 and the guests here today and those who are dewing us on the livestream. This is a special meeting of the South Cambridge District Council Planning committee called in order for us to be briefed on the proposed design guide for the expansion of the well-known campus in yn Hengston. My name is Councillor Peter Fane. I'm the chair of the committee. I'll ask those who are joining us remotely to ensure that their camera and microphone remain off unless they're addressing the committee. I won't go through all the small print we sometimes go through, I think most here. I'm fairly familiar with our procedures. Committee members present in the chair, I will now invite each of you to introduce yourselves. Before we do that, my name I think I've introduced myself. We need to just appoint a vice-chair. I've suggested that Councillor Dr Martin Khan should step in for Jeff Harvey, who is not here. Can I take that by affirmation? Can you second that chair? Thank you, seconded. Affirmation, lovely. Right. So I've introduced myself, Councillor Martin Khan. Often then we'll go around the room and introduce the councillors first, if you'll forgive us. Martin Khan, one of the councillors for Hysden and Impington. Thank you and me have also with us. Councillor Anna Bradnan, one of the members for Milton and Water Beach Ward. Good morning, Bill Handley, one of the members for the Villages of Over and Willingham and one of the planning committee. Morning, Councillor Richard Williams, member for Wittlesford Treplo Heathfield in Newton. Good morning everyone, Councillor Peter Sanford, one of the members for Caxton and Papworth Ward. Right, so I can confirm that we are quarried. Before joining on to, moving on to those who are joining us remotely, I'd just like to introduce our Democratic Services Officer Lawrence DeMarie Hoeman, who is doing the technical side as well today. Lawrence, perhaps he just introduced himself. Thank you very much, chair. Good morning everyone, Lawrence DeMarie Hoeman and I'm the Democratic Services Officer for the Planning Committee. I'll introduce other officers in a minute, but before we do that, I just want to introduce, identify and introduce those joining us remotely. I won't, Lawrence has a list of them for us. Right, so we have Councillor Ariel Kahn joining us. You'd like to introduce yourself, Councillor, if possible. Are you with us, Ariel? Yes, I'm here. Councillor Ariel Kahn for Horsley and Cumberton Ward. Thank you. And our other regular committee member with us today online is Councillor Heather Williams. Good morning, chair. Good morning, members. Heather Williams, I represent the Mordans Ward. From our substitute today, we have Councillor Brian Mills. Good morning, Brian Mills, one of the members for Sawson Ward. Councillor Dr Lisa Redrup. Oh, is that working? Hi, good morning. Hi, I'm Lisa Redrup, one of the members for Harston and Cumberton Ward. Thank you. Councillor Sue Ellington. Good morning. Sue Ellington, Councillor for Swayse Ward. Thank you. And we're also joined by the local member for this application, Councillor Peter McDonald. Yes, good morning everybody. I'm Peter McDonald, and both the district and the county councillor covers covering the area. Thank you. Thank you, members. Chair, it's back to you. Thank you. And we have some officers with us in the Chamber today, Vanessa Blaine, who's our senior planning lawyer. Good morning, everyone. Yes, Vanessa Blaine, regular advisory committee. And James Tipping, who's the principal planning officer. Good morning, all. Yes, James Tipping, principal planning officer. Usual rules apply. If any member leaves the meeting, would they please let me or Vice-Chair know, so it will be recorded in the minutes. Given the scheduled length of this meeting, I'm not proposing we take any breaks, but we'll see signal if required. The agenda for this meeting was published on 11 May, but there are no accompanying reports. Again, a few formalities. Laurence, any apologies for today's meeting? Yes, thank you, Chair. We have a number of apologies today. So we've received apologies from councillors Henry Batchelor, Toomey Hawkins, William Jackson Woods, and that's it. Thank you. And perhaps we could add apologies from councillor Jeff Harvey. Declaration of Interest, item three. Any members have interests to declare in relation to the business of today's meeting? I see no declarations. Thank you. So to the main business, the design guide briefing. This is our substantial item of business today. The briefing on the proposed design guide for the expansion of the Welcome Genome Campus in Hengston. And before we hear the briefing, I just want to ask our senior planning lawyer to give a few words of advice and caution. Thank you, Chair. Members, I know you'll know this, but just to confirm this briefing today is to bring you up to date with the progress of the development so far and to provide you with factual information on the proposed design guide. Members will of course want to keep any questions following the briefing to open questions and refrain from making statements that could be interpreted as bias or influencing the proposed design guide. If anyone's got any questions, please let me know. So an important warning for members there. Thank you, Vanessa. So I'm not going to hand over to our principal planner James Tipping to give a brief introduction, and then I will invite James Tipping to introduce the item. Thank you, Chair. Yes, so this briefing has been arranged for members to receive a presentation on the design guide for the Welcome Genome Campus in Hengston. So I'm going to hand over to James Tipping to introduce the item. Thank you, Chair. Yes, so this briefing has been arranged for members to receive a presentation on the design guide for the Welcome Genome Campus expansion and is part of the pre-application process. The expansion of the genome campus is a major development. Can I just bring your microphone a little closer please? It's a sort of... I'll start again. Yes, so this briefing has been arranged for members to receive a presentation on the design guide for the Welcome Genome Campus expansion and is part of the pre-application process. The expansion of the genome campus is a major development and is of national significance, being granted outline planning consent in the planning committee back in December 2020. The design guide is a requirement under condition 21 of the outline planning commission. Given the scale of the development, it's considered appropriate for the design guide to be determined at planning committee once the document has been formally submitted for determination. So turning to the presentation itself, the design guide will be presented by Nigel Hughel and Caroline Foster of Urban and Civic, Julia Foster and Helen Pearson-Flett of David... Sorry, it's my mic, I'm working. Sorry. Tony Meeson of Wilkerson Architects and Andrew Thornhill of Churchman, Thornhill Funch. Thank you, Chair. Thank you very much for that. So who's going to lead off the presentation here? Lawrence will come and set you off in a moment. Okay, sorry about that, Chair. So I'm Nigel Hughel, I'm the founder and the chief executive of Urban and Civic. We're probably better known, certainly, for example, to Councillor Bradman for the development which we're doing at the moment. We're probably better known, certainly, for example, to Councillor Bradman for the development which we're doing in partnership with the Ministry of Defence at Waterbeach, where progress is considerable and some members will have been unseen and that commitment to sustainability, which is something we'll talk about today, which is part of the DNA of Urban and Civic, is very evident at Waterbeach. But the reason for addressing your question specifically is that two years ago Urban and Civic, which was previously a public company, was bought by the Welcome Trust. So we're now part of the Welcome Family and we are undertaking the development, not really on behalf of Welcome Trust, we are, as I say, it's one entity and so the commitments that you will see in the design guide are from both Welcome Trust and from Urban and Civic, so we have that mutual symbiotic relationship which strengthens up and I hope gives further confidence to the committee in relation to the strength of those commitments and the purposefulness that we are going about things. I'm not going to go for long, it's a pretty dry document that you have enlivened by, as was said, two Fosters, Caroline on my right and Julia on my left who will do the presentation, but I just wanted to be here to start just to say that it was very clear as to the level of undertaking being made by both Welcome and by Urban and Civic. I just wanted to endorse that from the outset and there was a press release made a couple of weeks ago in which we as Welcome and Urban and Civic committed to spending several hundred million pounds in the quite short order. James knows that it's pretty fast at the pace but we are absolutely determined that it will be the best that it can be and this design guide is part of that process so with that I don't hand over to you. I don't know who's going to move the slides on, thank you Tony. So I won't spend too long on this, as has already been explained, we're going to run through essentially the role of this document within the planning process and the content of this document in an effort to... Could you just say who you are? Of course, I'm Julia Foster from David Lock Associates with a planning consultant supporting Urban and Civic and Welcome on this application. So we're going to run through the content of this document and give you a flavour of what it's about. It's going to be pretty difficult for you to get your heads around it. It's a long document, it's a detailed document, it's got a lot of imagery in it, it's got a lot of word count too so we really want to orientate you in preparation for receiving this document and considering it formally. Do you want to move on? Am I allowed to say next slide please? So just as a reminder and I'm sure a number of you were involved, outline planning permission was granted for the expansion of the genome campus in 2020 and that outline planning permission provides for 150,000 square metres of employment use primarily targeted at the specifics of the science which goes on on that site, the laboratory facilities that support the activity of the Wellcome Trust. A range of uses support that primary function including 1500 homes which through the Section 106 agreement are dedicated to the employees on that site so these are not normal market dwellings, there is a mechanism to maintain their occupation in relation to the site and then a range of other supporting uses in infrastructure that you would expect through the community and the development of this scale including provision for primary school and various other leisure and support facilities. There are three development areas identified in that outline planning permission and a lot of the conditions and the structure of the consent relate to different activities in those three development areas so down left hand side bottom of the site to the left to the west of the A1301, oh thank you there's a little pointer, there is a small area which is for the completion of the existing campus area essentially, you'll know you may well have been involved in the building that's underway and under construction at the moment which is the first part of that completion but we're primarily focused today on the remainder, the larger triangular expansion land which has two development areas within it DA1 and DA3 as referred to in the consent which are the red areas on this composite parameter plan for that outline consent. Thank you Tony. So just starting to give you a bit of a flavour of where we were and where we now are considerable work has been done by the design team led by Tony and Andrew who will introduce themselves in just a moment to evolve the proposals that were illustrated as part of that outline consent. On the left hand side there the smaller plan is the illustrative master plan submitted in support of the outline planning permission and that has evolved through the work we've been doing over the last year or so into the new master plan which is sitting there on the right hand side the larger plan. It's very much in the vein of what was proposed at that early stage of outline but there have been some important progressions and evolutions of that plan and I'm just going to take a moment to work through those. The plans that were originally submitted in support of the outline assumed that the A1301 obviously a major corridor of movement through the site would have development right up to its edge and would become an integrated part of the development. We have moved away from that approach and actually moved the development away from the corridor and introduced proposals for a really landscaped approach to the A1301 corridor and Andrew will talk a little bit more about that later. The green which is a focal point for the expansion land has been shifted south slightly on the original master plan. It was sitting slightly further north than shown on the plan here and that's really part of the landscape strategy again in terms of building a stronger relationship across the corridor in terms of a landscape framework which relates to the historic landscape around Hingston Hall visual connection between the two sides of the campus and that supports a different approach to connectivity across from the east to the west across the A1301 which we're going to spend a little bit of time on today. We've also done some other important work to establish where key uses are going to sit within the overall master plan one of which is the school which is now positioned where the marker is shown there on a central green corridor within the site and we've also moved the primary sports facilities which include a floodlit pitch over on the eastern boundary where it will cause less impact upon existing residential areas in the village of Hingston particular. Next one please Tony. So this draws out of these key moves, these key changes from the original parameter plan on the left hand side just to highlight on the right hand side that where we've made those changes we've shifted the green, we've introduced a new movement network and we've slightly changed the approach to the 1301. We're not radically different from what was originally conceived but you can see there is some minor adjustments to some of the key lines on the plan there and that's all explained in the guide so you'll be able to trace the evolution of the plan through looking at the opening sections of the guide. Thank you Tony. We thought it was probably worth just taking a moment to set the scene a little bit in terms of what's going on in addition and around the guide because the guide is an important document for bringing the whole of the site-wide ambitions for the campus together but in order to facilitate that and make sure that we've got all the jigsaw pieces in place we've also been doing some other work which falls out of the conditions attached to the outline consent and means we catch up on some of the key infrastructure elements before we understand the implications of the guide more widely. So we've done work to bring forward detailed proposals for the 1301 corridor. You may well have seen and been involved in the applications that are on the books for those. We've also brought forward detailed proposals for two bridges to connect the two sides of the campus across the A1301. The outline had assumed a particular approach to crossing the A1301 which was focused on a grade crossing that's been evolved through this work to have two primary points of connection for pedestrian and cycle movement across two bridges and that's an integral part of the scheme that we're going to explain through the guide today. Bringing forward a planning application for those at this point which were not part of the outline means we can then take the guide forward bringing together the bridge application of 1301 and each of the elements of the plan now being brought forward. We're also now beginning to think ahead to what follows from approval of the guide in terms of how we deliver the first stages of development and anticipating and you will receive an application package which deals with substantial elements of the infrastructure, the framework for development. Much as you will have seen at Water Beach or other urban and civic sites, there'll be an application which deals with the green, grey and blue as we call it, all of the landscape elements for the first phases, the primary movement network, roads for the paths etc and deals with drainage and other key elements that means that sites are ready to roll for the first phases of development. If you can just move forward Tony, there's a plan which gives a little bit of a sense of what that means on the site so as you might expect we're essentially working our way out from the point of connection to the existing campus in the 1301 so you will see the arc, the red arc of the green in the middle there and adjacent to that you will see the anticipated first development area which is sitting just to the north, the purple areas that's where the first buildings will be located and around that a network of routes will sit within those corridors identified red and the two key bridge connections are coming across the yellow 1301 from the landscaped area in the existing campus to connect northern edge adjacent to that purple zone and at the southern edge from the existing campus area and entrance location you'll be familiar with so we'll come back to that in a little bit more detail as we move on. We have a little animation just to orientate you in terms of those key elements which I think it's going to be a little bit clunky I think just because of the delay on the on the wi-fi so please imagine this running very smoothly as you wind your way through so we're coming down onto the 1301 you can see ahead of you the southern bridge on the left hand side is the existing campus and as a new boundary feature to that campus there is what we're describing as a serpentine wall which picks up the old fence line and substantially upgrades it and then we travel north up the 1301 under a second bridge and then we're pulling out from that bridge to look at the green and those first buildings will be the ones on the left hand side of the screen there. I won't steal all of the thunder for Tony and Andrew to describe some of the lovely elements associated with the green and the way we're addressing movement and car parking we'll come back to that a little later so just pulling out and it's a little unfortunate you can't read the labels on this but this is the the master plan which will sit at the front of the guide and really sets the ambition for the delivery of the scheme which will will meet welcomes needs and meet the ambitions to to really transform the existing campus into a into a true science community and I know Nigel will probably want to say a little bit more about that as we move through the presentation there are a number of of elements to that which we're going to talk about some of them today but you'll have to have to bear with us on some of the detail but we just to give you a broad feel for the the broad disposition of land uses you have the primary science functions clustered in that arc around the green adjacent to the 1301 in the existing campus you have to the southern part of the site which is actually just to confuse you on the eastern eastern edge of this plan on the right there further large scale commercial activities and critically some of the support functions which will allow those science activities to take place so that's where some of the car parking and the utility infrastructure data centre all those sorts of uses are located and then wending their way north towards the top of this plan we have the residential areas incorporating the school and extensive landscape which are in the two fingers which head north from from the core of the science area and we'll come come back to that again later just in the foreground it's worth saying that you can see those rows of trees which which made up a a little odd compared to the previous master plan which had open fields in those locations we're introducing the concept of agroforestry there and again Andrew will come back to the detail of that later so I think we can move on Caroline I think you just want to say a few words about the sustainability principles underpinning. Caroline welcome we of course many of us have met you before but if you would again just introduce yourself. Thank you Chair and I'm Caroline Foster I'm the development director for Irvine Civic leading the campus expansion project. Thank you and thanks Julia. I guess just to start by saying welcome place and especially high priority on sustainability on this development and as you can see they've adopted a target to reach net zero carbon for their entire investment portfolio by 2050 and you know through the guide when you receive it you'll see that Irvine Civic has actually established stretch targets to to surpass policy for this development and we've actually developed our own internal toolkits to make sure that we are monitoring and reporting data at every step of the development to make sure that we are on track to achieve these targets. Some of the key targets that you can see on the screen up front of you also surpass the outline planning requirements we will have or electric buildings decarbonisation and renewable energy we'll use an ambient loop to share to share heat across the buildings with ground source heat pumps and solar pv panels as well. We've introduced as Julia said an agroforestry scheme a tree retention scheme and our biodiversity net gain target has actually increased from the outline consent which was a target of 10% in our design guide we're already committing to increasing that minimum target to 25%. I think if we just go to the next slide so I was it's low no problem and or again you can't see this the detail on the screen obviously but I think in summary our approach to sustainability here is is not just to minimise the environmental impact of the development it's it's about actively improving the the environment and really making it a new community from from day one and making sure that we do this in the right way so working with local residents local villages making sure that we're focused on sustainable travel hubs active travel routes for the community to use and the school that sits in a car free zone just we did at Water Beach making sure that we create a safe space for children getting to the school and I won't go through all of these because they're quite difficult to see so we'll keep moving on thanks Tony. Just as a very brief update on where we are Julia mentioned the the bridge applications so we have revised the design to remove those upgrade crossings creating these safer routes across two landscape bridges thinking about the movement network to ensure that reaches into the wider community and the local villages and we are we have brought forward the Thornton building reserve matters that is now coming out of the ground already that's on the existing campus and alongside about seven acres of new landscaping beside that and we have done all the archaeology and usual pre-commencement conditions and and strategies that you would expect to be destroyed and submitted at this stage and I think one of the I think we'll keep going if that's okay Tony. One of the most important things that we really focused on especially when we came to site since our involvement about a year or two ago is looking at how we protect the views for the local community from day one and as you can see here we have very specifically 919 trees that have actually been translocated that I know that Andrew will talk a little bit more about but to make sure that we are protecting the views for Hinkston Village from day one and planting another thousand plus trees beside that so that's all work already underway and just to make sure that we're setting the scene and thinking about our local community and perhaps Andrew you can talk a little bit more about the tree and the plant trees and planting. Good morning Andrew Thornhill landscape architect for the project and thank you Caroline so just to say and broaden what we've been doing over the last four months so as Caroline described there are 919 trees that have been translocated that these trees vary in size from four to five metres up to some of them in excess of eight metres in height so it's been a significant undertaking and what that has done is actually established immediately the landscape mitigation that was set out under the outline consent and I think it really does speak of the commitment that Urban and Civic have bring into this project and that was possible by allowing us to evaluate the assets at the wrong site when we arrived to the project so looking at the woodland belt that was planted under a woodland grant scheme some 20 years ago provided the optimum size trees to to enable that transplantation and we'll continue to use them as a resource and as the project progresses so wherever we can we're going to be using the trees that have been growing on the site already and then supplementing them with many thousands more as well to achieve the biodiversity making. We have an image here to illustrate what's happened so this is looking at the northernmost section of the westland woodland there's a detention basin that forms some of the early groundworks for the sod system that has been integrated into the scheme and you can see there the scale of planting so they'll be supplemented with younger trees to create a more layered woodland and so we have multi-age specimens developing. Thank you. Thanks Andrew. I'm really not going to spend too long on the next few slides because it's this is the tedious bit but the outline planning commission uh the conditions required two forms of documents to be produced before we move on to reserve matters applications. One's a development area brief and one is a design guide and there's quite a bit of flexibility in the way those conditions are framed as to how we use those documents to help the process. So I just wanted to get across to you today that we we have in consultation with the officers elevated the design guide to be the kind of site-wide framework for the development as a whole come back to what that means in a moment in terms of its content and then we're going to use development briefs for smaller parts of the site as we begin to do the detailed design and we can anticipate what's going to come forward. So if you can get into your minds that the design guide is kind of an overarching umbrella document to really drive the quality and the ambition for the scheme as a whole and then the area briefs will be the mechanism to coordinate development in detail how bad buildings and landscaping and movement will come together in smaller parts of the site. I think we can probably move on a couple of slides Tony and I'll pick up these things in the content of the document. So it's probably just worth saying as well that this approach is really helpful to delivery and it's kind of a tried and tested approach that you and see have used so we have this framework that comes from looking at the site as a whole that means we can leave lots of flexibility around what happens in individual development parcels and because we don't know exactly what the needs of the science community are going to be, what the nature of those buildings are going to be, what the mix of uses actually is going to end up because we're responding to a very dynamic sector. We've got lots of flexibility to come back to those through the development briefs and through the reserve matters that are later date so it's a good delivery tool from a from a delivery financial point of view. Thanks Tony. So just just to reinforce that point this is the cascade of material you will be seeing and will be asked to opine on so you've got your outline we've got a series of site-wide strategies that were approved as part of the outline things like drainage strategy and then you will have this site-wide design guide coordinating across the site as a whole then individual development briefs alongside reserve matters applications and then we'll get on-build. Thanks Tony. Just to give you a sense of where we've been over the last year or more we've been working on this document for quite some time alongside the other elements that we've talked about, worked closely with the officers at the councils, county council and district. This document was subject to a panel review just a few weeks ago and that was a really valuable exercise and we were blessed because we were able to do that over two days rather than a few hours which is the normal approach and we got the quality panel up to Hingston and did that on-site with officers and the team so it was a very involved detailed discussion and we've yet to take on board all of their comments and feedback but it was a very constructive exercise and we've also been working hard in the community and through the formal mechanisms that have been set up to liaise with the community, we have a formal community liaison group, we've been introducing these concepts and ideas and the content of this document in principle to them and we'll be doing more of that as we bring it forward through the process. Thanks Tony. So to the document itself, it is a slightly unusual document, it's something of a hybrid of a design code that you will be familiar with and a higher level, more strategic design guide. It has a kind of a consistent structure which we've sought to adopt to make the document as accessible as possible. It has a key plan which we'll come on to in a moment which is a framework plan and that will be a compliance plan so anything that follows from this document will be expected to comply with what's set out on that plan and that provides a key to a series of sections within the document which set out requirements, again compliance requirements, these are mandatory elements which are set out as musts and shoulds as you would be familiar with from a design code but then here also quite a lot of elements are subject to a steer through guidance rather than necessarily being prescriptive to the degree that you would see in a design code. Then also lots of precedent images to give a flavour of what's anticipated and what we hope design teams will respond to as they bring forward individual elements. The document itself sets out those elements by referring back to the outline principles and objectives in blue boxes, setting new mandatory requirements in pink boxes and then using lots of illustrations and plans as you would expect to help interpret and understand those provisions. Thanks Tony. I think we can probably move on to the framework plan, I'm just conscious of time leaving plenty of opportunity for questions. You won't be able to make head and tail at this at this scale but you're going to have to take my word for it. This is quite a detailed key plan which has got a very long key attached to it so each and every component of the scheme as addressed in the guide is identified on this plan in order to use this as a reference for the content of what is quite a weighted document. So this is the spatial application of all the principles that are set out within the document. You'll need to scrutinise this in a little bit more detail when we can get a form of the document in front of you. So I'm going to hand over to Tony and Andrew to just give you a bit of a sense of the sorts of design elements that are addressed in the document and how that's been approached. Thanks Julia. I'm Tony Musson, I'm from Wilkinson Air Architects and we're the master planners for the site. So as Julia said the design guide has broken into a series of chapters focusing initially on structuring elements and the first of those is to do with the sort of foundations for the site, focusing in on landform and sustainable drainage. So the landform itself is is guided or it has a series of requirements related to it which come from the outline and they are to do with the amount of change to the existing profile of the site and also building heights across the site so that's all enshrined in the outline planning consent and so this document response to that reiterates those points and then it also explains some of the refinements to that that we've made in terms of the way the landscape has evolved around the green, lifting the level slightly to relate to the two bridges and also to conceal some below ground car parking and also the refinements to the acoustic bunds that were proposed on the eastern edge of the site along the A11 in order to make them more accessible and more sympathetic to the existing landform. So then building on that we looked at the blue and green infrastructure and set out some very clear parameters as to where each of those provisions are to be interconnected and relate to each other in order to sustain the green infrastructure that we spoke about earlier and that will be planted in the forthcoming years. So you can see here on this diagram how effectively all of the sites sustainable urban drainage requirements are provided within these key blue infrastructure moves and then the plots will be able to contribute to that in terms of filtration and cleansing of the water so that the aquifer below will receive water from the site and there's no additional load placed into the surrounding network. The next slide here then gives you an example of some of the detail that's contained within the guide so this is not every section that we're going to run through but this provides you an example of how we've used a combination of illustrations, precedent images and sections to set out the the musts and the shoulds to enable this blue infrastructure to contribute to the recreational aspects of the site and also importantly the ecology as well. So rather than having purely engineered sustainable urban drainage features either very much designed with a landscape perspective in mind and then some of the sort of narrative elements such as the use of winter-borne streams which would be familiar with those people that are familiar with chalk geology emerge in the winter months and provide some animation within the landscape. So the second set of structuring elements which sit over the top of the foundations is the framework and that relates to the principal uses of the land across the site, the landscape and the movement and these really are the primary sort of structuring elements for the development as it comes forward. In relation to land use we have four principal zones the sort of inner blue light blue area is the commercial research and translation uses and these are predominant uses so there is flexibility in the guide to how these might be adapted and and to create mixed use in some of the parcels as well. Moving out and so that's focused around the green and the primary street and then moving out to predominantly residential uses in the northern parts of DA1 and in Development Area 3. The use is also within the outline consent to allow for some the sort of supporting uses to do with site infrastructure, car parking and things like that and we've located those towards the east and edge of the site and the other move that's changed slightly since outline is the sort of core integration of the school use within one of the development areas. This next slide then shows how the landscape has been set out to support those key moves in terms of where the housing and commercial space has provided. You can see here from this diagram how we have a combination of natural and semi-natural green space fringing the development and forming the eastern ridge which is the bubble that we spoke about earlier to the A11 and the western woodland which sits in between Hinkston Village and the emerging housing scheme to the north of the site. This is then augmented with some park and garden which takes more of the recreational capacity of the site and extends down into the green that we spoke about earlier and makes a positive connection to the landscape character of Hinkston Hall and the campus as it exists at the moment. We also have the retained agricultural field shown on the northeast side of this diagram and here we've been working with our client to develop the concept of agroforestry. There are some really good examples in North Cambridge that have been established over a number of years and we have the opportunity here to progress a similar model to return the land to a productive but more ecologically focused form of farming. That's very helpful. I'm very keen to ensure that we do give members a little bit of time to ask you some questions so if we could perhaps start to draw this to a conclusion that would be helpful. Sure, perhaps we'll just cover movement and then we'll forward, shall we? I think the second layer in addition to landscaper's movement and we've thought and worked with officers on a considerable kind of review of the wider movement networks so drawing in the surrounding parishes and villages and thinking about how that relates then to the new movement network that we will provide on the site. So this is a kind of heat map that shows the intensity of use and the key destinations across the movement network and a core part of that is the way that the bridges relate to connecting into the site and connecting the two different sides of the site. This little animation is quite helpful and it shows those kind of broader connections so the first consideration is the campus connections so bringing the two sides of the expanded campus together then bringing that out to the villages and the wider connectivity to the community so they can come into the site and use some of the facilities proposed including access to the school in a safe and effective way as well as some of the other wider landscape improvements across the site. And then there's also a broader connection beyond that out into the existing landscape both on the existing campus to the wetlands to the west and then also more widely into the broader landscape that will be created on the expansion land. And then the bridges themselves are as I said a core component of that connect connectivity so this is just a couple of views that show the intent and these are included in the planning application for the bridges this is the view of the northern bridge looking along the A1301. These are not standard bridges they are landscapes they have integrated landscape and planting across them. They provide a step lift and ramp access up from the existing campus and then deliver people directly into the two kind of key gateway nodes of the proposed expansion land. This is a view of the southern bridge at the bridge deck level as you come up on the ramp and looking across towards the expansion land. Yeah I thought in response to your questions you wanted to raise any at this point. Again apologies this will be a little bit jerky because of the connection but this is an animation prepared and I think what the intent of this is just to show how we are already starting to think about how the contents of the guide effect or influence what we are bringing forward as part of the first phase infrastructure and some of the planning applications which have already been submitted so this shows the A1301 corridor. Yes correct so we're coming towards the sort of centre the middle between the two roundabouts here this is turning in towards the landscape terraces which we're starting to develop as part of eastern edge of the A1301. You can see here how that level is lifted up across this this front edge of the site and we're tucking in a layer of car parking it's not really a basement it's like a sort of undercroft so that car park sits on the core of the site so it will help support the site as it develops out from that centre and then it's a very different sort of car park it has openings it's got trees planted at both levels and then you come up through some of those openings to the level of the green and into some of the landscape which Andrew and his team are starting to design a back green level you can see in the background here some of those buildings that sit around that inner arc of the centre of the site. You can also see the sense of the scale of the landscaping that's proposed on that deck that will then blend seamlessly into the green to the east side and it's proposed to have a series of 23 display gardens or lab gardens as we call for an evolving kind of horticultural display of the scientific endeavours that take place on the campus. So Chair if I can just finish off the we've spent time on the spatial elements they've I think been brought out very clearly there are two other aspects one is the which we did allude to briefly but the encouraging of the wider community and the links within that both the physical links but also this second point which is axiomatic to what we've been doing which is encouraging serendipity if you think about I mean Hingston the welcome genome campus at Hingston is literally of world is producing work of world class significance it has world class scientists there and the nature of scientific research is essentially collaborative it's not individual they work in teams so the encouragement of serendipity has been fundamental to it the people coming together have been fundamental to the way that we've approached things and it's within that you'll see it's within the design guide and one of the really strong elements which brings the two together both the broader community and the encouraging of interrelationships on the campus is within that first phase a very large health and fitness centre so we're going to build and we'll probably build the only swimming pool new swimming pool in the UK in the next five years but that swimming pool is will be heated from the data centre so there's so there is this revolve it's at all of those things we spent a lot of time with the design panel talking through those elements so when I say that it would be the best that it will that we can possibly make it this which thinking through these other broader connections and and and growing the campus in the way that it's already successful but in but as was envisaged in the original outline to consolidate the position of a world class research centre thank you very much indeed well thank you all very much for that presentation um I think at the beginning I failed to welcome Helen Pearson-Flet is that right well very welcome to be here as well you haven't had an opportunity to introduce yourself but your presence is appreciated now um before we proceed to members questions I just want to say that the the document you refer to will contain a lot more detail some of which we've seen in the notes which as you said we we couldn't read and I think you said it'll be more of a guide than a code um I just want to reassure members who are pat at home ffumbling through their inboxes we haven't seen this yet um we will no doubt see it shortly now I'm going to proceed to members questions those online will forgive me I want to take members in the room first but before I do that I'll just come to Peter Mcdonald as the local member whether you wanted to ask the first question can I just say to you and to anyone else I think you've made you a comment which would be reasonable just bear in mind the uh the wise words we had from our senior legal advisor at the start Peter did you want to go first uh thanks chair appreciate that and thanks to uh the welcome team uh and all the presentations I've I've been involved as local member in the interactions with most of the parishes so certainly with pinkstone I think with Duxford with Eccleton Caroline will remember will remind me if others that I've missed so from Hingston's point of view which is the nearest community obviously this is the biggest thing that's going to happen in their community for the next 25 years um and uh although it's not directly related to the design guide and and therefore it's probably not appropriate for today um obviously this is a construction program that is going to take place over 10 years um and and so there are things both with my county hat on and the district hat on that I have to think about you know for the local community as that process moves forward but coming back to the the design guide I think you know I've been involved in the jet station um leading up to outline planning permission and then to this stage I think many elements of the design guide are are very high standard they're very innovative when we look at the 1301 the village the Hingston in particular just have concern about the two bridges why why are two bridges necessary I'm sure Caroline and the team would say because that's because of the size of the site um and the requirement to have a northern and a southern access because part of the I think the northern access is is um bringing people to the site essentially from the residential development and the southern bridge is largely from the community centre and some of the other buildings on the on the southern part of the site um so I think that the uh welcomes to be complemented on what it's done in terms of the tree movement um was it 919 did I remember the number correctly it's a pretty huge number and um you know they're big they're going to be congratulated I think on that I'm sure all of you in the room you know going forward will have questions around sustainability especially with water because it's a huge site and I know that the team have given that quite a bit of thought and there were a lot of questions on that from the local parishes the local communities here um I think the final thing to say is that you know overall the community does welcome what the campus is trying to do it's aware of as Nigel said the world-class work that is that is going on there and they are very keen you know as much as possible to participate and support uh as so long as they're you know kept informed during the process um and a couple of other things but I'd like to pause there if that's okay chair and then maybe come back later on thank you peter that's fine I'd just to say that of course you're speaking as local member therefore have a little more flexibility in what you say than those of us who anticipate being a member of the planning committee in due course did you want to comment any of your team on what peter mcdonald has just said good okay well then I will move first two questions in the room and I have here uh the the order I think will be councillor Anna Bradnham councillor dr Richard Williams and uh then councillor Martin Khan um if I could ask members to keep their questions fairly brief if possible thank you councillor Bradnham thank thank you chair and thank you very much to the whole team for giving us a very interesting presentation um so I at the moment have around about four questions but um the first one is if this design code is it's a combination of guidance and mandatory requirements I wanted to understand oh what is your understanding about what weights that will carry in planning terms in due course and appreciate it's your guidance for how you commence and plan the strategy for the site but I wanted to understand will it carry any weight in planning terms um on a more looking at the design of the arrangements um you know I welcome that um sorry what I wanted to ask was will the arc which you've described as the green be able to be used for any kind of community activity or if not where will community activity for the residents of this new development have their community space um it became apparent that the two bridges that you've planned are landscapes so clearly there for walking and cycling but obviously there was a further crossing of the a 1301 which um went into the undercroft car park and I just wanted to understand um what um what consideration has been given to the transport network in that area with regard to um that crossing because it looked in your plan like an upgrade crossing but I wonder whether given that that's a very busy road whether there might need to be some traffic management there um and the fourth thing for the time being was the translocated trees I just wanted to ask given that those some of those must have been translocated during summer 2022 I just wondered imagine not all of them will have survived because it was so hot and dry I just wondered will you have an ongoing program of replacement of those thank you okay well I think I'll start with the easy one in relation to the green that's absolutely designed as an external space for both the campus and the broader community and in addition there are inside community facilities which are additional to the existing Hinkston provision so the answer to that is that yes and absolutely it goes to this fundamental point the green is both encouraging serendipity with the sizes but also helping bring together the broader community in the way we discussed before do you want to just do planning status yes absolutely this document will have weight within the decision making process so it's a requirement of the planning conditions on the outline that this is brought forward and approved before reserve matters and we are setting this document up to be a design tool which you and the officers will use as a check really for what comes before you following that and we will be using this document to take to design teams as part of their engagement on each of the parcels that come forward to say these are the parameters within which you must design so it's your purpose and it's written for that purpose it will be very clear that there is this cascade of approval necessary to get to reserve matters before you can you can then actually bring development forward Andrew do you just want to do translocated trees and how one can do the road yeah so on the translocated trees we started the work in November last year so we missed the summer period we've had optimum conditions so far this spring we couldn't have asked for a wetter spring and whilst we hope that the sun does come out there is a five-year management plan in place to ensure the watering and success of those trees so we're hoping for a very high success rate any that do fail will be viewed on whether or not we've maintained a screen sufficient to satisfy the planning requirements on that and then there'll be supplementary planting as required as you'd expect but we the management is intended to help ensure success on the transport side yeah absolutely so you did see obviously one upgrade crossing on that last animation that has been part of the feedback and the work we've been doing with the county council in terms of movement to keep one and there was originally actually six upgrade crossings so the introduction yes between the two round divides the outline design at six so hence the introduction of the two bridges we're conscious of the scale of development and the population of the development when fully built out which is why we have proposed two and I think in terms of wider traffic management whilst the 106 has an obligation in a couple of years time to put in some ampere we're actually accelerating that and working with the county on that scheme now as you know we've done that elsewhere we're very keen to make sure that we use that data to understand the behaviors of presidents understand our movement network and also use that data to actually make some really smart investments and understand what's working what's not working well we need to look at movement differently or further investment in public transport so yes absolutely something we're working on right now. A lot of questions for you. Yes councillor. Thank you chair that brings into mind that was why I was asking that question it's a very busy road already and this site will I know the whole purpose of putting a large residential area is to reduce the incoming and outgoing employee movements so I just wondered whether you are considering also in addition any kind of travel plan you know in order to bring other people who don't live on site into the site. Yes absolutely something we're working on transport links at the moment in the area are not great and I think there definitely needs to be wider focus on strategic transport in the area but in terms of what we can do yes the campus has a very successful bus service at the moment over 50% of their staff are currently using the buses provided so that's something we want to look at how we scale up so that we can offer it to new tenants. It's a point that was raised at the recent parish council meeting on how we can make those buses more accessible for local communities to use as well so very much something we're looking at at the moment. Before we move on to others can I just ask you to clarify maybe I've missed this the sustainable links with Whittlesford station in particular. So the connections to Whittlesford the first piece of work that we have through planning the recent planning consent is the improvement on the A1301 so once we have received technical approval from the county council at any moment we will commence works probably in the autumn maybe September October time to create new cycle pedestrian connections along the A1301 that will connect up to including a crossing on the A505 that will connect up to Whittlesford. We are also looking at a scheme that would connect and improve connectivity to the village and look at off-road connections to the campus as well. We're keen to find as many routes as possible for our staff our campus employees to connect into public transport and we certainly don't want to be building car parks here so a big focus on those connections both to Whittlesford but also to Greater Testerford as well. Councillor Dr Richard Williams. Thank you very much. Just if I can make my first comment as a local member for Whittlesford I think it would be very the parish council would be very would very much welcome hearing from you in terms of those the things you just outlined in terms of links to the station so if it would be possible to arrange a briefing for the parish council I think that would be very much appreciated. My questions are in various ways actually relating back to the transport issues I think it's already been made clear that the A1301 is a very sensitive road particularly the junction with the 505 we've had a lot of problems recently with some traffic management measures that have been put in there so that's obviously an issue of local concern but in terms of this document I was just wondering are we going to get details on the housing mix and tenure for the proposed residential housing because that's going to be quite crucial in terms of the extent to which it having the housing on the site does minimise trip generation because I mean I think you said earlier that the housing would be in some way linked to people who work at the site so I suppose the attractiveness of that housing and the mix of housing in terms of where the families can sort of live there or whether it's going to be more flats and housing for single people I think could be quite important in terms of the impact it has on on trip generation so I was just wondering if we'll get information in this document on the housing mix and a bit more on the tenure. It just in terms of on that as well mentioned a swimming pool earlier and some community facilities would they be open to local communities or would they be restricted to people with a link to the site because obviously again that's another potential trip generation issue but also an issue of you know of interest to local people given that there are no swimming pools nearby so I'd welcome a bit bit more information on that if we can get it and then just very very finely a very micro question but in terms of the green which is raised and obviously it's got the undercroft I noticed on the animation so were sort of trees and things obviously that those trees are not going to be able to set down very deep roots if there's a carpark underneath so will we get the sort of level of detail of how that area would be irrigated so it doesn't become a bit of a dry wasteland and so why don't you do the last one first and then we'll pick on the other okay so yeah so the detail that's enshrined in the guidance and is emerging in the sort of detail design study that we're doing at the moment covers exactly that point so we've ensured that we have between 800 and 1000 millimetres of soil so that's sufficient for most trees to root adequately and at the depth that they would expect to in the natural ground below that we have a sustainable urban drainage system which attenuates storm water that falls onto the site and actually holds it in place to use as a passive irrigation as well so the trees are planting will be watered from below which is the most efficient and it avoids loss through evaporation as well so we're utilizing as much of the rain water that falls on the site as we possibly can to sustain that landscape so it's a very it is a very sustainable approach and it has the right amount of soil to make it resilient to climate change as well just to reassure you on that so I'll just do your question in relation to the swimming pool and the health it is true that that technically you could see that as a trip generator but it's much more important as bringing things together to the border community it's absolutely open for community use and part of the reason for Councillor McDonnell mentioned that Kingston village should only suggest one bridge part of the reason we want two is in order to encourage walking and cycling and and those are non-car uses to what will certainly be a very considerable community attraction I think it's not just the fact there isn't a swimming pool nearby the health centre will but the health and fitness centre will be to welcome standards and I can promise you that it will be very very strong and I think it will as and it will be a part of that broader group it's both for the both for the campus and for the broader area do you still housing it yes it's an interesting aspect to the scheme because it's really quite unconventional to bring forward housing in this way and it's probably it's more akin to university student type housing in terms of the concept of how it will function in relation to the primary use we have quite a degree of flexibility in terms of the outline consent but since the work was done at that stage we know now that the housing it's going to be brought forward owned and controlled by by welcome so it won't be open market housing and that means that we can take a very specific and targeted approach to what's needed and I understand that the first housing elements will be for embal on-site at present so we know exactly what the needs are. You also said a little bit about the surveys that have already been taken on the specific nature of it. Thank you. Yes so we are carrying out surveys as Nigel mentioned to make sure that we understand the existing need on the campus so we want to make sure we get the balance right in creating a new community with family housing and but also thinking about the needs of organisations on campus like Emberley VI who have a lot of short term requirements for international visiting scientists shorter term or PhD students that are working on the campus and studying so there's a real mix of need at the moment what we're trying to do is make sure that the first the first buildings that you see you'll see in the design guide bring forward that short term mix so a mix of one and two bedroom apartments and then the next separate application will bring forward more family homes so that we start to really build that longer term community. Scatter through that of course will be our affordable housing provision set out in the outline where we have each of the different tenures which are quite interesting because they are obviously linked to income levels and also giving the opportunity for shares as well for different income levels on the on the campus implement. It's probably important to say that the document does not contain a huge amount of detail and what that mix overall all that need is likely to be so we have a degree of design specification in here to the way that the residential areas will be laid out but it will be through the development briefs that we can actually target what the needs are at that given moment depending on who's coming forward on to the site to take the commercial space and there is in the section 106 agreement there's this link between the delivery of the housing alongside the occupation of the commercial so there is that tie across to what needs actually are rather than having to try and anticipate what they are now. You have just to finish that off although clearly it's as Tuwly says not in the document there's a direct alignment in that we are able to target very specifically the needs of and here the needs of the site and therefore by definition it goes back to reducing trips because they are all for people working on the campus. Right Nick's going to ask Vice-Jack, councillor Carn to ask his question. I just to clarify what we have on the list councillor Bill Hanley, councillor Peter Sanford. Online we have now councillor Bran Milne and councillor Heather Williams. Can I just say that some may be using the chat column to put themselves in the list, we may not be monitoring that. Yes we are. Okay so councillor Carn. Okay a couple of points. I wanted to ask really about the scooters and the use of the internal movement network. I mean it's obvious that while they may not be legal on the roads they're expanding at a rapid rate and it's almost inevitable that you're going to have quite a lot of use of that. Has the system been designed in terms of use of electric and scooter type child frame as well and how do you plan to manage it? Being a private network in any case there wouldn't be the same legal restrictions that would be on a public road. So I just wonder what you thought about that. So number one. Secondly you talk about having exercise and a sports centre to get people to communicate and to join groups but there's no mention of a cultural centre or community centre cultural activities which in some ways may be easier to get people to to get people to talk to each other than actually when they're running or doing hard physical exercise and considering the market that you're going to be going for there's probably going to be quite a large interest in that. What have you thought about in terms of that in terms of your design? Certainly in the woodland regeneration the new woodlands. Visually all the woodland on site is secondary. There's an old railway line there which is unusual. It was only ever used for two years. I don't think I've known that one other temporary railway line that shortly used in the 1850s. So it's secondary woodland and there won't be this wall under growth and ground canopy on the site. What have you thought about doing that to try to do that to try and increase the interest of the woodland? Tony if you do scooters in person since the bridge then Andrew and Caroline can pick up the other question. Thanks Saitul. So yes the movement network does support a range of different types and that will be developed in further detail in the future. The size of the bridges and the size of the network is designed for both use by pedestrians and other modes of transport and there's also a network of sustainable travel hubs proposed across the site which will be the location for schemes to pick up a bike, to pick up a scooter, things like that. So there are key locations around the site to feed into that movement network. So whether you're traveling from home to work or coming into the site or whatever they're there to support that movement as well. Sorry just to pick up on that point as well so in terms of how we manage obviously as you said it will be a private management and we're working with the current estates teams to make sure that we are putting in place processes and protocols and policies and make sure that we can deliver that safely. We've spent a lot of time as Tony said looking at the sizing of routes and bridges to really encourage active travel and also thinking about you know people that have accessibility issues and challenges and making sure that our bridges could have you know a kind of golf buggy size passing each other to make sure that we're thinking about the wider community as well. So yes a lot of time is going in to making sure all of those aspects are considered. Did you want to pick up the yep on the on the existing woodland the sort of primary woodland that you described you're quite right there's an established canopy to the north cutting all of which is to be preserved within this design guidance and subsequent detailed stages. The southern cutting has a more varied structure ecologically they're both of interest and they are being supplemented by the planting proposals that you'll see set out in this design guidance so where we are looking to introduce woodland edge so we are diversifying the canopy supporting scrom planting as well so that we're really maximising the biodiversity opportunity. It's a real asset actually the north cutting I haven't realised it just two years and it was in useful but left quite a mark. Thank you. And just to pick up your final question on the community and cultural spaces as well so yes it's a short answer I get asked a lot of questions on campus already about having facilities for cultural events. We are it probably won't be in the detail of the guide and the exact location you'll see a very clear location on the illustrative master plan and the design guide highlighting the health and well-being and leisure facilities and then you'll also see the southern gateway cluster of buildings that includes some of the research and translation spaces coming forward in the first phase as part of that they'll refer to community spaces and cultural spaces so that's all forms part of the first phase as well. We are looking in detail with officers at the moment on the appropriate locations for those apsea commitment to bring it forward very early the very first buildings and alongside that looking to start the process with the Hingston Parish Council which people will know to look at the improvements to the village hall there as well so the idea is that these various community spaces will all be delivered very early in in different locations. I'll just add that the guide does encourage quite active ground floor uses around the greens of a cafe and restaurant and other things that may sit underneath those those sites and commercial activities above and as was mentioned before Andrew is very carefully designing the event space in the green so that you know we can put a marquee we can have pop-up activities going on in that space it's like the power you can get a vehicle to it to unload a marquee and all the rest of it so with a big aspect of that is actually things going on in the open spaces as much as within the buildings. Before I call councilor Bill Hanley can I just check I had intended that we would aim to wind this up about 12 30 I don't know what your availability is it looks to me as though we might have to go on a little bit a little bit after that if you're happy to do so thank you we're here for as long as you're that's appreciated um and in the usual way members will indicate it as a result they would like us to have a short break. Councilor Bill Hanley. Thank you chair um this is clearly an important point in the project um a lot more we have we've seen detail that we haven't seen before um I just wonder if you could tell us what plans you have to speak communicate with parish councils other residents wider the wider residents in Hingston other nearby settlements and indeed any excuse me anyone who might be affected by this um this project at all I think it's really important isn't it that uh you know they get the opportunity to ask questions too. I'll answer you. Sorry yes absolutely we are and we're we're um spending a lot of time with the local community so at the moment uh I think Julia mentioned earlier within the 106 there was a community needs on group that has been established that includes the four parishes of Hingston Hingston, Eglinton, Great Chesterford and Duxford so every quarter we meet with the four parishes together as well as that every quarter we have been holding I think we've done three or four now with all of the residents so we invite all um Hingston residents obviously being the closest to the development so we've been inviting everybody from the village to come and meet with us uh cautially to talk through all of these plans so we have already done a session on the design guide and what that means and the principles within the guide and we'll be doing a further page turn I think later this afternoon actually with Hingston Parish Council as well and we've also joined each of the four um parish council meetings and I think Eglinton we've been to twice now we're very uh aware of their concerns on transport so working with them on that um so so that is very much part of this we you know we've won to the local community to feel the benefit of the facilities and the amenities that we're bringing forward here as well and as well as the green space and I think another example of that is you know we know that coming up in about two weeks time we have I think about four or five weeks of of roadworks happening to create new construction access and and to do some trials and so we've been very active in in trying to communicate that we're doing door drops not just to um Hingston but also to the local village of Sauston for example because we know some of the trial hellers will go up a little bit further past that roundabout and we just want to make sure they have our contact details numbers email addresses to be able to contact us directly if there's any challenges so yeah absolutely actively trying to be part of that local community um as the campus has been for some time um but I do take the point that actually Councillor Williams raised the date that Whittlesford um we have probably announced that much time there so we're going to rectify that and come and see you all so yeah I mean always always happy to join any other events um or meetings that people feel will be beneficial. Councillor Peter Samford. Thank you chair um can I just ask for clarification on the process we're following is the guide coming before us to review and comment to approve or just to note and also will there be updates and iterations for us to look out in future please. I wonder whether that's one that perhaps I'll ask James Tipping to answer. Thank you chair um in terms of design guides the next steps is that it will be finalised over the coming weeks and then it will be formally submitted for determination and then that will be part of the consultation process. There will be I expect some amendments as part of that process as well and then it will come to members to planning committee to make determination on that particular design guide. Thank you thank you. I think that completes questions within the room for the moment and I'll move to those with us online. I have Councillor Brian Milton first and then councillor Heather Williams. I don't know whether councillor is a ridder or councillor can't aerial can't have any questions. I don't see nothing in the chat no it's not compulsory. Councillor Brian Milton. Yeah thanks for today very interesting to see the development. I was on the planning committee I think when we gave outline permission. So interested in the changes since then. I'm interested to know that you've got the agro forestry area and I wonder is that going to be used by an existing tenant farmer or is a new tenancy with somebody with that experience because obviously it's relatively new and new development I think. So interested in that. My second question was really covered by Anna Bradenham and I think I'm really interested in this tree translocation as it's such a contentious area. You'll remember with the A14 we got very few of the trees that were planted by Highways England or National Highways as they are now because there was no maintenance so I was very pleased to hear that you've got a maintenance programme for then but I'd also be quite interested in using it as a case study for wider adoption and the last one was slightly parochial. I used to have little bike trips with the family and use the path that went to the west of the site and it would come out back on to the 1301. I just wondered whether that I didn't quite catch it from the diagrams whether there was going to be a perimeter path including that existing one. Thank you. Caroline why don't you do the first one the last one first and then Andrew for the rest. Park outside the site the public right of way to the south of the existing campus. So there's a footpath that goes from the Hingston Village road junction, goes through a gate, goes alongside the railway and river and then used to come out yes on to the 1301 but obviously there's a different configuration of all that space and I just wondered whether there was an intention to do a perimeter right including that all the way around the entire site. So yes absolutely we're looking at perimeter links and leisure routes across across the development so the path that you refer to so we're looking at that obviously make sure we have the connectivity in place for Hingston Village and for the community to use that goes right through the very beautiful existing 15 acre wetlands as well and we're adding in a small pedestrian bridge as well so that people can then do a full loop around cross over the bridges and go back up and do the perimeter of the expansion as well. So we're really focused on looking at obviously those connections between you know for work from the research buildings to homes and amenities but also making sure that we get those leisure routes right so so yes absolutely. Great, I mean this goes to the point that there has been a very considerable investment by Welcome already particularly in the wetlands over the years and what we want to try and just do is build on that in the exact other way that the council has described. Yeah so if I may describe where we've got to in terms of the agroforestry concept you're quite right it is fairly novel still for existing tenant farmers. Currently the proposal set out an approach that would enable the adjoining tenant farmer who's tenancy for the land obviously expired last year as welcome to Fidon as a development site but the spacing of the agroforestry is very much designed to enable the continuation of the size of machinery that's been operating the land already and there are different models some of which split the tenancy up if you like so that the fruiting element of it the tree planting can be managed by one body and the arrow part by another if you so wish or you can choose to do it all under one umbrella with a new tenant farmer. I think the key thing here is it's very difficult for lots of tenant farmers to make that move because of the initial investment that's required whereas here we have that opportunity to give it a kick start and then again hopefully it'll provide another exemplar of where other farmers to consider in the future. Thank you thank you chair. Thank you then lastly also online we have councillor Heather Williams. Thank you chair and apologies if this has been covered I've actually dropped out through internet issues a couple of times but one thing there's two well two things really that I wanted to raise and I'm sure those of us that were on the outline application will remember well that this this decision wasn't without local residents sort of anxiety and in fact if I remember rightly it was sort of the comments were that the residents would just have to suffer given the importance of genome campus so I welcome what has been said about engagement but I do think that needs to extend further because residents shouldn't feel that they suffer as a consequence which was very much sort of off the outline it was you just going to have to get on with it sort of attitude. The other thing to remind from outline is that I appreciate these are key worker houses in some respects but they can be market sold unless that has changed so we could have some clarification as to what the timing of the cut-off because I think it was something like 16 weeks but that that's plucking off the top of my head chair and it was was a few years ago now and that after if it hadn't been somebody on site that took up the housing that it could be sold off site to somebody connected as a standard sort of housing so that in itself I appreciate it's been lots of discussion around the connectivity on site assuming everybody else but I think there does have to be adequate provision made in place of these houses are sold to people that don't work at genome campus or indeed you know lots of people's partners were so if we could have some assurances around those two topics chair I think that would that would help in progressing the project further thank you chair so let me start on that chair so the they're not really design guide issues in in relation to the cascading that it is governed by the outline planning consent what I can assure the councillor is that um from the point at which the outline consent was granted we've now obviously been able to have substantive surveys done with existing occupants on site and it's very clear that there is really substantial demand for on-site occupation and indeed the European Institute will almost certainly commit to take considerable numbers because the demand is is as apparent as perhaps wasn't clear at that time because one couldn't ask questions in a vacuum but now now that's that's very clear in relation to community consultation as Caroline said I think we are doing absolutely as much as as we can and we will continue to do that that's the urban civic way we are we are pathological about consultation and listening to people and that's as councillor might go on open with saying I think that's something that we have been doing and we'll continue up okay I can commit that we will continue to do that. Councillor Heather Williams does that answer your question insofar as we can at the stage? Yes if offices could circulate I'm just very conscious that a lot of planning committee members weren't on the committee at 2019 it might be worth having a refresher of the outline for all members given I'll say the size of the site if you could look into that please chair. Yes officers will look at providing that as part of the next stage in the process I think that concludes questions from the those online. Yes I just wondered whether councillor Peter McDonald is the principal local member I appreciate there are a number of other languages affected but I wanted a further question or comment before we come back to the room. Thanks chair just just one overall comment I think a lot of the individual questions and observations have already been made as I said at the start this is the biggest thing to happen to the community in 25 years and by the community I do mean the wider villages Caroline has engaged with with those communities. I suppose the final thing is to think about some of the nuts and bolts as we go through construction by that I mean the traffic management and the movement of traffic in that area especially around the 505 but that is something we're discussing and I know Caroline is in discussion with County on that so that's all thank you chair. Thank you and then one more question for the room and I will just put in a couple of questions myself after that I think that will probably enable us to conclude it within the next five minutes or so. Councillor Annan Brighton. Thank you chair and thank you for answering all our questions I just wanted to point out perhaps I am one of the few people who was on the planning committee in 2019 when the outline was approved and I'm also a local member for Water Beach where Urban and Civic have been delivering the new town there and I wanted to point out that at Water Beach we've had very extensive engagement from Urban and Civic with the community and with the parish and with us as local members which I very much appreciated but I just wanted to ask have there been any learnings and best practice from that? I know Urban and Civic have delivered in a number of locations but I just wanted to ask whether there's learning and best practice from the experience at Water Beach in particular that might be brought to bear in your stepping through the processes at Hengston. Thank you. Well Caroline you're absolutely the best place to answer that. Yes good and bad. Yes absolutely you know there's it's I've been five years working on the dilatament so obviously Nigel has been involved or wish me to let longer but you know it was five years of very intensive work with the local community so we've learned a lot absolutely and you know delighted to hear that you know you feel that the engagement has been at the right level so the engagement here is equally as important obviously we're trying to take our learnings from you know the car free zones at the school how we approach community how we look at creating spaces for the wider community how we manage construction traffic is something we're talking to officers now because we had a significant material import at at Water Beach and I it was so proud to say that we didn't have a single complaint despite the scale of what we were doing and it was it was absolutely working on the detail and working with you know local councillors but the local community to make sure we fully understand some of the challenges that are faced and and yeah I think there's learning in every aspect of what we do I hope that we've taken that and particularly with even the landscaping and biodiversity enhanced it even further for the campus. Thank you for that. Yes it's been very helpful to have that presentation really appreciating Mr Hugo you and all your team the effort you've put into that just in summer I think it would be fair to say that those of us who've been on the planning committee for a few years will not be surprised on your focus on community engagement. I noticed you stressed the word serendipity and you may have seen me just check in my phone to see whether that was something a concept that we are used to in terms of the NPPF and that you would appreciate it's not but it's obviously a word we're going to have to get more used to. I just wonder in closing to what extent you see and that is clearly a very important concept we can understand in relation to the scientists both welcome and others on the site to what extent you see that concept as extending to the community or communities as well. Thank you Jay it's true that serendipity doesn't form a part of the NPPF but it starts with the campus and moves out to that broader community and the reason in relation to the campus it goes back to a reference that Julia made that in a sense what is being built here is a post postgraduate place. PhD is pretty much an entry level qualification in order to and and of course that when we talk about encouraging serendipity there's been a lot of work in recent years about intra company working so you've all heard about the table tennis tables that they'd have at the bottom of the google office and all the rest of it but ours is a little different from that ours is much more like that broader academic scientific community so ours is encouraging intra company and organization and that's what happens at the moment with Sanger and EMBL they are they are very strongly reinforcing and that clustering is one that increases so the the first part is that is at that level but the if you like the scientific research the second part is actually there is quite a lot of movement as was referred to before there's quite a lot of movement in and out because of that fact it is like a postgraduate community so the socialization people getting to meet each other is really important too on campus and and so that's the second level and the third one is exactly as you described in relation to the broader community they're pulling together the sense that that is I don't want this to be finishing up as a campus and other and other plate we need to have that as a broader a broader sense a bit like universities sit within towns it's that and so that's those three levels and that's why serendipity was an unusual word is was very purposefully chosen because it describes that three-tier approach that we're adopting and and it features it does feature in the design guide and it probably it's probably the only design guide in which the word does which right well I think I don't think James to be more lesser and do you have anything to add nothing to add nothing to add that's been a very useful introduction to the documents which should come before us for the more formal stages and we look forward to engaging with you further at that stage and it only remains for me to thank you and all those who've taken part in this session very much for what I think was a very useful session thank you and as reciprocation thank you thank you all and thank you chair