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The Cambridgeshire economy is tailored towards life sciences, but there is a shortage of floorspace needed to match the demand and for sustainable growth. Furthermore, this demand also requires high-quality, wellbeing-led labs and workspaces too. Our exciting proposals aim to maximise the potential of this underutilised site, delivering these much-needed laboratories and workspaces in a building with leading sustainability credentials.
We have spent the past seven months engaging with local residents and community groups, key stakeholders, and the local planning authority about our proposals. We would like to thank everyone who engaged with us for their time and feedback, which has helped shape the proposals.
For more information about the consultation process and how we have responded to feedback, please see here. We have now submitted the planning application, but you can still get in touch with us via the ‘Contact Us’ section of this website if you have any comments or questions.
A computer generated image showing the proposals for Vitrum by Breakthrough
As part of the planning process, you can submit comments on the planning application to the Shared Planning Service before it is determined by the Joint Development Control Committee.
We would be grateful if you would consider submitting your comments about the planning application. This can be done through the link here, which creates an email to the Council’s Planning department with the application reference, 23/01487/FUL in the subject of the email. Please add your comments and insert your name, address and postcode before sending.
You can also submit comments via the planning portal although you will be required to create or log in to an account.
Breakthrough Properties is a life science real estate development company, formed in 2019, that delivers environments that foster innovation and scientific breakthroughs. Its mission is to acquire, develop, and operate the best life science properties in leading scientific and innovation centres around the world and support research and development.
Henning Larsen are a leading Danish architecture, landscape architecture, urbanism and interior graphic, and lighting design studio. Founded in 1959, their design philosophy is centred around light and nature, always looking to the lasting impact of communities and their environment.
Feilden+Mawson have established reputations for delivering buildings designed with skill and sensitivity, combined with the highest standards. Having been founded in 1956, they work with clients who value thoughtful design and see their relationships with their clients as vital to their success.
Sphere25 deliver development through insightful planning advice. Their experienced team advises on planning strategies, submissions, and negotiations to secure planning permission.
Velocity Transport Planning is a specialist transport planning consultancy serving both public and private sector property development clients. They recognise that the relationships they form with clients and co-professionals underpins the success they have had over the last 40 years.
Buro Happold are a world-class practice of engineers, consultants and advisers. Through integrated thinking and an interconnected community of passionate experts, they create transformative outcomes for their clients and communities alike. During their 45 years of experience, they have built an extraordinary reputation for delivering creative, value-led solutions for their clients.
Townshend Landscape Architects specialise in landscape architecture since 1988. They believe in quality of life and quality of built environment are intrinsically linked and seek to re-imagine public spaces that integrate with their surroundings and are at the centre of local communities
Kanda are specialists in working with community organisations, residents, and businesses to ensure they have the opportunity to provide meaningful feedback on development proposals. They will be facilitating all community and stakeholder consultation.
Thornton Tomasetti are structural engineers who apply scientific and engineering principles to solve the world’s challenges. Whether they’re focusing on the design, construction and performance of buildings or expanding into new disciplines, they never limit themselves, applying their expertise to all types of projects across a range of industries.
The current building is failing to maximise its potential and meet the wellbeing-led needs of modern office tenants. It does not have the facilities and high-quality lab spaces that are needed in the area.
Photos taken of the current site and surrounding context
The Cambridgeshire economy is tailored towards life sciences, but there is a shortage of floorspace needed for sustained growth. There is high demand for high quality laboratory space locally. Our exciting proposals aim to maximise the potential of this underutilised site, delivering high quality, wellbeing-led labs, and workspaces in a building with leading sustainability credentials.
The site is located within NECAAP, which is a policy included in the Greater Cambridge emerging Local Plan. The NECAAP area includes 182 hectares of brownfield land in north Cambridge. The policy outlines how the area will be transformed into a new city district. Our vision has been shaped by the key NECAAP priorities:
The St John’s masterplan includes a range of office and R&D buildings, as well as a transport hub and new landscaping. We have carefully developed our design for the Vitrum Building to complement the future local context.
Vitrum by Breakthrough will be a modern and flexible workplace with a lively and inclusive community. We will deliver innovative laboratories and workspaces, with sustainable architecture that blends together with its green surroundings and promotes biodiversity.
Up to 700 new, well-paid jobs within the local area
Offering apprenticeships through the development, which will be promoted during continued engagement with local schools and educational institutions
Accessible and inclusive environment for employees and visitors
Improved cycling and pedestrian routes around the site, as well as publicly accessible landscaped areas
Development contributions will be made to help support and fund Local Authority infrastructure projects
Addressing the shortage of research and development floorspace in the local area
Increased business rates (payable to the local authority) due to the redevelopment of the site being more financially viable
Strengthening the North Cambridge research and development cluster with access to neighbouring science parks & facilities
A highly sustainable building with a focus on increasing energy efficiency, reducing carbon emissions and providing healthy workspaces
A computer generated image showing the ground floor proposals for Vitrum by Breakthrough
Our proposals have leading sustainability credentials. There will be extensive new landscaping to improve the biodiversity, and consequently the appearance, of the site.
Sustainability and wellbeing sit at the heart of our plans. This is why we are delivering a low-operational carbon building which contains generous floor to ceiling heights in order to maximise natural light, as well as amenity spaces for the building users. We have also developed a recyclable water strategy, ensuring we can harvest and re-use existing water.
Our sustainability strategy of overarching principles captures the project’s key priorities and aspirations. This ensures that the project’s sustainability achievements are not limited to those relating to targeted certifications, but rather a holistic approach that encompasses wider sustainability.
Recycling parts of the existing structure on the site
Delivering a low carbon lifecycle design, aiming for Building Research Establishment Environmental Assessment Method (BREEAM) Excellent
Reducing embodied carbon and limiting the environmental impact of the proposals is at the forefront of the design process
The design will promote healthy and active lifestyle (we are targeting Well Core certification of Gold)
Built-in climate resilience through passive design, reduced water consumption, mitigating flood risk, and reducing the urban heat island effect (occurs when natural surfaces are replaced with pavements and buildings)
The design of our proposals features an open and transparent ground floor to interact with the green spaces that surround the building, promoting wellbeing within the workplace by integrating the built and natural environments.
Providing biodiverse green infrastructure in and around the building to provide a haven for local flora and fauna
Green roofs and terraces will deliver a Biodiversity Net Gain
Indicative CGI of the future relationship between the inside and outsides spaces on the ground floor.
Promotion of active travel and healthy living, including 280 secure cycle spaces for staff and visitors
50% of car parking spaces will be electric vehicle spaces (all of the car parking spaces will have provision for the installation of EV charging equipment)
Areas for dockless bikes and e-scooters
Secure cycling parking for staff in the building and a range of cycle parking spaces, including spaces suitable for enlarged cycles
A similar level of car parking (108 spaces) to existing levels (102 spaces)
Incentivising active travel through ambitious Travel Plan targets
A key element in the design of the building’s spaces has been innovation. We are proposing workspaces with innovative layouts and increased connections between flexible labs and write-up areas. We also aim to increase opportunities for interaction between people and teams, to share knowledge and experiences. There will be a range of shared indoor and outdoor spaces, including access to nature as a workplace.
Strengthening the research and development cluster with access to neighbouring science parks & facilities.
Strengthening the research and development cluster with access to neighbouring science parks & facilities.
Strengthening the research and development cluster with access to neighbouring science parks & facilities.
We are grateful for the valuable local knowledge and intel that local residents and groups have shared with us throughout our community engagement. This has enabled us to refine the scheme and propose the best possible development of the site.
Some of the key topics raised during our community engagement included:
Community Facilities: Feedback on this subject included ideas around education on sustainable living, including energy and food waste, suggestions, which the team are exploring. Apprenticeship and educational opportunities are being considered as part of the proposals, including spaces on the ground floor aimed at strengthening collaboration between local businesses and communities through educational opportunities and events.
Height: Our original design for the site featured a maximum building height of 34 metres. However, in response to feedback, we have significantly reduced this to a maximum height of 27 metres, in line with other consented buildings also coming forward on St John’s Innovation Park.
Transport and Parking: We know some people are concerned that car parking could be displaced from the site to the local area, and we have developed our transport strategy to help avoid this. We will provide a similar level of car parking (102 spaces) to that currently in place (108 spaces) as well as electric vehicle charging and 280 cycle parking spaces. The aim of our transport strategy is to encourage more sustainable and active travel where possible, in line with local policy.
Landscaping: The landscape strategy was welcomed, with comments about the need to ensure these areas are well maintained. This is an important point, and we are proposing a range of native and semi-native trees and shrubs to improve the biodiversity and appearance of the site without extensive maintenance. We will also use an automatic irrigation system, utilising rainwater harvested onsite.
Our proposals are designed to continue the green spaces of St. Johns Innovation Park, extending them into the entrance plaza and into the foyer of the building through the transparent façade. Additionally, the surrounding landscaping a north-eastern planting belt is continued on the landscaped terraces and roofs of our proposals.
We’d like to thank everyone who took the time to provide feedback on the scheme over the past seven months. We have now submitted the planning application, but you can still get in touch with us via the ‘Contact Us’ section of this website if you have any comments or questions. The application has now been validated by the planning service and you can find it by searching for [23/01487/FUL] on the planning portal.
We are committed to ongoing engagement throughout the planning process and beyond, and we will continue liaising with local stakeholders and groups to arrange further meetings as required.
Our community engagement strategy focused on engagement with local residents, workers and stakeholders, to understand local views so feedback could be incorporated into the design process. Engagement activities have included:
By completing and submitting this questionnaire you confirm you have been provided with and read our Privacy Notice. The collection of your personal data is undertaken in accordance with the terms of our Privacy Notice. Our Privacy Notice can be downloaded at kandaconsulting.co.uk/privacy-policy
Start of pre-application process with Cambridge City Council
Ongoing engagement with local residents and community stakeholders
Public consultation in-person and via consultation website
Planning Application submitted (please note that dates beyond this point are estimates)
Determination of planning application
Construction begins on site
Construction completed
If you have any questions about the proposals, or would like to speak to a member of the team, please do not hesitate to get in touch using the contact details below or by filling in the contact form.
Email: hello@vitrumbybreakthrough.com
Phone Number: 020 3900 3676
All information you give us will be stored safely, treated confidentially, and only used in connection with this project. However, these details are not required, should you wish not to provide them.