Redevelopment of the Beehive Centre in Cambridge set for refusal over residential impact

Homes neighbouring the Beehive Centre in Cambridge would be left “poorly lit, colder, and gloomier” if redevelopment plans are approved, say planners.

Officers at Cambridge City Council say the degree of harm would be “wide-ranging, significantly adverse and acutely felt” by residents on a number of streets.

They argue the proposed development would be “overly dominant and imposing” and multiple gardens would also feel “less pleasant and enjoyable”.

“The proposal does not appear to have been appropriately interfaced with its residential context in a manner befitting its location and constraints. It is directly south of many residential properties yet proposes large uncompromising buildings at great scale near rear facing gardens and habitable rooms,” officers wrote in a report to councillors.

They add: “The scale and position of the buildings would also create an oppressive visual enclosure for residents in St Matthew’s Gardens and Silverwood Close.

“Officers are of the view that the extent and level of harm that would arise in respect of residential amenity is significantly adverse to the point that the scheme should not be supported.”

The outline planning application will be heard by the council’s planning committee on Thursday, 12 February at the Guildhall.

Officers have recommended the committee refuse permission on the grounds that the development “fails to keep potential reductions in daylight and sunlight to a minimum” in St Matthew’s Gardens, Silverwood Close and other adjacent properties.

The authority received approximately 367 representations during the first, second, and third rounds of public consultation.

The application is also being objected to by Labour councillors Richard Robertson, Richard Howitt and Alex Bulat - and council leader Mike Davey.

The Better Beehive group, which is a community group which believes in a sustainable redevelopment of the centre, submitted objections around overdevelopment, unacceptable harm to the city’s skyline, inadequate infrastructure capacity and air pollution.

Railpen, the pension manager, plans to revamp the retail park into a more modern mixture of retail, leisure and community spaces, with laboratories, offices and green public space.

The proposals also include the creation of a public park and a civic square, along with the planting of 290 new trees, a varied mix of shops, restaurants, and cafés, and areas for leisure and community activities.

The application was subject to revision in September following concerns raised by officers, consultees and the public, which resulted in several changes.

However, the plans would still have a “significant adverse effect” on the Cambridge skyline and would be visible across the city.

There are also concerns about the development’s impact on the region’s water resources, with officers stating it would “significantly increase” demand. However, it’s acknowledged that this impact would not be seen for “at least six years” should planning permission be granted.

Anglian Water – which did not object – warned that the development is in the catchment of the Cambridge Water Recycling Centre, which “does not currently have capacity to treat flows from the development”.

“However, Anglian Water acknowledges that it is obligated to, in the event of planning permission being granted, accept foul flows from approved developments and would therefore, in the event of planning permission being granted, take the necessary steps to ensure there is sufficient treatment capacity at the Cambridge WRC,” it said.

Concerns have also been raised over the loss of large retail units and the existing leisure facility.

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