Emily Grapes, senior planner, Carter Jonas
City regeneration in motion
On the East Prop Awards in June, the East Barnwell regeneration mission in Cambridge was named Future Venture of the Yr. For Carter Jonas’ Cambridge group, who’ve labored on the scheme since 2019, the popularity is greater than an accolade – it’s a well timed demonstration of how thought-about city regeneration can ship social, financial and environmental worth.
A counterpoint to Inexperienced Belt dependence
The award arrives at a big second in nationwide planning discourse. Media consideration has more and more centered on improvement within the Inexperienced Belt, and the ‘Gray Belt’ is commonly framed as the first path to assembly the federal government’s 1.5 million houses goal.
However the consideration given to the Gray Belt dangers overlooking the essential position of inner-city regeneration. Carter Jonas analysis carried out final 12 months recognized some vital challenges to constructing on the Inexperienced Belt, not least entry, landownership, and the truth that 21% of Inexperienced Belt land nationally is roofed by further environmental designations. In Cambridge, the supply of Gray Belt developable land is particularly restricted and fragmented.
With the town’s inhabitants of 150,000 forecast to doubtlessly double by 2050, regeneration of underused city areas turns into not simply fascinating however obligatory.
An extended-awaited transformation
East Barnwell, in Cambridge’s Abbey Ward, has lengthy been recognized as an space in want of funding. “It’s essentially the most disadvantaged ward within the metropolis,” explains Emily. “And regardless of being earmarked for regeneration for the reason that 2006 Native Plan, significant change hadn’t occurred till now.”
Carter Jonas was appointed by Cambridge Metropolis Council to ship a regeneration framework for East Barnwell, which was accomplished in 2019.
The neighbourhood, characterised by low-density suburban housing and poor connectivity, can be house to Cambridge United’s stadium, Coldham’s Frequent and Abbey Leisure Centre.
Demographically, East Barnwell contrasts sharply with the remainder of Cambridge. Solely 41% of houses are owner-occupied, with 28% council-owned and let. Foodbank use is the second highest within the metropolis and simply 54% of residents are in full-time employment.
Working with the Council, Carter Jonas formed a framework with three core goals: improve housing provision, improve group and leisure amenities, and enhance connectivity – notably by prioritising energetic journey and open area.
Designing for density
In June 2024, planning permission was granted unanimously for the redevelopment of two websites on both facet of Barnwell Street. The £50m scheme replaces ageing retailers, flats and underused inexperienced areas with 120 inexpensive council houses, a brand new group centre, library, pre-school, café and business premises, a landscaped central sq. and park and 92 new timber.
“This can be a main uplift in density,” says Emily. “The variety of houses on the consented websites throughout the masterplan has elevated from 18 to 120, all of that are inexpensive housing. The homes are available in a spread of sizes and embrace 4 designed for residents with disabilities. 90% are twin side and they’re gas-free, with air supply warmth pumps, MVHR air flow, inexperienced roofs and photo voltaic panels. The scheme additionally achieves 20% biodiversity web achieve – double the proportion required in nationwide coverage.
“The prevailing buildings are two-storey, have a poor relationship with the road and are surrounded by low high quality inexperienced area and parking. The brand new buildings, in distinction, are as much as six storeys excessive, and have all of the attributes of a neighborhood centre, additionally creating a visible landmark within the surrounding space.”
Public realm and social infrastructure
Crucially, the scheme reorganises underused open areas right into a central, extra enticing and practical park – changing low-quality peripheral greenspace with a coherent, secure and related panorama. “Because of the elevated density of housing, we needed to work tougher with much less area,” says John. “However what we’ve supplied is way more usable and alluring.”
The redevelopment additionally addresses a much less seen problem: social infrastructure. “Abbey Ward is the one ward in Cambridge with no pub,” says Emily. “The group centre will assist fill that hole – offering a spot for social interplay, which is a necessity in community-building.
“The brand new group centre is intentionally multi-functional, which ties right into a council coverage to rationalise provision into bigger, extra versatile amenities.”
Supply by way of partnership
The scheme has been introduced ahead by Cambridge Funding Partnership (CIP), a collaboration between Cambridge Metropolis Council and The Hill Group. It’s one in all quite a few profitable tasks that Carter Jonas has delivered as planning advisor for CIP.
“This partnership mannequin works as a result of it blends private and non-private sector strengths,” says John. “The Council is aware of its tenants and communities, Hill brings improvement supply and Carter Jonas gives the technical and planning experience.”
Notably, CIP’s tasks, together with East Barnwell, have persistently achieved planning consent first time. That is partly because of the emphasis on engagement. Session on East Barnwell started in 2019 and was appreciable, utilising workshops, drop-ins, native enterprise conferences and wider stakeholder communications. The planning software took on board suggestions about interim business preparations and the influence on open area, with detailed methods secured by situation.
Constructed-in sustainability
East Barnwell is notable not just for its social infrastructure and housing supply however for the embedded sustainability of the scheme. Along with energy-efficient houses, the event promotes energetic journey with new cycle routes, lowered parking provision and well-designed pedestrian crossings.
“The interior format actually prioritises strolling and biking,” says John. “It helps the imaginative and prescient of a 15-minute metropolis – the place residents can attain native amenities inside a brief distance. There’s a rising recognition that 15-minute cities cut back automobile dependency, enhance well being outcomes and create stronger communities, and this scheme is a superb instance of these ideas in motion.”
Classes in densification
Densification is a key theme in East Barnwell, responding to current adjustments in planning coverage. Paragraph 125 of the revised NPPF states that native authorities ought to optimise using land and embrace minimal density requirements for areas well-served by public transport. It states that planning authorities are anticipated to pursue ‘vital uplifts in density,’ notably on the town and metropolis centres, and to display that they’ve absolutely thought-about these choices earlier than proposing adjustments to Inexperienced Belt boundaries. On this context, East Barnwell turns into a textbook instance of the best way to make higher use of underutilised land throughout the city material.
“To some – together with some members of the earlier authorities – there’s a preconceived view that densification and good placemaking are incompatible,” says John. “East Barnwell proves in any other case. By planning nicely, you’ll be able to improve housing numbers, enhance design, and meet sustainability targets abruptly. By means of infill, repurposing low-value area and reconfiguring outdated websites, densification helps sustainable development whereas preserving the environmental and strategic function of Inexperienced Belt land.
“Densification additionally improves the business viability of schemes. Extra houses imply extra footfall for native companies and extra assist for group amenities. That, in flip, improves the long-term success of a regeneration mission.
“And there may be scope for elevated density in Cambridge, which is outwardly simply 15 dwellings per hectare (dph), in comparison with 55 dph in Camden and 75 in Islington.”
Planning forward for future challenges
The scheme can be forward-looking. Current figures present that metropolis major faculties all through the nation are liable to closure, largely on account of an city exodus linked to housing prices – and this dangers being a consider Cambridge.
Reasonably priced household housing in metropolis centres has develop into essential to stabilise pupil numbers, in addition to to retain key staff and the employees essential to assist future financial development. By making a big funding in inexpensive housing in East Barnwell, Cambridge is mitigating a future downside and making ready for its future growth.
Conclusion: regeneration finished proper
East Barnwell gives a obligatory steadiness to any assumption that housing targets might be met primarily by way of Inexperienced Belt launch. The rising scheme exhibits that, with the suitable partnerships, technical experience and political will, city regeneration can ship inexpensive, sustainable housing in a method that restores current communities.
Regeneration, and densification particularly, if finished nicely, is an important a part of the answer to Britain’s housing disaster. East Barnwell not solely meets immediately’s wants however anticipates tomorrow’s. That’s what makes it worthy of recognition.
