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We welcome the Secretary of State’s decision to call-in our planning application to redevelop Beehive to create a high quality, highly sustainable campus that will support UK innovation and growth. The decision acknowledges the significant economic, social, and environmental benefits of the project, factors recognised by the council and supported by several local organisations in Cambridge.

We are committed to the development and our wider ambitions to help stimulate local growth, aligned with the national agenda, and will work with the Secretary of State, the council and other stakeholders to move forward with the application.

Railpen is excited to announce the submission of updated designs for the redevelopment of the Beehive Centre, marking a significant step forward in our vision to transform the site. This submission follows the recent closure of Carpetright and represents a new era for the Beehive Centre.

The updated designs aim to revitalise the Beehive Centre, turning it into a vibrant and sustainable destination that blends modern workspace, retail, leisure, entertainment and community spaces. This redevelopment will provide substantial benefits to the local economy and community. Key features of the redevelopment include:

Public park, civic square and green spaces: Creation of a public park and a civic square, along with the planting of 290 new trees, providing new green space for relaxation and recreation.

Retail and leisure: A varied mix of shops, restaurants, and cafés that will offer diverse shopping and dining options, contributing to a lively and engaging environment.

Community and entertainment spaces: Areas dedicated to leisure and community activities, including a youth and community hub designed by local groups and a ‘Makers Lab’ in partnership with Cambridge Science Centre.

Job creation and transport improvements: More job opportunities in the neighbourhood, coupled with a multi-million-pound investment in new buses and enhancements to the cycle and walking network, promoting sustainable and active transport.

Matthew Howard, Head of Property at Railpen, explained:

“We take our responsibility for redeveloping an important site in the centre of Cambridge very seriously, and we are committed to getting the balance right with this initial outline planning application. Our updated designs reflect our dedication to ensure as many people as possible benefit from our planned investment – and we are really excited about what we are now submitting.

“We will continue to work in partnership with Cambridge City Council, and local communities, to create a great place that provides sustainable financial returns and positive societal and environmental outcomes.”

Plans for the Beehive Centre have today been unveiled.

Railpen, one of the largest pension managers in the UK, first submitted plans last year, including proposals for new retail, leisure, and community space, as well as laboratory and workspace and green public spaces. However, following a public consultation on the plans, Railpen has taken feedback on board and modified the designs.

Matthew Howard, Head of Property at Railpen, explained:

“The feedback on our original proposals was clear: most people did not object to the idea of redeveloping the Beehive Centre but felt we could make further changes to improve the proposals.

“We have listened very carefully to the feedback from all parties and worked over a considerable period of time to ensure we respond and make changes. This includes reducing the size of the proposed buildings as much as possible without compromising the feasibility of the scheme.

“We are still listening, and we are going back out to talk to residents to explain the changes before we submit a revised planning application.”

The revised plans now feature:

• A new public park roughly the same size of St Matthew’s Piece. Hive Park will be a south facing open lawn with cafés and restaurants lining it.
• There will be more trees than before with 275 to be planted. More of the existing trees will also be retained.
• There will be reduced height and massing of a number of buildings and adjusted building footprints and locations to increase separation distances between buildings and our neighbours.
• There will now also be more distance between the site and immediate neighbours on Silverwood Close, York Street, Rope Walk and St Matthew’s Gardens.
• Another feature of the revised plans is a new direct cycle / pedestrian route to improve connectivity through the site and to support Phase 2 of the Chisholm Trail.
• Around 20 new shops and leisure facilities, including a small supermarket and gym.
• Coldham’s Lane Roundabout will be upgraded, with the introduction of a new four-way junction separating pedestrians and cyclists from motor traffic, reducing the possibility of collisions or conflict.
• An Urban Greening Factor measurement to evaluate the quality and quantity of the green space provided. More commonly used in London, the measurement will, in combination with carefully selected building materials, ensure the proposals help reduce urban temperatures.

The development will also fund an additional 15 public buses per hour with a service extension to the train station, a new service to Milton Park & Ride, as well as new direct services to Cambourne and St Neots, Huntington and St Ives, Ely and Waterbeach. More than 4,200 cycle parking spaces will be created, and 460 car parking spaces – a third of which will provide electric vehicle (EV) charging.

The proposals will continue to bring much-needed social infrastructure to the area, including a youth facility, a new educational hub and ‘Makers Lab’, new skateboarding and roller-skating space and events space.

Once complete, the Beehive Centre will be home to more than 6,000 jobs, with over 2,000 of these requiring no specialist qualifications. A pioneering employment and skills plan is being developed in partnership with a wide network of community organisations to help local residents overcome barriers to employment and gain sustainable, well-paid work.

Matthew Howard added:

“There is still lots of work to do but we have always believed that a redeveloped Beehive Centre will benefit residents, workers and visitors – from more jobs in the neighbourhood and a varied mix of shops, restaurants, cafés, leisure and community spaces to significantly improved public transport provision and now a new public park.”

A drop-in public consultation event is being held at the former SCS Unit (next to Coldham’s Lane) on Cambridge Retail Park on Wednesday 17 July (12pm to 4pm) and Thursday 18 July (4pm to 7.30pm), where people can talk to the project team, and leave feedback to contribute to the design process.

An online webinar will be held on Friday 19 July, from 12pm, where the development team will be on hand to discuss the proposals. To register for the webinar or for more information, click here.

Railpen has submitted an outline planning application for the Beehive Centre redevelopment, following two years of consultation with Cambridge City Council and the local community.

The proposal, if approved by Cambridge City Council, will transform a car-dominated shopping centre at risk of decline, delivering a mix of new retail, leisure, entertainment and community spaces.

Around 20 new shops and leisure facilities are proposed, including a small supermarket and affordable gym.

Plans also include laboratory and office space for companies in the science and technology industry. The redevelopment will be surrounded by new vibrant streets, green public spaces, a public square and wetlands.

The redevelopment will provide an additional 15 buses per hour with a service extension to the train station, a new service to Milton Park & Ride, as well as new direct services to Cambourne and St Neots, Huntington and St Ives, Ely and Waterbeach. More than 4,200 cycle parking spaces will be created, and 460 car parking spaces – a third of which will provide electric vehicle charging.

The proposals will also bring much-needed social infrastructure to the area, including ‘iGlu’ – a youth facility in partnership with Cambs Youth Panel, as well as a new educational hub and ‘Makers Lab’ with Cambridge Science Centre, new skateboarding and roller skating space with Cam Skate, and a Community Pavilion and events space.

Sixteen-year-old Hollie, who is a member of Cambs Youth Panel, said: “We are so excited to be developing this iGlu as our passion is about supporting and giving opportunities to those in the young community. By creating this space in the Beehive Centre we’ll be showing everyone how essential it is that teenagers feel welcome in open spaces.”   

Once complete, the Beehive Centre will be home to more than 6,000 jobs, with over 2,000 of these requiring no specialist qualifications. A pioneering employment and skills plan is being developed in partnership with a wide network of community organisations to help local residents overcome barriers to employment and gain sustainable, well-paid work.

Explaining the Employment and Skills Strategy, Anne Bailey, co-founder and Chief Executive of Form the Future, said: “This is a unique opportunity to develop new ways of supporting skills and training opportunities for local residents, through work experience, job creation, apprenticeships, careers information and training.”

Cambridge Retail Park will continue to offer large retail space, with the addition of re-located retailers from the Beehive Centre. Discounted rents will be introduced on the Beehive Centre to support smaller retailers and Railpen is working with Indie Cambridge to support local independent businesses.

Anne Beamish, Founder of Indie Cambridge, said: “The transformation of the Beehive Centre presents one of the most exciting and significant opportunities in the city and we are really pleased to be able to showcase the many talented independent businesses from across Cambridge.”

The proposal will target BREEAM “Outstanding”, which is the highest global sustainability rating for commercial buildings.

Head of Property at Railpen, Matthew Howard, said: “The submission of an outline planning application is just the start, with lots of work still to be done to deliver wide ranging benefits for local people – including more jobs in the neighbourhood, new community and leisure facilities, improved public transport connections and most of all a place for everyone, from any background and on any budget.

“We want to provide a development of the highest quality that also delivers on the widest range of priorities for the local community – and we are really excited about what we’re now submitting.”

“The support of Railpen shows how the benefits of investment can be shared throughout our communities. We’ve been inspired by Railpen’s openness to explore innovative new ideas, and their interest and enthusiasm to really get to know the community that they are part of in Abbey. We are looking forward to seeing the positive impact that our partnership will have on the lives of local people.”

Nicky Shepard, CEO, Abbey People

“Working in partnership with Railpen, we have a real opportunity to create a new and engaging STEM educational facility – the Makers’ Space – at the Beehive Centre where children, young people and families can get their hands on science, try stuff out and learn about STEM. This space is so desperately needed in Cambridge to spread opportunity and address inequality – and the support of Railpen will help us reach even more children, families, and communities through our hands-on approach to STEM.”

John Bull, CEO, Cambridge Science Centre

“Railpen understands the benefits of embracing skateboarding as part of the Beehive redevelopment. Skateboarding promotes creativity, perseverance and positive mental health for young people. Skaters bring life to urban environments and make them safer for all users. Cam Skate is excited by Railpen’s approach to working with the local skateboarding community and the possibilities it brings for improving skateboarding facilities in Cambridge.”

Cam Skate

“It is a great honour to work with Railpen to develop their site at the planning stage and to see that they are considering how to make their site as accessible as possible for everyone – discussions from the first focus group included adding a sensory garden in a quiet area of the site, making sure there are accessible public toilets, and how to support the neurodiverse workforce on site in the future.”

Liz Taylor, CEO Red2Green

“We are very excited to be working with Railpen to co-design a space with young women and girls at the Beehive Centre. Traditional approaches to provision for teenagers and young people (fenced pitches and BMX tracks) tend to be dominated by boys and young men. This project isn’t about painting things pink or creating separate spaces for boys and girls. But by working with young women, the Railpen team can co-design a space that is welcoming to young women, nonbinary young people and the boys and young men for whom traditional teen provision doesn’t work.”

Imogen Clark, Co-founder, Make Space for Girls