Development – Page 3 – Mill Road Bridges

Victory for Friends of St Matthew’s Piece

Image of planning proposal, with word refused superimposed — Celebratory poster. *Email* Friends.of.st.matthews.piece@gmail.com to request a copy of the poster to print out.

On Wednesday 24 March 2021, 10.00 am, deep in cyberspace, Super Matt the super squirrel defeated The Thing From Outer Space!

More prosaically Cambridge City Council’s planning committee held a virtual meeting, in which the application to build a block of student flats on St Matthew’s Piece by developers Federated Hermes was considered.

Planning Officers recommended refusal of the application, although there were certain aspects of the local plan and of planning considerations which the development would have satisfied. You can read/download the full officer report (PDF 3.3MB) here (pp187-240).

Of course Super Matt had help from all of the community and Friends of St Matthew’s Piece had massive support for their objection to these plans.

A shoutout to Val Neal who gave a good presentation at the online meeting!
Agnès Aubert, Sleaford Street, on Nextdoor

Would you be able to display Friends of St Matthew’s Piece’s new ‘Refused’ poster in your window?

If yes, please email Email Friends.of.st.matthews.piece@gmail.com to request a copy of the poster to print out. Or just smile and celebrate every time you pass one in the area! Thank you all for your crucial efforts to protect our park.

Of course, any further attempts from these (or any other) developers may emerge. The community would then choose its response.

Everyone’s support and active contributions to preserving, celebrating and protecting St Matthew’s Piece would be very welcome!
Val Neal, North Petersfield, on Nextdoor

As others have posted out, the developers could appeal or submit a modified proposal, so local residents will have to keep being vigilant.

What happens next?

The applicant now has a right of appeal to the Planning Inspectorate against our decision to refuse this application. The appeal must be lodged within 6 months of the date of this decision. In the event of an appeal being lodged, and if you have previously commented, we will notify you and forward any comments you may have made to the Planning Inspectorate.

The applicant also has the right to re-submit an amended scheme which may seek to overcome our reasons for refusal. We will notify you again if such an application is submitted.
Notification from Greater Cambridge Joint Planning to people who commented on the application

However, the redoubtable Roy Stamp strikes a positive note…

In Romsey Terrace, we found that fighting an appeal made residents more determined: the residents won in the end!
Roy Stamp, Romsey, on Nextdoor

It is difficult to second guess what this multi-national investment fund will do next.

It is possible that when they bought the site from Chard Robinson they were told, based on the previous scheme that was consulted on but was never actually submitted, that there was development potential.

At the planning committee their agent Bidwells claimed that pre application advice given by the planners at that time was positive, but this has little status as it is not binding on the Council. It is a very weak argument and I was surprised it was even mentioned.

The main problem, if they appeal, is the fairly new National Planning Policy Framework introduced by the LibDem Tory coalition government in 2012. This planning directive considerably weakened the power of local councils’ decision-making powers and introduced an overarching presumption in favour of development. It also gave more power to planning inspectors to award the applicants appeal costs adainst local councils.

This happened five years ago in Station Road where the City turned down plans for a massive office block. BrookGate won the appeal and the Council was forced to pay them £175,000. The reasons for refusal in this case by Cambridge City Council are, however, very robust and are taken from the approved local plan so we are in a strong position.

If Federated Hermes are realistic they will give up as, given the strength of feeling, the local Councillors will undoubtably put considerable funds into the defence of the Councils position at any appeal hearing.
Local activist and fount of knowledge on planning, Frank Gawthrop, South Petersfield, on Nextdoor

If you would like to join Friends of St Matthew’s Piece or assist in any of the issues raised in this blogpost, kindly hosted by Mill Road Bridges, please email Friends of St Matthew’s Piece.

Wildflowers for St Matthew’s Piece

While many of us hit the shops for last-minute lockdown supplies this week, volunteers on St Matthew’s Piece were stocking the larder for insects.

Bees and other pollinating insects are essential to the life cycle of plants. But their numbers are plunging as the amount of open land dwindles and their sources of food disappear.

Volunteers from On the Verge Cambridge and Friends of St Matthew’s Piece came together on a sunny November morning to plant the Piece with hundreds of wildflower bulbs. On the Verge Cambridge works with schools and community groups to plant wildflowers in suitable spots, so insects don’t have to fly long distances in search of food.

Ben Greig and Jo Scrivens from On the Verge Cambridge, with volunteers from Friends of St Matthew’s Piece setting up their banners before planting wildflowers

The group planted anemones, bluebells, winter aconite, wild garlic, crocuses and snakeshead fritillaries, each in a different part of the park. When the flowers bloom, they will provide a rich supply of nectar.

*Ben Greig from* On the Verge Cambridge, planting wildflowers on ST Matthew’s Piece

St Matthews’ Piece is currently threatened by developers who wish to build a large block of flats on its northern edge.

Artist’s impression of the student flats hovering over the former Howard Mallett Centre like an alien spaceship

“It’s such a beautiful place, with all its stately trees – but developers want to cut some of them down,” said Janet Wright, of Friends of St Matthew’s Piece.

“So many people come here with their children or just to take a walk. From next year on, they’ll be spotting flashes of colour as various flowers start coming up. I just hope they won’t have a block of flats looming over them.”

“Quite a few people walking through the Piece were pleased that we were planting flowers and hoped the planned development wouldn’t be allowed.”

Friends of St Matthew’s Piece can be contacted by email at friends.of.st.matthews.piece@gmail.com or followed and liked (here) on Facebook.

*Ben Greig and Jo Scrivens from* On the Verge Cambridge

Find out more about On the Verge Cambridge, here, or email Ben Greig, Alice Willitts and Jo Scrivens by email at onthevergecambridge@gmail.com.

Peace campaigner now speaks up for the Piece

She defended her country in the Second World War — now Dorothy Runnicles is defending St Matthew’s Piece.

By Janet Wright
for Friends of St Matthew’s Piece

Developers who want to build a large block of student flats on the edge of this small but well-used Petersfield park slipped a consultation document out in April, while most people were preoccupied with lockdown.

“As a former local resident, now 95, I totally reject the proposed centre,” Dorothy wrote to developers Federated Hermes, along with more than 100 local residents who also sent in their objections. Though confined to her present home in Gloucester by the pandemic, she sent her support to Friends of St Matthew’s Piece.

After her wartime service in the Royal Navy’s Fleet Air Arm, Dorothy became a pacifist, trained as a social worker and is still active in numerous community groups. In recent years she has advised the government, NHS and national charities on issues around inclusion and ageism. Due to represent the navy at the 75^th anniversary of VE Day, Dorothy was instead phoned by the Princess Royal when all events were cancelled.

A founder-member of Petersfield Area Community Trust, she has studied the results of increasing inequality, 20 years after a survey found that 10% of the Petersfield population lived below the poverty line.

“The statement ‘We’re in it together’ has to be challenged,” Dorothy told Friends of St Matthew’s Piece. “The private business world is achieving what it wants. This area has a long history of continuous development, and of losing community assets.”

Petersfield, though densely populated, has less public open space than any other ward in Cambridge.

“There are lots of people in Petersfield without gardens, some occupying one room in a house,” says Dorothy. “If people haven’t got gardens and haven’t got much money, they need free access to some open space. That’s being deliberately taken away from Petersfield.”

Click the image to learn about Super Matt’s campaign

The proposed student flats would be built above the former Howard Mallett youth centre – Dorothy notes that rates of youth offending increased after the centre was closed. Developers would also fell at least two of the mighty plane trees that are a feature of St Matthew’s Piece.

“Trees are extremely important,” says Dorothy. All the evidence shows there’s something important about the function of trees. Loss of trees is a health problem. Losing the big trees that are protecting our environment is extremely risky.”

Friends of St Matthew’s Piece can be contacted by email at friends.of.st.matthews.piece@gmail.com or followed and liked (here) on Facebook.

And see the Friends of St Matthew’s Piece campaign video…

Learn more about Dorothy on the National Development Team for Inclusion website, here.

Watch video recordings of Dorothy on Legasee – The Veterans Video Archive, here .

Super Matt says Save St Matthew’s Piece!

Friends of St Matthew’s Piece have a new supporter – Super Matt the Super Squirrel – in their campaign to protect their small Petersfield park.

Developers want to build a block of student flats that will crouch over the former Howard Mallett Centre like a spaceship landing.

The campaign’s new character Super Matt the Super Squirrel lives in one of the trees that will be destroyed if the developers get their way. He is warning neighbours in Petersfield about the threat.

And he’s urging them to sign up for the Friends of St Matthew’s Piece supporters’ email list. This will help co-ordinate community action when the developers put in their planning application.

“We want our beautiful trees, not a hulking block of flats,” says Janet Wright, of Friends of St Matthew’s Piece.

“Petersfield has less public open space than any other part of Cambridge, and very few trees. We can’t afford to lose any.”

Friends of St Matthew’s Piece can be contacted by email at friends.of.st.matthews.piece@gmail.com or followed and liked on Facebook.

This post is open for (polite) comments.
But this is not an alternative way of contacting Friends of St Matthew’s Piece!

“These images are like a nightmare”

*Image of the proposal from* the developers’ website

Friends of St Matthew’s Piece say, “The building is completely out of scale with its surroundings and shows no respects for the local community”

A proposed building that would tower over a Cambridge park is far more intrusive than developers’ illustrations show, say campaigners.
It would dominate the entire area around St Matthew’s Piece and throw neighbouring houses into deep shadow, new 3D images demonstrate.
“These images are like a nightmare,” says Janet Wright, a supporter of Friends of St Matthew’s Piece. “You can see this monstrosity crouching on top of the existing building, overshadowing ordinary little houses and filling the view from the Piece.”
Architectural projections skilfully woven into a newly released video [above] reveal the proposed student housing block, more than 19 metres tall, looming over St Matthew’s Piece. Local campaigners have likened the building, intended to house more than 100 students, to a ‘spaceship’ or ‘monster’.
“The building is completely out of scale with its surroundings and shows no respects for the local community,” says a local resident who has contributed key architectural skills to the production of this dramatic video.
The video was made for Friends of St Matthew’s Piece by Mill Road TV. It marks the 122nd anniversary of the day the park was given to local residents “for ever”. Friends of St Matthew’s Piece celebrated the anniversary (23 June) with a socially distanced gathering, while calling on other local residents to join them in protecting the Piece.
Developers Federated Hermes have not yet put in a formal planning application, but have circulated their proposals to hundreds of local residents.
Press release from Friends of St Matthew’s Piece dated 6^th July 2020

Friends of St Matthew’s Piece can be contacted on Facebook, by email on Friends.of.st.matthews.piece@gmail.com, followed on Twitter or Instagram.

See also Mill Road Bridges’s posts Residents object to St Matthew’s Piece development and Protect St Matthew’s Piece.

This post is open for (polite) comments.

Protect St Matthew’s Piece

Glenys and Dave from Friends of St Matthew’s Piece hold a celebratory banner

Friends of St Matthew’s Piece write:

Today (23 June 2020) marks 122 years since St Matthew’s Piece was given to the people of Petersfield “for the recreation of the inhabitants for ever.
Now the tranquillity of the small park is under threat from developers who want to build a large block of student flats on the northern half of the original Piece.
The pandemic means Friends of St Matthew’s Piece, who oppose the development, can’t throw an anniversary party. But a small group will gather (safely) at 3pm on 23 June to mark the day with decorations and readings.
St Matthew’s Piece was opened in 1898 specifically to provide healthy public open space in a very crowded part of Cambridge. It is needed more than ever now.
Janet Wright, FoSMP

Friends of St Matthew’s Piece can be contacted on Facebook, by email on Friends.of.st.matthews.piece@gmail.com, followed on Twitter or Instagram.

See also Mill Road Bridges’s posts Residents object to St Matthew’s Piece development and “These images are like a nightmare“.

Residents object to St Matthew’s Piece development

Friends of St Matthew’s Piece has had a massive response to their call for action against plans to build a block of student flats on the St Matthew’s Piece.

More than 100 objections flooded in to developers Federated Hermes, before the consultation closed on 18^th May.

The FoSMP leaflet (PDF) urging residents to email the developers and copy in local councillors, is hosted by Petersfield Area Community Trust, which backs the Friends’ campaign:

I make it 118 responses that I’ve been copied into – all negative, in varying degrees.
There is a significant groundswell of opinion in the local community against the development. There is already enough student accommodation in the local area and we would urge the developers to reconsider.
Petersfield councillor Mike Davey

Petersfield residents have spoken loud and clear...

The proposed building, on stilts above an existing structure, would rise 19.7 metres (nearly 65 feet) above the ground at its highest point. It would tower over surrounding terraces and the popular tree-lined public open space.
The worry now is that the developers will push ahead with this monstrous scheme anyway, or scale back only cosmetically – to something like the grotesque proposals provisionally floated and loathed back in 2014.
Friends supporter Valerie Neal.

St Matthew’s Piece April 2019, Google Maps

‘Stop development at St Matthew’s Piece and create a park’ says Cambridge PPF – report in the Cambridge Independent.

Read Cambridge Past Present & Future‘s response to the developers here (PDF).

Stay in touch with Friends of St Matthew’s Piece on Facebook follow on Twitter or Instagram, or email Friends.of.st.matthews.piece@gmail.com.

You may also wish to contact your local Cambridge City Councillors:

If you would like to email Friends of St Matthew’s Piece with your three Petersfield councillors Cc-ed, use this link.

See also Mill Road Bridges’s posts Protect St Matthew’s Piece and “These images are like a nightmare“.

You may also leave (polite) comments below this post.

Time for a Mill Road Plan?

Cambridge is renowned for quality architecture and open spaces. But are we seeing this on Mill Road’? Two recent planning applications — Mickey Flynn’s site in Petersﬁeld and The Labour Club in Romsey — both support the claim that buildings are being parachuted into the street scene without respect for the surrounding area.

Mickey Flynn’s

Recently submitted plans for this site have failed to respect the City Council’s advice that new developments should ‘Maximise the unique characteristics of the site to create a sense of identity’ and ‘Make a positive contribution to the character of the surrounding area’ (Design Guide. 2011). This site could and should be designed to enhance the surrounding area (perhaps opening onto a pavement café), but the plans only made a nod towards this option. The new proposed development rises above the pavement, while the building line comes forward towards Mill Road, reducing the existing welcome sense of space for pedestrians.

Development of this site is a one-off chance to enhance this area, bordered by one of Mill Road ’s distinctive historic buildings — the Bath House. The plans fail to recognise or add to the partial improvements made 15 years ago. These established a base-line by using high quality materials — recycled granite bollards; a special lamp column; Judas Tree; ground cover planting; and underground soakaway. The redevelopment of this former snooker hall should be the completion of this scheme — creating a ‘public square’ in Petersfield and bringing the ‘Cambridge’ quality into Mill Road. Revised plans awaited.

Romsey Labour Club

Over the bridge, plans have now sadly been approved by the City Council for the redevelopment of a piece of local social history — the Romsey Labour Club. Although ‘retaining’ the original facade, the old building will be dwarfed by a block of student flats. This mockery of the historic frontage reduces the important story that it tells about Romsey and is unsympathetic to the Conservation Area. The inappropriate use of materials shout at pedestrians, while the height will block out light from the surrounding streets.

Mill Road is at the centre of a Conservation area. No other arterial road in the city has this designation. The road’s history is central to the story of Cambridge. It is a ‘High Street’ in its own right. It serves the population of a small town in the surrounding catchment area, with the highest pedestrian footfall of any main road outside the city centre, but the City Council has no ‘Plan’ for Mill Road.

Developers exhaust planning officers and residents by first submitting applications that ignore planning guidance. They then return with plans that are marginally improved, and which are accepted. Too often plans lack aspiration and fail to reflect local knowledge. But what is built will be here for 100 years, and it is important that it is not ‘just good enough’, but ‘the best’. So, is it time to have a ‘Mill Road Plan’?

Allan Brigham