Labs and offices plans for former NIAB site in Cambridge are deferred

A decision on whether four new laboratory and office blocks can be built at the former NIAB site in Cambridge has been delayed.

Councillors raised concerns and are seeking further discussions with the developer, Vertex Living.

It proposes to demolish the existing buildings at the former National Institute of Agricultural Botany site, on Huntingdon Road, except for Chapter House, to make way for the new labs and offices.

Previous proposals to redevelop the site by building 291 new flats and a 202-bedroom apart-hotel were approved by councillors in 2022.

But the developer has now put forward the alternative plans, arguing it would help to create a plant science and agritech cluster, with the new NIAB site and Crop Science Centre lying opposite.

A representative told councillors on a joint committee of Cambridge city councillors and South Cambridgeshire district councillors last Wednesday (21 April) that the development would create “state-of-the-art facilities”, adding: “The site lies in a highly sustainable location in the existing urban area within a reasonable walk or a very easy cycle of the city centre.

“The use would provide good quality jobs close to an existing and expanding residential population, increasing the potential for people to live close to where they work and so minimise unnecessary car journeys.”

The representative recognised concerns from the councils’ urban design team over the ‘boxey’ appearance, after officers expressed a preference for a design similar to that of the previous proposed residential development.

But the developer noted that the new plans were not for homes and would need to accommodate a range of laboratory and office space.

The representative said: “The interiors must be sufficiently flexible to cater to the differing needs and the size of future occupiers.

“That does not of course mean buildings should be of a poor design quality. The proposed external appearance and landscaping of the buildings are matters which are reserved for future consideration.

“The applicant intends to work closely with the officers to develop facade designs that will include variation in depth and utilise high quality materials appropriate for the location and the intended use.”

Neighbours called for the developer to use the redevelopment to address issues at Howes Place.

Neal Jennion, speaking on behalf of people living in Howes Place, the road beside the proposed development, said residents preferred the plans for an office and laboratory development, rather than the flats and hotel.

However, he said the development would still cause some harm to the conservation area.

Mr Jennion highlighted that Chapter House has already been converted into 68 flats, and that an access to these flats had been created from Howes Place.

He said this causes harm to the “special character and amenity of Howes Place conservation area”, highlighting the increased number of people and deliveries going to the flats.

Mr Jennion asked for planning conditions to address the concerns, including for the Chapter House access to be relocated to Lawrence Weaver Road.

Planning officers did not think it would be possible to add a condition requiring the Chapter House access to be moved, as it is an existing access and not part of the current development. It could therefore be considered “unreasonable” and could be appealed by the developer.

However, Cllr Dr Tumi Hawkins noted the description of the development mentioned access to Chapter House and said the application was an opportunity to address neighbours’ concerns. She argued councillors would “not be doing [their] jobs” if they did not take it and asked for the decision to be deferred.

Officers agreed to talk to developers to “explore the potential for Howes Place access arrangements” to be changed.

Cllr Martin Smart thought it was a “bad scheme” and felt it would still be a “bad scheme” after it came back to councillors.

But a majority of councillors agreed to defer the application.