Ahead of the Oxford Cambridge Corridor Development Conference we hear exclusively from Gemma Goddard, Senior Associate at Birketts LLP, on maximising the huge potential the proposed Oxford-Cambridge infrastructure presents to the region:

 

The National Infrastructure Commission (NIC) has a vision: creating the UK’s own ’Silicon Valley’ in the form of a seamlessly connected hi-tech and knowledge powerhouse along the Cambridge – Milton Keynes – Oxford corridor. We all know this is not a new concept; the area has been the subject of numerous studies since 2003. The NIC’s own project began in 2016 and, in its own words, the area already contains some of our most productive and innovative places. However, the aspirations for nurturing the region into a real growth corridor are taking shape now, with work on developing the infrastructure to connect east to west seeming to lead the charge.
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The combined success of the integrated region (described as a ’national asset’ even in its current form as a series of fragmented hubs) will of course depend on many factors. Investment for growth and development in housing, infrastructure and commercial property will be crucial – not to mention then attracting and retaining committed business talent and functioning communities where people want to live and work. None of this can be achieved overnight, and each element will require foresight and coordination with a long-term objective of sustainability.

The corridor is currently home to some 3.3 million people. Forecasts expect population growth of 1.6 million and a demand for a million more homes by 2050. The NIC has found a lack of suitable housing (both in size and type) to be a fundamental risk to the success of the area: perhaps not surprising given that Oxford and Cambridge are two of the least affordable cities in the UK[1]. So how can we overcome this? To start with, we need a sensitive, forward-thinking and coordinated planning regime. Each of the local authorities in the region will need to be working together to realise the Government’s vision rather than working in isolation. There will be many hurdles to overcome; there are bound to be conflicts between views of what is in the best interests of an individual settlement and the aspirations of the region as a whole. But, with the majority of land in the corridor outside of Oxford and Cambridge not being constrained by Green Belt, national parks or Sites of Special Scientific Interest[2], there is clear potential for significant growth provided that the correct foundations and common goals are in place.

Cementing local and regional planning coordination cannot work in isolation to overcome a sustained shortfall in housing supply and achieve the NIC’s recommended doubling of house build rates in the area. Enabling development from a regulatory perspective must work hand-in-hand with demand in the relevant areas and seek to link places together. Significant focus will be needed on the target markets for housing and commercial property in order to achieve affordability, suitability and integration of new developments with existing settlements. Ensuring that the necessary facilities (education, medical, energy and waste, to name but a few) have capacity to withstand the increased pressure is just as important. But, fundamentally, realising the vision will rely on availability of labour, resources and materials to carry out the builds, and then create communities and businesses to take the region forwards.

So what else do we need to ensure that the area can achieve its full economic potential in a sustainable way? Commuting between Oxford and Cambridge (and places in between) has long been stifled by poor cross-country links and transport options, as past priorities have concentrated on radial links into London. Improved lateral transport options in the form of the East-West Rail and Oxford to Cambridge Expressway should unlock synergies between the settlements along the corridor as well as connecting to the rest of the country and overseas. They will also give the initiative a back bone, from which the full geographical extent of the vision can be defined.

Fully connecting the region requires a major infrastructure project spanning the next decade and beyond, but positive steps have already been taken towards reopening the East-West rail link between Oxford and Cambridge. Existing (albeit decommissioned) track is being used to reinstate connections along the first section of the railway (Oxford to Bedford), meaning those links could be operational by the early 2020s. Development of the second section (running east, from Bedford to Cambridge) will be more involved, as there are not as many existing tracks to use and land will need to be acquired along the way.

As far as other transport options are concerned, progress was made in September 2018 when Highways England announced its preferred route for the road dubbed the Oxford to Cambridge (or ’Brain-Belt’) Expressway. A full public consultation will follow this year. The announcement provoked mixed reactions, but if all goes smoothly, key elements of the road could be put in place between 2020 and 2025, with scheduled opening of the whole route in 2030.

The future economic success of the CaMKOx region is not guaranteed, and there will be periods of uncertainty for the regions involved until key decisions are made and implemented. In the face of continuing Brexit discussions, proactive projects such as this – and the lessons learned from them – will play a crucial role in Britain’s ongoing economic resilience. We are positive that, once the right planning and infrastructure foundations are laid, the region can achieve great things, and we look forward to being a part of its future.

Gemma Goddard
Senior Associate | Commercial Property | Birketts LLP | Cambridge

 

[1] According to the NIC interim report

[2] According to the NIC interim report

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