed within a landscape settingand with a back drop of the older buildings of the current CBC.The design principle to step down the buildings towards thesouthern and western boundaries was therefore guided by thecontextual analysis, but also by the evaluation carried out aspart of the EIA process, and concern of local residents that thenew development should not unduly overpower the greencorridor and the views from the south towards Cambridge.Public Consultation4.11 The consultation exercise on this scheme is outlined in theCommunity Involvement Statement appended to this documentat Appendix 5. Many suggestions have been made and thisdocument tables how the design has responded to these. Thedesign proposals have evolved taking account all these streamsof analysis, evaluation and involvement so that consensus, asfar as possible, is achieved.11

The Expansion of Cambridge Biomedical CampusDesign and Access StatementThe Masterplans4.12 The Masterplans at this stage are illustrative and reflect theneed for flexibility in the proposals. They are illustrated on thefollowing pages.4.13 Both layouts are guided by the following design principles withthe provision of the following key public spaces:• a north south central road the 'Boulevard'. This isenvisaged as a generous avenue for pedestrian, cycleand vehicle movements. It is proposed that theBoulevard will be lined on both sides with rows of formaltrees in grass verges, footpaths and a swale channel.• the 'Piazza', a pedestrian orientated space that will beused at all times of the day. The Masterplans proposetaller buildings along this link which when coupled withformal landscape will create enclosure. There is adevelopment strategy for the whole of the Piazza whichextends to the east into the existing campus. The Trustalso proposes to construct The Forum developmentimmediately adjacent to the eastern section of thePiazza. This facility will provide learning, seminar andhotel facilities that will serve the needs of the existing andextended site. It is intended that this space will be alively and well used area.• the 'Circus'. Following discussions with CCC it wasagreed to create a significant area of public realm wherethe Boulevard and Piazza meet, to create a formalcentral space. The Circus visually connects and drawstogether staff and activity from thebiomedical/biotechnical research areas, the clinical areasand the existing hospital. This will be the space for socialinteraction and relaxation at the heart of the CBC.Masterplan A - This plan shows one option around the keypublic spaces.It will also be a significant 'arrival' space with a CGB stop. Theproposals include a restaurant pavilion and a retail element toensure this is a lively place.Masterplan B - This plan represents how fewer, biggerbuildings could still be accommodated within thedevelopment parameters allowing flexibility to the scheme,as the majority of end users and their requirements are asyet unknown.In this way the key design principles were very much guided byCCC in their desire to have the Boulevard and Piazza linked bythe Circus – which would be the new centre of gravity for theexisting and proposed CBC.12

The Expansion of Cambridge Biomedical CampusDesign and Access Statement4.14 The illustrative concept plan based on Masterplan A furtherillustrates the key design principles, which will remain asconstants in the proposals.The features illustrated are1 Central circulation spine – the 'Boulevard'2 Hub or 'core' public realm space – the 'Circus'3 Secondary entrance courts articulate Boulevard4 Public realm link to Keith Day Road and existing hospital– the 'Piazza5 Possible secondary public space at centre of clinical part6 Landmark/gateway building7 Focus for vista east –west along Piazza / Keith Day Road8 Create urban containment9 Permeable/interrupted frontage to railway line10 Surface car parking screened behind buildingsMasterplan concept based on Masterplan A11 Decked parking screened from public realm by buildings12 Landscape screen / tree belt13 Landscape screening to electricity substationenclosure14 Southern Spine Road13

The Expansion of Cambridge Biomedical CampusDesign and Access Statement5 THE PROPOSAL5.1 Having outlined how the design has evolved for the expansionof the Cambridge Biomedical Campus, this section considersthe design approach within the context of the new requirementsfor outline applications.5.2 The new requirements for outline planning applications requireconsideration of the following:• Use• Amount of developmentappropriate, for mitigation measures to be identified, inaccordance with the EIA Regulations.5.8 This planning framework will guide and constrain thedevelopment over future years.5.9 It is commonly accepted that parameters can be specified inplan and textual format and this document includes a series ofParameter Plans with text which both explains the contents ofthe plans themselves and provides more detail than can bespecified in plan form.5.10 The Plans reflect the worst case scenario to allowParameter Plan referencenumberPP1PP2PP3TitleLocation of Land UsesMaximum Building Heights andMaximum Building EnvelopesMaximum Building HeightsSection• Indicative layout• Scale parameters• Indicative access points.5.3 This document now considers these issues in turn to ensurethat the proposals are clearly defined in terms of proposedEnvironmental Assessment: they do not in isolation representthe anticipated build scenario. In reality, the detailed ReservedMatters Applications would more closely reflect the illustrativematerial accompanying the application. This would lead to ananticipated development build out similar to illustrativeMasterplans A and B.PP4PP5PP6Minimum Building Heights andMaximum Building EnvelopesMinimum Building Heights SectionLandscape Provisionsuses, scale and layout, but are sufficiently flexible to suit therequirements of end users.5.11 The proposals are now considered in detail against the criteriacontained within the CABE guidance on Design & AccessPP7Road Access5.4 The OPA will enable the detailed design to evolve within aStatements.PP8Public Transport Accessseries of agreed development parameters. The scale of thedevelopment will require the scheme to be implemented inphases over a number of years.5.5 OPAs are an established means of setting the principles ofdevelopment provided that they include sufficient information for5.12 The following is a list of the Parameter Plans which areconsidered against the key criteria for assessment. TheseParameter Plans are included within this document for ease ofreference but scaled plans are submitted with the PlanningApplication for determination.PP9PP10Pedestrian AccessCycle Accessthe proposals to be assessed properly by the local planningauthority. This information should include key design principlesfor the proposed development.5.6 Sufficient information should also be submitted to enable thelikely significant environmental effects of the development to beidentified as part of the Environmental Assessment.5.7 The series of Parameter Plans submitted as part of this OPA fixthe parameters for development. They contain sufficientinformation to allow the ‘likely significant effects of thedevelopment on the environment’ to be identified and, where14

The Expansion of Cambridge Biomedical CampusDesign and Access Statement6 DESIGN6.1 As already discussed, the design has evolved through adetailed assessment of context, and through detailedconsultation with the Local Planning Authority (leading topublication of the ADF) and with interested stakeholders andlocal residents.6.2 The assessment of context has led to the evolution of thescheme proposed, detailed more closely in the followingsections. These cover the key requirements of Design andAccess Statements. Where appropriate, the key headings havebeen combined to express this information in a user friendlyway.Use and Amount6.3 The Application is a direct response to the report "2020 Visionat Addenbrooke's" set out by Addenbrooke's NHS Trust, theUniversity of Cambridge and the Medical Research Council(MRC), and the proposals which have emerged from the visionthrough the process of consultation as well as the assessmentof potential impacts.6.4 Planning permission for a number of land uses is sought as setout in the Application Form and section 8 of this report, andcondensed in the adjoining table. The pre-applicationdiscussions with CCC have emphasised the Applicant's needfor flexibility as the end users of the site are not yet identified.Flexibility is needed to ensure that the site is developed in themost appropriate way to satisfy the requirements of futurebiomedical, biotechnological and clinical users who will beattracted to the campus. A degree of flexibility allowing specificrequirements of the end user will be extremely important inhelping secure the continued development of the campus as aninternational centre of excellence.Plans however, do confirm the likely layout of buildings aroundthe principles of access to and through the site via the CGB,AAR, the Boulevard and Piazza and of a new public realmspace, the 'Circus'.6.6 The Parameter Plans, together with the explanatory text formthe basis on which outline planning permission is applied for.SCHEDULE OF USESMaximum Gross ExternalUseArea (GEA) m 2Clinical Research andTreatment (D1)60,000Clinical Research andTreatment (D1) or HigherEducation or sui generis 25,000Medical Research InstituteusesBiomedical and BiotechResearch and Development 129,000(B1(b))Retail, restaurant andmanagement suite1,000TOTAL 215,0006.5 Within the quantum of uses applied for, flexibility is needed.The two Masterplans can only be illustrative at this stage anddo not form a fixed part of the current application. The Master15

The Expansion of Cambridge Biomedical CampusDesign and Access StatementLayout - PARAMETER PLAN 1 – LOCATION OF LAND USESPP1 Location of Land Uses6.7 Parameter Plan 1 sets out the land uses of each part of the site.Within the 3 ‘development zones’ two main types of use areproposed:i clinical research and treatment, andii biomedical and biotech research and development.6.8 The clinical area is the orange area (7.8 ha) adjacent to thehospital site. The biomedical and biotech area (10.56 ha) is theyellow strip immediately east of the railway line. In the centre azone (5.2 ha) is proposed which could contain either or both ofthese uses. This is necessary to allow flexibility, particularly asthe requirements of Papworth Hospital, which may be relocatingto this site, are not yet fully known.6.9 The other key land uses are:• Structural landscaping at the southern entrance, withinthe central open space and along main access routes.• An area of ancillary uses within the central open space.This could include retail, restaurant and managementoffices and the total gross floor area would be amaximum of 1000sqm.• Three main attenuation pond areas (see PP6). Thelocation, size and nature of these will be subject todetailed design.• A primary sub-station which is required to serve thedevelopment and requires a maximum compound area of40x40m.6.10 Within the three main ‘building zones’ there will be furtherlandscaping, roads, parking areas and drainage facilities plussecondary sub-stations as required.16

The Expansion of Cambridge Biomedical CampusDesign and Access StatementScale and Appearance –PARAMETER PLAN 2 – MAXIMUM BUILDING HEIGHTS AND MAXIMUM BUILDING ENVELOPESBuilding Envelopes and Cross Sections6.11 Maximum and minimum building heights are stated for each ofthe development zones shown on PP1. Maximum buildingheights of 36m are proposed within the central and easternparts of the site (dark orange), stepping down to 31m (paleorange) in the section north of the CGB and on the western andsouthern boundaries. Both the 36m and 31m figures includeroof level plant but exclude flues. In calculating these heights astorey height of 5m has been allowed, so a 36m high buildingequates to 6 storeys plus plant (for which 6m is allowed). A 31mhigh building equates to 5 storeys plus plant.6.12 Laboratory buildings have a higher floor to ceiling height thanthe approx 3.5 - 4 metres that is typical for offices. This is toallow for the additional plant that needs to be accommodated inceiling voids. Floor to ceiling heights can vary from 4-7 metresfor laboratory buildings depending on the depth of the servicezones. The 5 metres is seen as a reasonable average.6.13 A flue height of 8m has been allowed for and is shown by adashed line on the cross-section (PP3). This is not included inthe overall height as shown on PP2 as this would give anunrealistic impression of the buildings heights proposed. Flueswill only be occasional features and at this stage it is impossibleto state where they would be located.6.14 In reality it may be that no part of the site reaches the maximashown but it is essential to be able to accommodate a user whohas requirements for a building of this size.6.15 The building proposed within the Circus is shown in brightyellow and would have a maximum height of 8m. The proposedprimary sub-station compound is shown in mustard yellow andthe sub-station building would be a maximum of 7m in heightand unlikely to take up more than 25% of the compound area.PP2 and PP3 Maximum Building Heights and Maximum17

The Expansion of Cambridge Biomedical CampusDesign and Access StatementPARAMETER PLAN 3 – MAXIMUM BUILDING HEIGHTS SECTION6.16 These plans also show a maximum building envelope (i.e. areawhich may be potentially covered by building footprint). Theseshow the closest that parts of the buildings may approach theboundaries (e.g. on the western boundary the closest point thatdevelopment extends to the boundary is 15m). However in mostcases this will only be limited parts of the building and otherparts will be set back significantly further. The area also needsto provide a significant amount of parking and landscaping. Onthe western boundary, in the zone south of the CGB crossing amaximum of 50% of the building facades will be 15m from theboundary. There will be a minimum of two gaps at least 16m inwidth, between the buildings, from the boundary to theBoulevard.6.17 PP3 shows the height and envelopes in cross section andallows for flues of up to 8m in height, as shown by the dashedlines.6.18 At the southern boundary a maximum of 60% of the buildingfacades will be 25m from the boundary.6.19 In line with the new requirements for outline applications, theminimum and maximum dimensions of buildings are as follows:Length (m)Width (m)Minimum * 18 18Maximum 400 50* Ancilliary buildings will have a minimum length of 2m and depthof 2m.6.20 These dimensions have emerged from a careful assessment ofthe development opportunities as explained in the DesignStatement and other relevant support documentation. Theidentified ranges are necessarily broad and reflect the need tomaintain flexibility in the final designs to be contained in18

The Expansion of Cambridge Biomedical CampusDesign and Access Statementsubsequent applications for reserved matters consent. In theinterests of good urban design principles and marketingflexibility it would be inappropriate for the outline planningpermission to limit the final designs to precise buildingmeasurements. An appropriate balance between precision andflexibility would be achieved by the imposition of the followingcondition."The details contained in all subsequent applications forreserved matters consent must be substantially in accordancewith the principles of building dimensions as set out in theDesign and Access Statement dated……., which accompaniedthe application for outline planning permission, refnumber………"19

The Expansion of Cambridge Biomedical CampusDesign and Access StatementPARAMETER PLAN 4 – MINIMUM BUILDING HEIGHTS AND MAXIMUM BUILDING ENVELOPEPP4 and PP5 Minimum Building Heights and CrossSections6.21 There are two main minimum building height zones. For theclinical area, shown coloured indigo a minimum of 20m isproposed. For the biomedical and biotech research anddevelopment area, and the central area which could be used forbiomedical and biotechnical research or clinical development, aminimum height of 24m is proposed.6.22 Both the building within the Circus and the sub-station buildingwould be a minimum of 4m in height.6.23 PP5 shows the heights in cross-section and again allow forflues of up to 8m in height (these being shown with a dottedline).20

The Expansion of Cambridge Biomedical CampusDesign and Access StatementPARAMETER PLAN 5 - MINIMUM BUILDING HEIGHTS SECTION21

The Expansion of Cambridge Biomedical CampusDesign and Access StatementLandscaping - PARAMETER PLAN 6 – LANDSCAPE PROVISIONSPP6 Landscape and Public Realm Provisions6.24 Parameter Plan 6 (PP6) shows the main areas of structurallandscaping, public realm and drainage features. The key publicrealm areas comprise the Boulevard, the Piazza and the Circus.The Boulevard is a north-south spine road with double lines ofsemi-mature trees and ditches/swales on each side. The Piazzais a pedestrian orientated area linking the new part of thecampus with the existing hospital; the area is 48m wide and upto 7000sqm in area. There is a public realm strategy whichincludes the Piazza and the section of the Piazza to the east ofRobinson Way. The Circus is a circular open space with hardand soft landscaping, 100m wide and up to 8600sqm in area.The southern spine road is proposed to have a similarlandscape form to the Boulevard with two rows of trees and aditch/swale on the northern side. The other main areas oflandscape are proposed planted buffers along the northern(existing screen enhanced) and western boundaries, togetherwith selective planting on the eastern boundary and screenplanting around the sub-station.6.25 PP6 also shows landscaping proposed by the County Council inrelation to the Addenbrooke’s Access Road (AAR) and theCGB.6.26 There will be significant additional planting within thedevelopment areas but this cannot be shown as the buildingfootprints are not known.6.27 In addition to the ditches/swales, three zones for stormwaterattenuation ponds are shown. These are proposed immediatelyto the north and south of the CGB embankment, andimmediately north of the AAR embankment at the southernentrance to the site22

The Expansion of Cambridge Biomedical CampusDesign and Access StatementAccess6.28 In line with the guidance on Design and Access Statements, theproposals are now considered in terms of accessibility forvehicles and transport, and in terms of inclusive access.6.29 The access issue is covered under the following ParameterPlans:• Road Access – PP7• Public Transport – PP8• Pedestrian Access – PP9• Cycle Access – PP106.30 Inclusive access is covered within the Transport Assessment,through the provisions of the Travel Plan, and also in theDisability Access Statement (Appendix 2 to this document).These documents outline how the development proposedmaximises accessibility in terms of walking, cycling and publictransport, and ensures measures are adopted to maximisesocial inclusion.23

The Expansion of Cambridge Biomedical CampusDesign and Access StatementVehicular and Transport Links - PARAMETER PLAN 7 – ROAD ACCESSPP7 Road Access6.31 The plan above illustrates the proposed line of theAddenbrooke's Access Road. This, along with the proposedroute of the CGB, is fixed by other planning applications.6.32 Parameter Plan 7 shows the main roads proposed within thesite, together with roads existing on the hospital site, some ofwhich will require modification. The main new roads proposedwithin the site are: the Boulevard which will run north souththrough the site and will connect the AAR with the existingRobinson Way; and the southern spine road which will runapproximately east-west along the southern boundary joiningthe AAR with the southern part of the existing hospital site.These roads will be built to adoptable standards and will be amaximum of 7.3m wide. The Circus and Piazza are pedestrianorientatedareas but will have limited vehicular access (inaddition to the CGB as shown on PP8).24

The Expansion of Cambridge Biomedical CampusDesign and Access StatementPARAMETER PLAN 8 – PUBLIC TRANSPORTPP8 Public Transport6.33 The plan above indicates the existing public transport routes inthe area around the site.6.34 Parameter Plan 8 shows public transport routes through the siteand linkages with the local and strategic networks. The solidpurple line indicates the CGB route being promoted byCambridgeshire County Council (CCoC). The alignment east ofthe railway line is being negotiated between the CCoC and thedeveloper team to ensure compliance with the site proposals.A CGB stop is proposed in the Circus area.6.35 The Boulevard and southern spine road are anticipated to bebus routes, with two stops proposed on the Boulevard, servingthe biomedical and biotech uses, and one stop on the southernspine road close to the existing hospital site, to serve new andexisting clinical facilities.6.36 The site is extremely well integrated into the public transportinfrastructure. The CGB will improve on current provision andthe high level of provision will maximise social inclusion as wellas offering attractive alternatives to vehicular modes.25

The Expansion of Cambridge Biomedical CampusDesign and Access StatementPARAMETER PLAN 9 – PEDESTRIAN ACCESSPP9 Pedestrian Access6.37 The plan above is from the ADF and indicates both currentroutes, and those linkages which CCC desire to create.6.38 PP9 shows, in light green, the proposed pedestrian routeswithin the site and, in dark green, linkages to the wider existingand proposed footpath network. The key footpaths are alongboth sides of the Boulevard, the northern side of the southernspine road, alongside the CGB route, around the Circus andalong the Piazza. A dashed green line shows a proposedextension of the existing 3 level internal link which runs throughthe existing hospital buildings and the proposed new clinicalfacilities. The existing Public Right of Way (footpath 47), shownby a purple line, will be retained and incorporated into theoverall strategy.6.39 Pedestrian access is not only important at the strategic scale, itis also important at the local scale. The design must beinclusive for people of all abilities. The Disability AccessStatement appended to this document (Appendix 2) describeshow the application has addressed inclusive access..26

The Expansion of Cambridge Biomedical CampusDesign and Access StatementPARAMETER PLAN 10 – CYCLE ACCESSPP10 Cycle Access6.40 The plan above is from the ADF and indicates the indicativecycle routes which CCC propose.6.41 PP10 shows key cycle paths that are proposed and theirlinkages to the wider network, both existing and proposed. Onroadcycleways are proposed along the length of the Boulevardand the southern spine road, these being integrated with roadtraffic as a speed limit of 20mph is being proposed. A dedicatedcycle path is proposed along the Piazza to link with the CGBcycle path and the Boulevard.6.42 Cycle paths are also proposed to link with the AAR cycle pathand the Sustrans route which is currently being constructed,both of which are shown on the plan but are proposed byothers.27

The Expansion of Cambridge Biomedical CampusDesign and Access Statement7 CONCLUSIONS7.1 This document has explained the evolution of the proposedexpansion of CBC, leading through to the scheme presented inoutline form. The Parameter Plans (PP) and accompanyingdetails set out the principal components of the application,which seeks to deliver the land use allocation in response toDevelopment Plan Policy and the principles set out in theSouthern Fringe Area Development Framework.7.2 The document also explains how the continuing consultationwith local residents, other interested stakeholders and the LocalPlanning Authority have influenced the evolution of theproposal. This is explained in detail at Appendix 5.7.3 The application for planning permission is defined by theParameter Plans and supporting text. Additional illustrativematerial is supplied in the Design Statement to show thepotential build out of the scheme within these parameters.Use and Amount7.4 The application for planning permission aims to retain as muchflexibility as possible given that the majority of the end users areas yet undefined. Maximum floorspaces are defined in section5.0 of this Design and Access Statement to give developmentof up to 215,000 sq m, incorporating:• Clinical Research and Treatment (D1);• Clinical Research and Treatment (D1) or HigherEducation or sui generis Medical Research Institute uses;• Biomedical and Biotech Research and Development(B1(b)); and• Retail, restaurant and management suite (A1 and A3).Layout7.5 The layout of the proposed development is defined by PP1,which illustrates the key areas of land uses in three zones:• Clinical research and treatment facilities;• Biomedical; and• Biotech research and development.7.6 The principal defining features of the layout relate to the pointsof access, and how to link the site to the transport network. Assuch, key features of the layout include the Boulevard linkingthe AAR to Robinson Way. Layout is also defined by other keydesign features of the Piazza and the Circus.Scale and Appearance7.7 Maximum building heights are defined in PP2 and PP3. Thesedefine the scale and massing of the proposed buildings andensure that there is a stepping down of buildings to thecountryside edge.7.8 PP2 also shows the maximum building envelope, defining theclosest parts of the buildings relative to the site boundaries andadjacent countryside. PP2 is accompanied by textualdescription of the proposals indicating appropriate mitigationmeasures (i.e. setback and gaps in frontages). Minimumbuilding heights and envelopes are defined in PP4 and PP5.Landscaping7.9 PP6 defines the main areas of structural landscaping, publicrealm and drainage features. It also shows the landscapingproposed as part of the Addenbrooke's Access Road (AAR)and Cambridgeshire Guided Bus (CGB) proposals. Keylandscape features include the double lines of semi-maturetrees along the Boulevard and ditches/swales on each side.The Circus will also form a key area of public realm with acombination of hard and soft landscaping. The southern spineroad will also be landscaped, with further additional planting on28the site boundaries and screen planting associated with thesubstation.Access7.10 Accessibility to the site has been a key consideration in theemergence of the proposals. The existing CBC is well servedby public transport and has an established Travel Plan. Afurther Travel Plan is proposed to accompany this application.7.11 PP7 defines the key road links within the development as theBoulevard, connecting the AAR to Robinson Way, and thesouthern spine road, connecting the southern part of theexisting hospital to the AAR. The accompanying TransportAssessment (ES Volume 3) explains measures to prevent theuse of the AAR as a through route to Long Road/Hills Road.7.12 PP8 defines public transport routes through the site andlinkages with local and strategic networks. It shows theproposed route of the CGB and the proposed CGB stop in theCircus area. The Boulevard and southern spine road areanticipated to form bus routes. PP8 builds on the alreadyexcellent public transport linkages.7.13 PP9 defines the key pedestrian routes within the site andlinkages to the wider footpath network. Key footpaths within thesite are located along either side of the Boulevard, the northernside of the southern spine road, along the route of the CGB andaround the Circus and Piazza. Public Right of Way footpath 47is also retained and incorporated into the strategy.7.14 PP10 defines key cycle routes and linkages to the widernetwork. Importantly, on road cycle ways are provided alongthe Boulevard and southern spine road. These are to beintegrated with traffic with a speed limit of 20mph. Further cyclepaths link the Piazza to the CGB cycle path and the Boulevard.These link in to the wider cycle network, including the Sustransroute currently under construction.7.15 This Design and Access Statement has clearly set out theevolution of the proposal, as now defined by the Parameter

The Expansion of Cambridge Biomedical CampusDesign and Access StatementPlans and accompanying explanatory text. This will provide theframework for a high quality development at CBC, respondingto local context, and appropriate to its status as a world-leadinginstitution.29

The Expansion of Cambridge Biomedical CampusDesign and Access Statement8 FURTHER SPECIFIC CCC REQUIREMENTS8.1 This section includes brief descriptions of the documents supporting the application, including the requirements of Part C of the Application Form and the requirements of the Cambridge Southern Fringe Area DevelopmentFramework (ADF) Section 7.2 Planning Application Requirements. The information is given in tabulated form below.Document required Description LocationTransport AssessmentRequired by CCC Application for Planning Permission Part C, andCCC Area Development Framework (ADF)This is Volume 3 of the ES.Disability Access StatementRequired by CCC Application for Planning Permission Part CThis describes how inclusive access has been considered throughthe design process,.The Disability Access Statement is appended to this document(Appendix 2). Inclusive access is also dealt with in the PlanningStatement as an explanatory statement to show how the proposalsconform to CCC Local Plan 2006 (CLP 2006) Policy 8/4 and in theDesign Statement in the section on Footpaths.Flood Assessment Required by CCC Application for Planning Permission Part C Flood risk and mitigation is dealt with in the ES Volume 1a and 1b.Environmental Impact AssessmentRequired by CCC Application for Planning Permission Part C and theADF.This has been submitted as part of the application.Contamination Assessment Required by CCC Application for Planning Permission Part C Groundwater contamination is dealt with in the ES Volume 1aSoil and contamination is dealt with in the ES Volume 1a.Sustainable Development StatementRequired by CCC Application for Planning Permission Part CCambridge Sustainable Development Guidelines have been used asa bench mark to consider the issues of sustainability.The Sustainable Development Statement is appended to thisdocument (Appendix 1) and sustainable design is also considered inES Volume 1a.30

The Expansion of Cambridge Biomedical CampusDesign and Access StatementDocument required Description LocationBiodiversity StatementPublic Art StatementRequired by CCC Application for Planning Permission Part C and theADF.The development proposals have considered the enhancement ofbiodiversity using Cambridgeshire Biodiversity checklist as a benchmark.Required by CCC Application for Planning Permission Part C, andthe ADF.The Biodiversity Statement is appended to this report (Appendix 3).The ES Volume 1a and the Design Statement expand on thisinformation.The Public Art Statement is appended to this document (Appendix6).Planning Obligation StrategyRequired by CCC Application for Planning Permission Part C and theADF.Information to followTree Survey and Protection Required by CCC Application for Planning Permission Part C Information to followLandscape Strategy Required by ADF Outlined in the ES Volume 1a and 2 Further information is given inthe Design StatementLighting Strategy Required by ADF The Lighting Statement is appended to this document (Appendix 4).Open Space Strategy Required by ADF The open space strategy is outlined in Design Statement.Sustainable Urban Drainage Strategy Required by ADF Reference to Sustainable Urban Drainage is made in the ES Volume1a and in the Design Statement. Further information will comeforward, including maintenance of these features, at a later stage.Phasing/ Implementation / Construction Statement Required by ADF This is covered in the ES Volume 1a and in the Planning Statement.Archaeology Strategy Required by ADF This is covered in the ES Volume 1aAffordable Housing Statement Required by ADF This is covered in the Planning StatementWaste Management Strategy Required by ADF This is covered in the ES Volume 1aFaith Provision Survey Required by ADF The ADF requires a faith survey to be carried out by the developersas a whole. This would be better accomplished by an independentreport rather than coming through one of the Southern Fringedevelopments.31

The Expansion of Cambridge Biomedical CampusDesign and Access StatementAppendix 1 - Sustainable Development StatementIntroductionThis statement assesses the proposed expansion of CambridgeBiomedical Campus against the criteria of Cambridge CityCouncil’s Sustainable Development Guidelines, which wereadopted as Supplementary Planning Guidance in July 2003.The key areas for consideration, as identified in this guidance,are as follows:• Site selection and context• Broad biodiversity and open space issues• Flood risk• Transport accessibility• Mixed use• Density• Building re-useIn addition, this statement briefly outlines how the proposals willincorporate sustainable building design principles. This issummarise on the Sustainable Development Checklist overleaf.Site selection and contextThe main part of the development site is within an Area of MajorChange in the Cambridge Local Plan 2006. As such theprinciple of clinical development and medical, biomedical andbiotechnological research has already been established.The development proposed is on arable land released from theGreen Belt to allow for the future expansion of CBC. Thedevelopment proposals are necessary for the sustainableexpansion of health care to support a growing population in thisarea. They have been carefully designed to respond to context,particularly landscape context, as illustrated in the DesignStatement and the Planning Statement.Essentially, the design takes its lead from the landscapecontext and user need. The scale and form of the developmentproposed steps down towards the south and west against theopen land beyond. The quantum of development takes accountof the development plan including the Southern Fringe AreaDevelopment Framework.Main entrances are generally directly accessed from the street.Car parking areas are generally located behind buildings. Forclinical developments the car parking solution is likely to bemulti storey car parkingBroad biodiversity and open space issuesBiodiversity will be improved through the proposed strategiclandscape planting and individual plot landscapes. Additionalinformation is given in the Design Statement Design Guidelines.New civic spaces are created in the form of Boulevards, Piazzaand Circus whilst a strong and simple planting scheme providesa strategic landscape framework within which the buildings areset.The site therefore provides significant open space for amenityand recreational space for staff, patients and visitors of the newdevelopment. The potential loss of habitat will be mitigated byconserving existing habitats where possible and creating newhabitats.Flood riskFlood risk and mitigation is further dealt with in FaberMaunsell's documents at appendix J of the ES.Transport accessibilityThe proposed development is located in a highly sustainablelocation in terms of transport accessibility. Currently there arefrequent bus services to Addenbrooke's. The proposed CGBwill also offer additional choice of public transport options.There is currently a cycle and footway network to the site, andthese have been recently improved by the new Sustrans cycleroute from Shelford to Addenbrooke's which has recently beenopened. The existing infrastructure will be augmented byinfrastructure proposals.A new road - the AAR - will stitch the site into the Highwaynetwork and should help alleviate traffic congestion onTrumpington High Street.The sustainable location of the development, together with theprovision of secure undercover cycle storage on individual plotswhen they come forward, should minimise the requirement forresidents to travel by car.The site is highly accessible by a range of modes of travel andthese will be promoted where possible. The location, in termsof transport access is highly sustainable,Mixed useThe site development is driven by the requirements ofhealthcare provision and is an expansion of this world leadingfacility. It is promoted as a cluster development of clinical,biomedical and biotechnical research activities. Mixed usewould therefore not be appropriate as it would 'water-down' thesynergy between these uses and the anticipated innovation andpractical application of new discoveries.Provision is made in other locations within the Southern FringeArea of Major Change for residential uses (eg Clay Farm andTrumpington Meadows). These proposals allow the sustainabledevelopment of healthcare provision for the needs of a growingpopulation, and should not be diluted by other uses so that itcan be a highly sustainable and appropriate development.DensityThe developable area has evolved from social, economic,design and context considerations. The proposed floor space32

The Expansion of Cambridge Biomedical CampusDesign and Access Statementof 215,000 sqm GBA on 28.8 hectares of land represents anappropriate level of density for this proposal. The lay-outincludes access routes, new civic spaces, as well as aproportionately low level of car parking space. The proposalsare therefore considered to be at a suitable density for the siteand its context.Building re-useThis is not applicable – there are no buildings on the site.Building Design & Energy EfficiencyThe road (Boulevard) axis allows the buildings to be orientatedto make best use of passive solar gain. Full building designand energy efficiency measures will be detailed in individualplot applications, including measures to ensure compliance withCLP 2006 Policy 8/16.ConclusionsAs the brief commentary above identifies, and in combinationwith the information submitted in other documents theexpansion of CBC is a sustainable development and complieswith the land use proposals of the development plan. Thiscommentary is summarised by the Sustainable DevelopmentChecklist opposite.33

The Expansion of Cambridge Biomedical CampusDesign and Access StatementAppendix 2 - Disability Access StatementIntroduction and BackgroundThe proposed development has been designed with dueconsideration to the current legislation (Disability DiscriminationAct), access guidance and standards. Reference has beenmade where appropriate to the requirements of Part M of theBuilding Regulations, BS8300:2001 incorporating amendmentone.ConclusionsThe proposals will provide adequate disabled parking, provisionfor mobility scooters, and will allow level access for disabledemployees and visitors. Furthermore, the developmentproposed will be compliant with Part M of the BuildingRegulations, to ensure that the buildings are both accessibleand usable.More detailed information, for instance in the provision ofdisabled parking bays and mobility scooters, will come forwardat the individual plot application stage.HierarchyWalking and cycling access will be supported and priority will begiven to these modes over cars.Access routes to and around BuildingsThe surface treatment of the development will provide levelaccess where appropriate and through lighting and signage willensure that the routes around the building are clear and easilynavigable by all. The lighting and signage provided will meetthe requirements of the current regulations for such provision.In this way maximum convenience will be assured for walkingand full accessibility given to those with impaired mobility.Part M ComplianceThe basic requirement of Part M. of the Building Regulationswill be met by ensuring that buildings are accessible andusable. People, regardless of disability, age or gender will beable to gain access to and within buildings.The detailed design of buildings will be undertaken at a laterstage, but as a general principle the external hard surfacedareas will be laid effectively level or with shallow gradients tothresholds and contain no steps or kerbs.34

The Expansion of Cambridge Biomedical CampusDesign and Access StatementAppendix 3- Biodiversity StatementIntroduction and backgroundThe Biodiveristy Statement is a synopsis of information coveredin the ES section 8 'Ecology' and in the Design Statementsection on 'Ecology'. These documents should be referred tofor a full account of the baseline survey, potential impacts andmitigation.Baseline surveyThe Baselines Survey is covered in ES Volume 1a Section 8.For convenience a brief synopsis is given below.The site mostly consists of large open arable fields generallycultivated to field boundaries, but there are a few headlands upto 2m wide. There are few hedgerows and the majority of theseare species poor hawthorn hedges with the occasional standardtree.A number of ditches which cross the site including Red CrossLane Drain a City Wildlife Site (CiWS). The majority of theditches are periodically dry.Long Road Plantation – a wooded area – forms part of thenorthern boundary of the site and there is a strip of neutralgrassland along the Trumpington dismantled railway CountyWildlife Site.Grass snakes and Common Lizard are present and fourspecies of bats have been recorded. Twenty eight species ofbirds have been recorded on site including large flocks orGolden Plover. Brown hares are recorded on site. Forty sevenspecies of aquatic invertebrates have been recorded inHobson's Brook.MitigationMitigation is covered in ES Volume 1a Section 8. Forconvenience a brief synopsis is given below.Mitigation measures will help ensure that the effects of thedevelopment on biodiversity are minimised wherever possibleand also aim to enhance features and promote biodiversitygain. A Construction Environmental Management Plan will becompiled prior to works commencing on site to ensure the bestenvironmental working practice during construction. It willinclude for example avoiding sensitive stages of species lifecycles,such as the breeding bird season, provision ofprotective fencing and the phasing of works so that not all of thehabitats are removed at the same time.The ecology and potential habitat value will be an importantconsideration in the selection of appropriate landscapesolutions with species of plants chosen according to theirwildlife benefit.Bat boxes and bird nesting features will be provided, as well asinvertebrate hibernacula.Wooded areas and wetlands in the form of sustainable drainagesystems will also help diversify habitat, helping to provide amosaic of habitats across the site which will benefit wildlife.Maintenance proposals for these areas will come forward at alater stage.ImpactsA summary of the impacts of the construction and site operationis given in Table 8.5 of the ES. A summary of residual impactsis given in Table 8.7. For convenience a brief synopsis is givenbelow.The proposed development will alter the character of the sitefrom one that is predominantly a farmed landscape to a builtenvironment. The residual impacts can be summarised asfollows:• significant negative impacts on breeding birds,wintering/passage birds and brown hare;• no significant impact on arable land, Hobson's Brook,Woodland areas, Nine Wells Springs LNR, badger andwater vole; and• significant positive impact on boundaries, on sitewatercourses and bats.35

The Expansion of Cambridge Biomedical CampusDesign and Access StatementAppendix 4 - Lighting StrategyIntroductionThe Cambridge Southern Fringe Area Development Frameworkrequires various strategies to be prepared to support a planningapplication. Lighting is one of these requirements. ThisLighting Strategy covers the main lighting principles by whichfurther applications with respect to the design of the night timeenvironment will be directed. The Strategy explains thepotential impact of lighting as outlined in the Landscape andVisual Impact Assessment (ES Volume 2), and the designprinciples as outlined in the Design Statement and DesignGuidelines.The SiteAt present the site is under arable cultivation and at the veryedge of Cambridge. There is no lighting as such on site, butthe sky glow from Cambridge is discernable in the night timeskyline.The proposals for development will have a physical impact onthe day time views and considerable impact on the night timeviews.The Guidance Notes for the Reduction of Light Pollutionpublished by the Institution of Lighting Engineers, describes twosources of artificial light pollution, upward reflected light fromthe ground that contributes to sky glow, and light spill whichcontributes to glare and light trespass.There is already considerable light pollution in the area. Thesesources of light pollution have been identified as:• Highway lighting. The busy A1307 lies to the east andthe A1309 to the west which is elevated and therefore thelighting more noticeable. A number of junctions in thearea are well lit and the A1309 junction with the M11 isespecially well lit and because of its elevated positioncreates considerable sky glow. The Park and Ride site atBabraham Road is also noticeable in night time views.• Sky glow: There is considerable sky glow fromTrumpington to the west, Long Road to the north and theNetherhall area to the north east.• The existing CBC complex dominates the night time skyfrom local and long distance views as it creates directlight spill as well as contributing to sky glow.• Shelford Rugby Club: The pitch lighting is visible overlarge distances. It is of high luminance and a very whitelight.ObjectivesThe objectives of the Lighting Strategy are to ensure that theluminance levels proposed for the development are restricted tothe minimum required for safety on the Highway and incidentalareas. Provision will be controlled by the selection of lanternswhich provide efficient design and a minimum amount ofpollution by excessive light flare.The control of light pollution is important for not only the usersof the site, but also nearby residents. It is also important for thebiodiversity of the area, so that light pollution is minimised andhence less potential disruption is caused to the habitats of thedifferent species present.ProposalsDuring construction, work will normally occur in daylight hours,and therefore it is not anticipated that there will be majorartificial lighting requirements. Any external lighting requiredwill be of a temporary nature and task specific. It will also becontrolled to the lowest luminance level required to undertakethe task and ensure work is undertaken in a safe environment.The main development lighting will be designed to beproportionate to safety requirements of the users and complywith relevant European Standards and Codes of Practice. Thesite's lighting will be positioned and orientated to minimize lightspill and excessive upward reflection. Illumination levels andthe specification of luminaries will be controlled to limit the 'halo'effect.The following lighting zones, all of which have differentrequirements, can be identified:• Highways. Lighting to the Highway infrastructure will bein compliance with British Standard BS 5489 to meet theadoptable standard of the local authority. Thesestandards will also apply to roads built to adoptablestandards, but which are not adopted.• Entrances. Entrance zones to buildings will generally belit to a higher level than the surrounding areas – toensure legibility and safety. The principles of entrancedetails are set out in the Design Guidelines contained inthe Design Statement. The detailed design of thiselement will come forward with individual plot design, andguided by the Design Guidelines.• Individual Plots. Lighting in these areas will have avariety of functions. Some architectural features may beenhanced in the dark hours by feature lighting. Suchfeature elements will be very selective and only locatedon key or landmark buildings, to aid evening legibility.Car parking area will be lit to the lowest luminance levelsappropriate to ensure safety, and generally at a low levelso that there is minimum light pollution. Considerationwill be given to switching off lighting during the lateevening and early morning hours where appropriate.36

The Expansion of Cambridge Biomedical CampusDesign and Access Statement• Civic and open spaces. The building frontages aroundthe key public spaces are likely to have feature lightingon the building envelope, for instance entrance courtsand architectural features could be uplit. Further detailswould come forward with individual plot design. Civicspaces are likely to be lit at higher levels than thesurrounding area to ensure safety. However, because ofthe location of these spaces within and enveloped by thebuilt form, the effect of light spillage is likely to beminimized for local residents and for wildlife.Lighting will be coordinated across the site and betweendifferent zones to ensure there are no 'bright' spots or 'dark'spots. Lighting will come on line at different developmentstages.37

The Expansion of Cambridge Biomedical CampusDesign and Access StatementAppendix 5 – Community Involvement Statement'Planning shapes the places where people work and live. The planning system operates in thepublic interest to ensure the development and use of land results in better places for people tolive, the delivery of development where communities need it, as well as the protection andenhancement of the natural and historic environment and the countryside. The outcomes fromplanning affect everyone, and everyone must therefore have the opportunity to play a role indelivering effective and inclusive planning. Community involvement is vitally important toplanning and the achievement of sustainable development.' PPS1 (para 40).IntroductionCambridge University Hospital's NHS Foundation Trust, Countryside Properties Plc, Liberty PropertyTrust UK and the Pemberton Trustees (collectively know as the Applicants) are proposing an extensionof the Cambridge Biomedical Campus (CBC) to create a sustainable new development allowingextended opportunities for synergy between clinicians and researchers to cater for the health needs of agrowing population.The vision for growth and the commitment for the campus to be a world class centre of excellence hasdeveloped over a long period, and has been one where close working with the local planning authoritiesand the community has been undertaken. In this way consensus is developed and community ideas andaspirations have been built into the proposals.The outline planning consent which is sought is for the construction of 215,000 sq.m of floor space toextend the CBC.This Community Involvement Statement has been prepared in support of the application. It provides anoverview of how the Applicant has involved stakeholders in the development of the proposals.The statement also provides a summary of the steps that the local authorities have taken to encouragecommunity involvement in producing their respective plans and frameworks. It sets out issues whichhave been raised and how these points have been addressed as part of the design process.Policy ContextBest practice indicates that if the community's input is to be of maximum benefit, then they must beinvolved at an early stage when their views, opinions and concerns can feed into the design process andmake a difference to that process.Planning and Compulsory Purchase Act 2004Local planning authorities are required to prepare a Statement of Community Involvement (SCI) that setsout policy for community involvement in plan development, as well as the preparation and determinationof planning applications. Cambridge City Council (CCC) has consulted upon its Pre Submission Draft oftheir SCI with a planned adoption in August 2007. The current Draft Submission of the SCI detailsgenerally that applicants should undertake pre-application consultation commensurate with thesignificance of the proposal on the local area and planning history and that the level of consultationshould be agreed with the Council.South Cambridgeshire District Council (SCDC) is proposing to consult upon an issues and options SCI inearly 2007 and there is a planned adoption in autumn 2008.In the absence of adopted local guidance, and in accordance with PPS1 Planning for SustainableDevelopment (2005) and Community Involvement in Planning: the Government's Objectives (ODPM2004) the Applicants have worked closely with the two authorities to ensure that local people's viewshave fed into the development of these proposals.Consultation on planning applicationsLocal authorities must consider the relationship and degree of involvement within the developmentprocess at different parts of the planning process – pre-application consultation, application consultation,and post application consultation. A flexible approach is promoted by central government guidance, withlocal authorities encouraged to offer a variety of opportunities with regard to the type of application beingprogressed.For proposals which may give rise to local controversy, or which are on sensitive sites, or of a significantscale, the guidance accompanying the Planning and Compulsory Purchase Act 2004 identifies the needfor wide consultation involving the Applicant.More effective community involvement is a key element of the Government’s planning reforms andconsiders that it is best achieved where there is early engagement of all the stakeholders in the processof plan making and bringing forward development proposals. Effective community involvement helps toidentify issues and problems at an early stage allowing dialogue and discussion of the options to takeplace before proposals are too far advanced.38

The Expansion of Cambridge Biomedical CampusDesign and Access Statement• the proposed development integrates with and improves the existing CBC;• quality facilities are included in the proposals;• the proposals have been brought forward following best practice in urban design as outlined inCABE's document 'By Design – Urban Design in the Planning System';• sustainable development principles have been followed (outlined in paragraph 3.5); and• an integrated and accessible system of open spaces based on the Boulevard, Piazza and Circuswill be created in the new development.In July 2005 'Shape Cambridge' organised a young persons' workshop relating to the developments inthe Southern Fringe. The 'Making Neighbourhoods' workshop was held at Coleridge Community Collegeand involved 30 pupils from Coleridge and Parkside Schools. A week later students presented theirideas to City Council Members, officers and developers. Developers representing the CBC expansionattended this presentation to receive feedback from the workshop. The information and feedback is allpart of the iterative design process which has been undertaken by the developer, to ensure that wherepossible ideas are incorporated and concerns are allayed.A further public consultation exercise was undertaken in October 2005, which included an exhibition onthe Cambridge Southern Fringe Area Development Framework- Draft for Public Consultation.During 2006AAR ExhibitionThe County Council ran a 3 day exhibition on 17th, 18th and 20th February 2006 to display the details ofthe imminent application for the access road (submitted on 24th February 2006). A display board wasprepared showing the broad master plans for Clay Farm and CBC expansion in relation to the accessroad and a representative from the developer team attended the session on 17th February to answerany questions. There was a great deal of interest in the proposals.During this exhibition, and progressing afterwards, were very constructive discussions with the CountyCouncil to incorporate transportation matters into the key considerations of the proposal. In particular theintegration of the CGB was a key issue, the route of which has only been properly coordinated as aresult of a close working with the County Council.April 2006On the 6 th April 2006 a presentation was given to key interested parties including the developers, thelandowners, professionals within biotech and clinical research in Cambridge, the Eastern Region BiotechInitiative and a number of City and Council Councillors. The attendance was approximately 30 peopleand the event was primarily as an information exercise with some questions and answers after thepresentation to ensure that key interested parties were keep updated of the proposals.A second event in April, on the 7 th April 2006 from 9:00 to18:30, was a preview event to the publicdisplaying the details of the CBC expansion and Clay Farm proposals. This event took place atAddenbrooke’s Hospital and was advertised in the Cambridge News as a public meeting and for anyinterested person or party to attend. Also individual letters were sent to the same stakeholders that theCity Council contacted to attend their previous related events, some 200 names.The event took the form of an exhibition with knowledgeable representatives, to field questions, availablethroughout the whole event. Approximately 500 people were recorded as attending the event. There wasgenerally wide spread support for both proposals with a small handful of people having reservations, inparticular to the new road and CGB scheme.June 2006A presentation was made by Coutryside Properties plc, Liberty Property Trust and Cambridge UniversityHospitals NHS Foundation Trust at the Guilldhall, Cambridge on the 20 th June. All Councillors of CCC,SCDC and CCoC were invited to attend. The three issues which attracted most questions were onparking, sustainability and affordable housing.Other ConsultationThe stakeholder consultation events and workshops were held to ensure that from an early stagestakeholders and the public could have a say and an input into the developing proposals. Further to this,regular updates on the current position have been made to South Area Committee and a feed back loopestablished through planning officers to ensure that the views of the Committee and public opinion arerelayed to the developers so that all comments are properly considered and where possible overcome inthe emerging design process.In addition, there has been meetings with various Council officers and a number of departments onnumerous occasions for more than two years covering such matters as urban/landscape design,highways and drainage, with the aim being to agree as many aspects of the proposals as possible withthe City and County Councils prior to submission of the planning applications. The Southern Fringeproposals were tabled at South Area Committee on the 20 th November 2003, 27 th April 2004 and 2 ndSeptember 2005 to inform and seek endorsement on the progress of the various applications comingforward on the Southern Fringe. The Applicant has also taken part in the CCC Southern FringeMembers Reference Group, for example Mr Roger Cutting presented an item on Addenbrooke's Hospitaltravel arrangements.40

The Expansion of Cambridge Biomedical CampusDesign and Access StatementAdditionally, since November 2005 on a generally monthly basis the development partners have beenattending Addenbrooke's Delivery Group meetings. These were set up as a result of CambridgeshireHorizons establishing a Southern Fringe Project Board, the purpose being to:• co-ordinate planning and infrastructure delivery for the Southern Fringe development;• ensure that all relevant authorities and agencies are fully engaged in supporting and informing thedecision-making processes, so that planning applications can be determined to an agreedtimetable in line with the Development Plan;• and to ensure that supporting infrastructure is funded and provided on time.Further to this, Delivery Groups were set up for each site, the overall aim of which is 'To develop andnegotiate outline/full applications, related S106 agreements and reserved matters submissions'.Representatives were present from the Cambridge City Council (CCC), Cambridgeshire County Council(CCoC) and South Cambridgeshire District Council (SCDC) and the Applicants.Points raised by participants Response in design terms Further detailsAgree. Consideration inDevelopment should terms of layout and impactrespond positively to site on the green corridor haveDesign Statement.been taken into account.Agree. CBC will be a newgateway to Cambridge forExcellent opportunity to railusers. Views to the sitedevelop a gatewayfrom the rail corridor haveDesign Statement.been considered. Highquality design is proposed.Topic groups have also now been set up covering: education, community facilities, urban design,housing, transport, waste and recycling, landscape and open space, drainage and planningobligations/conflict resolution. These include representatives from the CCC, CCoC and SCDC, and theApplicants.The Applicants are confident that the open and transparent discourse which has taken place over thisperiod has not only benefited the scheme proposals, but also laid a good basis for a continued cooperativerelationship between the Applicants and the public to ensure that the development proceeds ina positive manner with wide and general support.Pre-application discussions are critically important and benefit both developers and local planningauthorities in ensuring a better mutual understanding of objectives and the constraints that exist. In theBoulevard planting and goodopen spaces should beprovidedAgree. CBC's main accessroad will be a Boulevard.The Circus and Piazza willbe high quality open space.In particular the 'Circus' wasa specific element that arosethrough public consultationthat has been absorbed as akey design principleDesign Statement.course of such discussions proposals can be adapted to ensure that they better reflect communityaspirations and that applications are complete and address all the relevant issues. Local planningauthorities and applicants should take a positive attitude towards early engagement in pre-applicationdiscussions so that formal applications can be dealt with in a more certain and speedy manner and thequality of decisions can be better assured.The main comments arising from stakeholder consultation and how these have been responded to aretabulated below.The development must be ofthe highest quality andinnovatively designed.Agree. Individual buildingswill come forward at a laterstage, but it is envisagedthat these will be of highquality and use innovativedesign, especially in the fieldof reducing energyDesign Statement,Planning Statement.requirements.41

The Expansion of Cambridge Biomedical CampusDesign and Access StatementPoints raised by participants Response in design terms Further detailsPoints raised by participants Response in design terms Further detailsAgree. The buildings are setAgree. These currentlyThe buildings should notoverpower the greencorridor.back from the west andsouth boundary, and stepdown in height towards theboundary to ensure they donot overpower the greenVisual ImpactAssessment, DesignStatement, PlanningStatement.Use sustainabledevelopment principles.include biodiversityconsiderations, cycling andwalking access, promotion ofpublic transport andprovision of renewableES, SustainableDevelopmentStatement, Designand AccessStatement.corridor.energy sources.Consideration should begiven to Sustainable UrbanDrainageAgree. Provision is made forthis in the Masterplan.ES, DesignStatement, PlanningStatementPartly agree. Over thewhole of the Southern FringeArea a range of uses areLighting should besensitively designed.Agree. The LightingStrategy indicates howlighting proposals are to beconsidered, and theemphasis is very much onensuring safe use of the siteand at the same time thatthere is a minimum amountof luminance level to achievea safe environment andminimum light pollution.Lighting strategy,Design and AccessStatement, ES, VisualImpact Assessment,Design Statement.Provide a mix of uses.proposed. The CBC is acluster development ofbiomedical, biotechnical andclinical research, withinwhich a number of facilitiesto support the new andexisting campus areproposed. It would not beappropriate to dilute thecluster further as thepotential synergy betweenclinical application andES, PlanningStatement.biomedical and biotechnicalAgree. Walking and cyclingresearch may beThe scheme should seek toroutes are proposed throughES, Planningcompromised..encourage walking andcycling.the site to ensure that itstitches into the widernetwork.Statement, DesignStatementProvide a new quality edgeto the City.Agree. The edge of thedevelopment steps down tothe west and southVisual ImpactAssessment, DesignStatement, Planning42

The Expansion of Cambridge Biomedical CampusDesign and Access StatementPoints raised by participants Response in design terms Further detailsSummary and next stepsboundary. Also a nativescreen boundary isproposed on the westStatementBoth local authorities have been party to the engagement that has taken place, and a constant dialoguehas been kept open with the authorities. The open dialogue has ensured a two way process of feedback and common understanding, helping with the process of disseminating information and taking intoaccount public opinions so that the consideration of these and where appropriate subsequent alterationsboundary and hedge andof the proposals could feed into the design process.tree planting on the southernboundary.The Applicants have sought to undertake the consultation in a meaningful way which is transparent. Asdescribed in the above table, public opinions have been considered and in many cases these haveConstruction traffic will needto be properly managed.Agree. Construction trafficwill need to be managed.Further details will besubmitted by the appointedcontractor prior todevelopment commencing.ESsteered the design process.A good working relationship exists between the Applicants and local authorities, which will help in thestatutory consultation which will take place once the planning application is lodged.The Applicants are keen to ensure that stakeholders are suitably involved in the post-applicationconsultation process. To assist with this matter the developer will:• issue a press release when the planning submission is made,Agree. Care has been takento ensure that the• provide opportunity for presentations to stakeholder or special interest groups if necessary, and• attend any consultation events the Council holds.development does notimpinge on the visualIn this way, the public will continue to be kept informed of the developing proposals and where possibletheir concerns, likes or aspirations be incorporated into the emerging design proposals.Development should notseparation betweenIn addition there has been meaningful dialogue between the local authorities and the Applicants whichimpinge on the visualGrantchester andVisual Impactthe Applicants are keen to continue once the application has been lodged.separation betweenTrumpington. TheStatement, DesignGrantchester anddevelopment steps down onand Access StatementTrumpingtonthe west and southboundaries and is set backfrom these boundaries.Screen planting is proposedon both boundaries.43

The Expansion of Cambridge Biomedical CampusDesign and Access StatementAppendix 6 – Public Art StatementPublic Art Strategy for Cambridge Biomedical CampusThe Applicants propose to extend Cambridge Biomedical Campus (CBC) to provide a high quality newdevelopment for clinical use and biomedical and biotech research. The Applicants strongly believe thatthe environment they create should not only be high quality, but an imaginative and inspiring place to be.Public art adds to the quality of new public places. The recent CABE Space ‘Manifesto for Better PublicSpaces‘ notes that the public also feel strongly that their local open spaces should be attractive andengaging. Public art is stimulating debate at every level and the Applicants welcome the resultinggrowing range of ideas outlined in publications from planning authorities, bodies such as CABE andindependent arts experts. For these proposals the Applicant has referred to the Cambridge City Council(CCC) document – Provision of Public Art as Part of New Development Schemes, and the CambridgeSouthern Fringe Area Development Framework (ADF).Such publications taken together raise many interesting points but views and opinions differ. In thecurrent context of increased debate the Applicants would like to take the opportunity to contribute. Asdevelopers they have a combined and extensive experience in building new sustainable developmentsand a long standing commitment to creating excellent public spaces. They would like to put forward theirstrategy for delivering good public art. They value this opportunity to demonstrate their strongcommitment to high quality public art and equally, their conviction that a purely financial approach topublic art would be the wrong one. The most valued public art is not always the most expensive, and theclinical and research uses will have different requirements, including for the provision of public art.The Public Art Strategy sets out the approach to creating a Public Art Framework followed by somediscussion of factors which the Applicants consider are key to successful delivery of public art. Thefinancial element of public art is a contentious point and they would like to address this issue. Anarbitrary approach of a fixed sum is not appropriate; hence the old adage ‘Art is Priceless.’ Asresponsible developers with a realm of experience in this area, they can offer local authorities peace ofmind that outstanding public spaces will be delivered at the appropriate level of expenditure; the endproduct being a meaningful addition to the development, and of great personal value to employees andvisitors.The main developers, Countryside Properties plc, Liberty Property Trust and Cambridge UniversityHospitals NHS Foundation Trust, wish to illustrate this further by outlining their historic approach to theprovision of public art and generally to the environments surrounding built development.Countryside Properties plcCountryside Properties are well known for their historical and pioneering approach to public art.Occupants of Countryside developments have enjoyed public art and attractive public spaces fordecades, whilst the majority of developers and local authorities have only become aware of theseconcepts and their benefits in recent years.As a market leader in regeneration and the creation of sustainable communities, Countryside recognisesthe importance of delivering a sense of community at the core of every development. Alan Cherry,Chairman, states ‘Our vision aims to bring the highest quality of life to everyone by putting in place all thesocial, environmental and economic elements that help to make integrated, vibrant and attractive placesin which to live.’The company is widely commended for its work, with an impressive collection of awards to illustrate theirtotal commitment to creating an individual sense of place at each and every development.This illustration is the square at Didsbury Point. This particular example shows how public art can beintegrated into a landscape frame work and can stimulate not only the visual senses, but the auditorysenses – in this example with the sound of water.44

The Expansion of Cambridge Biomedical CampusDesign and Access StatementThese giant chess pieces at Beaulieu Park in Chelmsford, whilst illustrating a more traditional concept ofpublic art as sculpture, also enliven environments and can introduce tactile and play qualities, furtherincreasing the enjoyment of the space.'From our inception in 1972 as Rouse & Associates to the public company, Liberty Property Trust, thatwe are today, we have always felt that a thoughtful, imaginative business environment is more inspiringthan a drab, conventional one; that employees who are stimulated by their workplace are bound to behappier and more productive. We believe that every business environment tells the world two things: thekind of business that is performed within its walls and its management's attitude toward its employees.When the environment is by Liberty Property Trust, that attitude is eloquently expressed with sculptureand other pieces of original art that have been chosen and installed as part of our commitment to"enhancing people's lives through extraordinary work environments".'The following examples are taken from Liberty developments and illustrate the high quality public arttypically associated with their schemes.Countryside believes that public art should be considered in the early stages of planning a developmentto ensure that the objectives of public art are achieved and so that the local community can gain the fullbenefit of working together and being involved in the process.Whilst people often think of public art as limited to sculpture, Countryside believe it is important inplanning and designing public art to think outside the box in order to find the best option for eachdevelopment. This is not to say that sculptures cannot be valuable public art, but that if public art isconsidered as a broader concept, it can be designed to site context and people's needs to provide amore suitable, engaging and relevant contribution to developments and their local communities.The title of this piece is 'Tug of War'.Liberty Property TrustThe following statement from Liberty describes their position with regards to public art and its importanceto their developments.45

The Expansion of Cambridge Biomedical CampusDesign and Access StatementThis piece is entitled 'Sky's the Limit'. All these preceding sculptures in Liberty schemes show the highquality of the pieces and how they have been designed and located to enhance and relate to publicspaces.The title of this piece is 'A different ball game'.Liberty has also set up The Rouse Kent Public Art Award. This was born put of a desire to encouragepublic art in Kent - a goal shared by its sponsors, Kent County Council, Liberty Property Trust UK(formerly Rouse Kent) and Arts Council England, South East. The Award is made annually toacknowledge the best example of public art commissioned and completed in the county each year. Thepurpose of the Award is to focus public attention on the benefits of public art and to stimulate thecommissioning of new work in urban and rural areas of Kent. The works of art, which must be onpermanent display, can encompass anything from sculpture and murals to street furniture. Nominationsare invited from the people of the county and co-ordinated by Kent County Council, CulturalDevelopment. Judging is carried out in the spring by a panel comprising the sponsors and relevant artexperts; each year chaired by a special guest from the art world, who presents the Award at thecelebration dinner. It is one of the most prestigious public art awards in the country and 2006 is theAward's 13th anniversary. Further information can be obtained from the dedicated web site atwww.rousekentpublicartaward.co.uk. Liberty think there may be potential to start a similar awardscheme for Cambridgeshire.46

The Expansion of Cambridge Biomedical CampusDesign and Access StatementCambridge University Hospitals NHS Foundation TrustThis is achieved by programmes of visual art, environment and performing arts. More information aboutartists and events can be obtained from the dedicated web sitewww.addenbrookes.org.uk/serv/nonclin/art/visual.html. The hospital also has events programmes forthe performing arts, featuring music and poetry. The hospital has a poet in residence.In addition, art installations can be found throughout the hospital including exhibits around the hospital inthe art walk, sculpture, an archaeology related piece depicted on the floor inside a building and wallreliefs such as that exhibited on CCC's Public Art Audit.Addenbrooke’s has a policy which aims to help humanise the hospital through the use of arts:• by reflecting the outside world, in order to encourage a positive healing environment that affectsthe patients’ thoughts and feelings• arts as a communicator. Arts can reach out to people across the complexities of advancedtechnology and the modern world, and encourage the individual to relate to, relax in and interactwith an alien environment. The arts themselves can stimulate new conversations andinterpretations, as well as providing landmarks for the negotiation of staff, visitors and patientsaround the site• in outreach and education. Addenbrooke’s Arts works closely with artists, schools andcommunity groups, using art as a medium to address issues of health, well-being andperceptions of hospitals. These links with the local community support cultural traditions byproviding artists with a forum to exhibit their work. They also offer arts education within the workplace• through participation. Creative activities within the hospital make the environment more personaland increase the individual’s sense of pride and worth• by providing a chance for everyone to be touched by arts. In our quest for equal opportunities,Addenbrooke’s Arts has the potential to become the most public kind of gallery, stage andconcert hall• by offering patients and staff the opportunity to feedback about the environment and the artsproject, Addenbrooke's Arts can be truly responsive by giving people an environment that theywant.More recently the Trust has delivered a Public Art Strategy for the soon to be completed Elective CareCentre. Various installations were proposed, including:• integrated art, where the art works are built into the fabric of the buildings• second fix art, where large items such as decorative glass screens, murals, mosaics, fabrics,sculptures, banners, hanging sculpture are all secondary elements to the building fabric, and• applied artwork, where items of a less permanent nature such a sculptures, paintings andphotographs can be commissioned throughout the lifetime of the development and as fundingbecomes available.It is envisaged that a similar range of installations could evolve within a Public Art Strategy for CBC.However, public art can be in almost any form and does not have to be a tangible object at thedevelopment, but could be any form of public art which brings people together and creates a communityand cohesion, such as performing arts in the local area, and this can be targeted at different groups,such as children through schools, ethnic minorities and disabled groups.The following framework establishes public art as a significant contribution to the objectives of the overalldevelopment to deliver a scheme which achieves a sense of place and which has a stimulating andeducational environment.47

The Expansion of Cambridge Biomedical CampusDesign and Access StatementPublic Art Framework:The CCC document – Provision of Public Art as Part of New Development Schemes sets out theCouncil's consideration of 'Percent for Art' proposals. Their considerations will depend upon the typeand scale of the project but will always include the following:• appropriateness to public usage and design context• demonstration of good practice with particular reference to project management and equalopportunities• linked education programmes, and• care and maintenance costs.Further the ADF sets out potential contributions within the Southern Fringe. One potential location isrelevant to CBC, item 7 described as 'Proposed Central Open Space within Addenbrooke's 2020development'. The Applicants envisage that the Circus is a possible location for public art, and theDesign Statement describes this area as an 'attractive high quality outdoor environment where peoplecan stop, eat and relax' and continues 'a variety of landscape features and visual stimuli are proposed.These could include water features..'. The exact nature of public art within the scheme will developthrough the public art framework. As required by CCC, the steps the Applicants propose to set out in anoutline framework to deliver the strategy are set out below.1. The first stage is to analyse and survey to understand historical, landscape, social and economiccontext of the area.2. From results of stage one, appropriate public art needs would be identified; both quantitative andqualitative.3. As the masterplan is developed, more detailed analysis of public art requirements would be carriedout. Creation of the masterplan allows analysis to become more site specific, market driven andappropriate to the intended use.4. Debate on Public art is an important part of the planning process and Public Consultation would becarried out at this stage to gain a better understanding of community views and desires.7. They would look to decide on detail of the strategy and on the procurement and deliverymechanism. This could be:a) Overarching framework e.g. Strategic Landscape, Street Furniture, Performing Arts, Lighting,Lump Sum Contribution…..b) Distinct Packages e.g: Sculpture, Architectural Detail……8. Draft design briefs would be provided for a) and / or b)9. These briefs would then be agreed and finalised with Local Authority10. Procurement methods would be considered and confirmed, e.g: Direct Commission, Competition,Artist Agents, and Collaborative Commission (with community/stakeholders). As far as possible thelocal community would be involved in this process.11. It is essential that management of delivery and quality are continuous and in line with design brief.12. After successful provision of public art the developers would organise management/maintenanceand the transfer of responsibility through a commuted sum.In this way the CBC extension would build on the significant contribution which Addenbrooke's alreadymakes towards public art.Practical considerations• CostThe cost of public art can vary enormously according to numerous factors; scale of the piece or pieces ofpublic art, materials used and calibre of artist. It is important also not only to think of the cost of the artistand materials but also to consider installation costs, ground work and necessary lighting. For this reasonit is very difficult to set an amount which should be spent on public art. One piece of public art may bevery large/ running throughout a development but of a more moderately priced material than anotherwhich could be small but very intricately designed and of a more expensive material. Therefore theApplicants feel that setting a prescriptive amount which must be spent will not guarantee delivery of goodpublic art. Through this approach, public art is seen purely as a planning obligation and there is a clearrisk that creativeness will be stifled.5. Following reflection on our research and on the responses put forward during the public consultationthe Public Art Strategy would be drafted.6. The Applicants would approach the Local Authority to gain agreement to the Public Art Strategy.The provision of good public art requires a clear strategy and committed involvement of the responsible,experienced developer, the local community and the local authority.48

The Expansion of Cambridge Biomedical CampusDesign and Access Statement‘Bring artists in as creative thinkers, not just as makers of objects’By Design – Urban Design in the Planning System (CABE/ DETR)• Maintenance & AgeingThe long-term value which the local community will gain from public art should be considered. It isimportant that any maintenance costs are considered from the outset. Ideally public art will needminimal maintenance and will be very hard wearing. The likely ageing of the materials used should alsobe evaluated so that the public art can be enjoyed for a very long period of time.limited to one small area of a development, or it could be a theme that runs through the development. Itcould be linked or arranged around a river, a tree, a building, a bus shelter or built into the landscape. Itcould be incorporated into the street scene in the form of street furniture or unusual lighting. It couldcelebrate virtually anything; our children, the environment, a period of history, a political or religiousmovement or a local sports team. By being open minded, and employing a meaningful andcomprehensive strategy which seeks to involve the community, the Applicants will ensure that public artand its contribution is considered from an early stage.Vandalism poses a very real threat to public art. To best avoid vandalism it is important that the localcommunity understand their public art and have a sense of ownership so that it means something tothem. There will still be some risk of vandalism and it is worth considering whether certain types ofpublic art are more susceptible to vandalism or some locations are more susceptible. All these factorsshould be considered.• Liability & InsuranceHealth and safety around public art should always be considered. Public art should be accessible to alland safe for adults and children alike, and liability and insurance should be considered in advance of itsinstallation.• GrantsAlthough the majority of public art is funded by the developer, it is worth touching on the subject ofgrants. There are numerous charities, arts organisations and businesses who give grants to fund publicart. Often there is a lack of awareness of such grants and there are such an array that it can seemdaunting and difficult to know where to start. Many have their own criteria on who can apply and howmuch will be awarded. Often only charities or local community organisations can apply.The Applicants have researched this and can often advise local communities on suitable organisations toapproach, if they would like to apply for funding for public art in addition to that already provided as partof the development.ConclusionAlong with the government and planning authorities, the Applicants recognise the environmentsurrounding their developments as being key to success - and as part of this, public art must be a centralconsideration.The beauty of public art is that it is so versatile and accessible. These unique characteristics should betaken advantage of to ensure that creativeness is not stifled. Public art can be rural or urban; it could be49

The Expansion of Cambridge Biomedical CampusDesign and Access StatementAppendix 7 – Planning Obligations StrategyIntroductionThe ADF sets out a list of documents that are required to be submitted with the planning applications inthe Southern Fringe. This includes a Planning Obligations Strategy and section 7.1 of the ADF containsa schedule of planning obligations requirements across the Southern Fringe. This strategy will addressthese but firstly sets out other relevant planning policy and guidance on the matter.Government Policy and GuidanceCircular 05/2005The principles governing the content of a planning agreement as set out in Circular 05/2005 must besystematically followed. This means that a planning agreement:a. Should not seek obligations unless the incorporation of those obligations is essential for planningpermission to be granted. This is what is meant by the word ‘necessary’ in paragraph B8 at AnnexB.b. The obligation sought relates directly and reasonably in terms of its scale to the developmentproposed (paragraph B5).c. The obligations sought, therefore, should not be seeking to remedy existing defects in existinginfrastructure or community facilities but only to contribute, proportionately, to the impact of thescheme proposal, when objectively assessed. (Paragraph B9).d. Will conform with national and local policies that are relevant.e. As a general rule, assets or facilities intended for wider public use should be maintained, oncehanded over, by the public sector (paragraph B19).f. That aspects of the development dealt with through other legislation do not need to form part ofthe Agreement (paragraph B52).Planning Obligations Practice Guidance July 2006 – Department for Communities & LocalGovernmentThis recently published guidance aims to provide LPAs and developers with tools and methods toimprove the development, negotiation and implementation of planning obligations. The associatedmodel obligation is welcomed as a means to expedite matters.Cambridgeshire Policy and GuidanceCambridge Southern Fringe Section 106 Local Authority Negotiations ProtocolA draft S106 Protocol is currently being consulted on. This is intended to provide a framework for thenegotiation process on the Southern Fringe developments comprising Addenbrooke’s 2020 (expansionof the Cambridge Biomedical Campus), MRC, Clay Farm/Showground, Glebe Farm, TrumpingtonMeadows and Bell School. This is welcomed as providing a clear structure for communication andnegotiation and the applicants will endeavour to work with the authorities in accordance with theProtocol. However, the ultimate responsibility for S106 negotiations rests with the Local PlanningAuthority and the Protocol should not be allowed to delay the process nor to undermine the principles setout in Circular 05/05.Local PlanLocal Plan Policy 10/1 makes reference to infrastructure provision and improvements being securedthrough planning obligations. Para 10.8 of the Local Plan states that ‘Planning obligations are a keymechanism in the planning system for addressing the impact new development can have on theinfrastructure of an area. Circular 05/2005 is the current source of guidance on the use of planningobligations. The City Council’s Planning Obligations Strategy will need to be updated to reflect this andany further changes to Government policy and planning legislation’.Para 10.9 adds that the City Council has adopted the following documents as supplementary planningguidance: Planning Obligation Strategy and Area Transport Plans.Para 10.10 ‘The large-scale nature of some of the allocations identified in the Local Plan is such thatthey are likely to be required to incorporate new community infrastructure (for example schools,community facilities) for new residents in addition to addressing the impact they may have on theexisting infrastructure’.City Council Planning Obligations Strategy 2004This is useful but needs to be updated to reflect Circular 05/2005 as acknowledged in the Local Plan,and as such has limited weight. The Council is currently reviewing this and anticipates adoption byMarch 2007.Southern Corridor Area Transport Plan (SCATP) 2002It is noted that the DCLG Guidance cites these Transport Plans as a case study referring to the fact thatthey are ‘…supported by need and cost assessments and are based on the housing and commercialallocations and sustainable transport proposals contained in current and emerging local plans…. .50

The Expansion of Cambridge Biomedical CampusDesign and Access StatementThe Southern Corridor ATP is particularly referred to and it is noted that it ‘seeks to secure developercontributions towards necessary transport infrastructure. It includes trip rate estimates for a range ofdifferent uses. Any development generating 50 or more additional trips will be affected by thepolicy….Planning obligations are pooled to fund identified schemes…’The SCATP is out of date; for example it does not appear to make reference to the Addenbrooke’sAccess Road and does not reflect all of the Southern Fringe allocations as some were not proposed atthat time.Southern Fringe Area Development Framework 2006This contains a schedule of planning obligations requirements which the applicants have used as a basisto respond to as it appears to be the most comprehensive and up to date public document on this matter.The Applicants’ ApproachAt this stage, the applicants are not able to put forward a detailed proposal but intend to do so shortlyafter submission of the planning application. However this will be in the context of The Local AuthorityS106 Negotiations Protocol and particularly the S106 Coordination Group, unless this is not progressingquickly enough. Here, as a start, solutions and principles which need to be discussed and agreedbetween the parties are set out. In line with the requirements of the planning application form, theApplicants' agree to meet the Council's legal costs in negotiating the S106 obligations, up to a fair andreasonable maximum sum, to be agreed beforehand.Transportation (ADF Schedule References 8, 9, 21, 22, 23, 24, 25, 26)The Applicants anticipate that, in conjunction with the developer of the Clay Farm project, and possiblyothers, they will contribute towards the funding of the Addenbrooke’s Access Road.In the light of the substantial cost of providing this road, they do not expect to make any financialcontribution towards wider public infrastructure in the Southern Fringe. In particular, the SouthernCorridor Area Transport Plan is considered to be out of date and does not comply with the strictprovisions of Circular 05/2005. In any event, paragraph 4.2 of the SCATP specifically provides “for sitesthat provide essential public infrastructure that serves the needs of the local community, a paymenttowards the SCATP may not be appropriate”.Further contributions based on the conclusions of the Transport Assessment, and that are specifically asa result of the development, may be considered. However, it does seem that paragraphs 9 and 21 of theADF Schedule constitute a clear case of double counting and in any event, justification for a contributionto any aspect of the Cambridgeshire Guided Bus (CGB) system whether in the form of land, capital orrevenue support has not been seen, and it is noted that significant Government funding has now beenawarded.Furthermore, the applicants fail to see why additional financial contributions should be required towardsprovision of conventional bus services (paragraph 22) if a contribution has been required to the CGB.Paragraphs 24 and 26 of the ADF Schedule are self evident, although the applicants do not anticipatemaking any financial contribution towards cycle/pedestrian/equestrian improvements and linkages sincethese will be provided as part of the development. An Outline Travel Plan has been submitted with theapplication.Education (ADF Schedule References 1, 2, 3, 4, 5, 6 and 7)Not relevant to this proposal.Affordable Housing (ADF Schedule Reference 12)Local Plan Policy 5/6 requires either a financial contribution towards the provision of affordable housingoff-site or provision on-site. If the employers of staff recognised as key workers can demonstrate thatthey are providing or contributing towards the provision of key worker housing for their staff, this willsatisfy the affordable housing requirement of this policy only where the employment development is tobe occupied by that employer.The Local Plan 2006 indicates that approximately 3320 dwellings houses are to be provided within theSouthern Fringe. This will, in accordance with Local Plan Policy 5/5 include a significant element ofaffordable, including key worker, housing. Clay Farm in particular will provide a significant element inclose proximity to Addenbrooke’s.No housing is included with the proposed development. Cambridge University Hospitals NHSFoundation Trust provides on-site residential accommodation for staff and this satisfies the policy as faras the clinical element if the development is concerned. At this stage the applicants are not able to putforward anything further, particularly in the absence of the Supplementary Planning Document referredto in Local Plan Policy 5/6.Open Space/Public Realm (ADF Schedule References 14, 15, 16, 32 and 33)The planning application includes significant areas of public realm – a circus, boulevard and piazza. Thecircus in particular will provide an excellent open space of a size and type not normally found indevelopments of this nature, and providing opportunity for informal recreation very close to theworkplace. The open spaces will also offer convenient recreation opportunities for hospital patients and51

The Expansion of Cambridge Biomedical CampusDesign and Access Statementvisitors too. It is envisaged that a management company will be established and it would withresponsibility for maintenance, but clearly details will need to be agreed with the Council.In addition, the development is directly adjacent to the ‘green corridor’ which is a public open spacebeing provided by the Clay Farm development and this will be easily accessible from the CBC site.The applicants are not expecting to make contributions to wider provision.Household Waste Recycling Centre and Bulking Up/Waste Transfer Facility (ADF ScheduleReference 10&11)It is known that the County Council is searching for a suitable site for a HWRC in the Southern Fringe butthis may not be formally agreed until the Waste Plan is adopted in 2009. A financial contribution isinappropriate in the light of Circular 05/2005.Community Facilities (ADF Schedule Reference 17)Not relevant to this proposal.Public Art (ADF Schedule Reference 36)The Supplementary Planning Guidance previously adopted by the Council is noted but this has beensuperseded by Circular 05/2005. The arbitrary financial approach taken by the SPG is whollyinappropriate and outside the terms of the Circular. A Public Art Strategy has been submitted as part ofthe Design and Access Statement. The applicants have considerable experience of delivering public arton major development projects of this nature.Other ADF RequirementsThe following ADF Schedule references do not require any comment from us at this stage: 13, 18, 19,20, 27, 28, 29, 30, 31, 34, 35 and 37. The intention to use conditions for most of these is welcomed.ConclusionsThe applicants look forward to moving things forward in the context of The Local Authority S106Negotiations Protocol and particularly the S106 Coordination Group.52