Beehive plans raise questions over whether retail in Cambridge is being written off too soon

Retail is being written off too soon by developers rushing to turn Cambridge’s shopping centres into science and technology parks, it has been argued.

Both the Beehive shopping centre and The Grafton are earmarked for redevelopment into science and technology-led parks.

But Green Party members argue the community still values its shops.

Their comments came as it emerged that the popular Asda supermarket at the Beehive Centre may have to move to Cambridge Retail Park under redevelopment plans.

Investment company Railpen, which owns the site, says it is “working hard to explore opportunities” to retain Asda. One option is to move it across the road to Cambridge Retail Park, which is also owned by Railpen.

The Greens’ city representatives wrote to Railpen’s chief executive to tell him the current proposals for the Beehive have left “many residents” unhappy and anxious.

Elliot Tong, the party’s Abbey ward team leader, told him: “We know that shopping centres have suffered because of lockdowns and the growth of ‘showrooming’. However, Cambridge has always been one of the more attractive retail locations in the UK. As you will be aware, The Grafton shopping centre is also up for redevelopment.

“With the loss of this competition and attention to some detailed management issues, such as access and parking control, there is every opportunity to increase footfall and rental returns. Is it possible that you are writing off a fully-retail future for the Beehive too soon?

“The Beehive site shops are not just a facility for Cambridge residents. They are the preferred retail venue for a large area of the region because there is very little local competition. I am not aware that there has been any consultation with the out-of-town shopper.”

Sarah Nicmanis, the Greens’ prospective Parliamentary candidate for Cambridge, added: “Residents on low and fixed incomes from all nearby wards rely heavily on access to discounted shops. Asda’s discount groceries are also very important to this group. Asda is particularly valued by shoppers in the Abbey, Coleridge, Romsey and Petersfield areas.

“Shoppers from these areas are likely to be on foot or on a bicycle even for the main weekly shop so not only are they anxious to retain Asda but also to retain it at its current convenient location. With the current cost of living crisis, more and more local families are worried about feeding their families affordably.”

Railpen says the focus on the remaining retail space at the Beehive will be “quality not quantity”.

Matthew Howard, head of property asset management at Railpen, said: “We do not plan to make any changes to the retail park until 2025 at the earliest. The ground floor of the proposal will comprise a new local centre set within an expansive series of new open spaces; spaces that are attractive, usable and inclusive.”

He says the ‘local centre’ will include up to 20 units offering 80,000sq ft of retail and commercial space and 800 metres of store fronts. Alongside convenience retail, the units would also feature cafes, restaurants, community spaces, and leisure.

Mr Howard added: “A permanent pavilion within the heart of the development will provide space for community and cultural activities.

“We are developing a strategy for how the community spaces could be cross-subsidised so they are delivered and their long-term upkeep secured through private sector funding. This will enable even wider community benefit and maintain such facilities without public or community subsidy.”

The Greens also raised concerns about “poor” public transport services.

“There is no direct public transport from the nearest rail station, Cambridge North. There are buses from the main Cambridge station but they go through the historic centre. At peak times, this adds close to an hour to the commute. This would double the average commute time and makes it harder to recruit and retain employees,” wrote Mr Tong.

Railpen, the investment manager for the £30bn railways pension scheme, says its plans “create and support new sustainable transport infrastructure” including for cycling, walking and public transport.

Mr Howard said: “Our intention is to make this a more sustainable part of the city than it currently is, and we are working with the authorities and key stakeholders to make sure we can provide much improved sustainable transport options.”

Railpen aims to take its proposals to Cambridge City Council’s planning committee next year, with the first phase of construction completed by 2027 and the final phase by 2029. Construction is not expected to start until April 2025.

Science and technology parks have been an attractive proposition to landowners in Cambridge due to soaring demand and limited availability of commercial space, which comes at a time when traditional retail outlets have been hit by a growth in online deliveries, fuelled by the pandemic. But opponents fear that removing shops from key sites like the Beehive and Grafton areas will impact the community.

Last month, a petition was launched to save the retail area around The Grafton after a number of properties were snapped up by developers. The shopping centre itself and most of the properties in Fitzroy Street have been purchased by Trinity Investment Management and other Fitzroy Street and some Burleigh Street properties have been acquired by Brydell Partners. Both have set out plans to meet the demand for laboratory space in the city rather than maintaining the current retail uses.

Cllr Tim Bick, leader of the Liberal Democrat opposition group on Cambridge City Council, alongside fellow Lib Dem Cllr Katie Porrer, who both represent Market ward, launched the petition. The petition warns developers that the shops are an important local centre for the Kite and Brunswick areas of the city.

A new report from Savills found that investment for life science-related real estate between Cambridge and Oxford hit £1.65billion in 2022 – up by around £50million on the previous year.