East Barnwell, Cambridge for Cambridge Investment Partnership (Cambridge City Council and The Hill Group) with BPTW, Feilden + Mawson, Design 4 Structures, Mendick Waring Limited, IDP Group, Whitecode and Create

East Barnwell, Cambridge for Cambridge Investment Partnership (Cambridge City Council and The Hill Group) with BPTW, Feilden + Mawson, Design 4 Structures, Mendick Waring Limited, IDP Group, Whitecode and Create

 

East Barnwell marks the long-awaited renewal of a deprived and fragmented neighbourhood in northeast Cambridge. Developed through Cambridge Investment Partnership, the masterplan delivers 120 council homes, a community hub, library, pre-school, commercial units and a new public square. It tackles long-standing issues around connectivity, social infrastructure and access to open space.

 

 

Describe the context of this project, its neighbourhood and people.

 

East Barnwell sits on the eastern edge of Cambridge and has long been identified as an area in urgent need of regeneration. Although home to a strong and resilient community, The East Barnwell Framework for Change Masterplan concluded that Abbey Ward has some of the highest levels of deprivation in the city. Only 41% of homes are owned, 28% are rented from the Council, foodbank use is among the highest in Cambridge, and just 54% of residents are in full-time employment. Three local wards fall within the 30% most deprived nationally.
 
 The neighbourhood is defined by post-war suburban housing, fragmented open spaces and severance caused by major road routes. Although the wider ward contains over 116ha of protected open space, much of it is peripheral, poorly connected or dominated by vehicle routes.
 
 The Framework for Change, developed through the Government’s One Public Estate programme, identified the need for a new community heart at Newmarket Road and Barnwell Road, providing essential services and a focal point for everyday life.
 
 The proposals revitalise two key sites to create 120 council homes, a new library, community centre, pre-school, commercial units and high-quality public realm. Developed by Cambridge Investment Partnership, the masterplan has been led by BPTW, with Feilden Mawson taking the project forward from planning approval through to completion and Design 4 Structures providing structural and civil engineering. Together, the team is addressing long-standing social inequalities and environmental challenges, positioning East Barnwell as a more connected, healthy and inclusive neighbourhood.

 

Please describe your approach to this future place and its mix of uses. How will it function as a vibrant place? How does it knit into, and serve the needs of, the wider area?

 

The vision for East Barnwell is to create a true neighbourhood centre, a place where people can meet, learn, shop, play and access essential services within a short walk of home. The masterplan follows 15-minute neighbourhood principles, with community facilities arranged around a new civic square defined by the library, community hub, early-years space and local shops and services.
 
 New homes are laid out in perimeter blocks to create safe, active streets and reduce car dominance. The scheme also delivers major improvements to east–west movement, with better pedestrian and cycle links across Newmarket Road to repair long-standing severance and reconnect neighbouring communities with the wider city.
 
 The landscape strategy introduces new green corridors, varied play spaces and welcoming public areas. A SuDS-led approach manages rainfall through planted swales and infiltration features integrated into parks and streets. Careful level design also creates no-dig zones to protect important trees, strengthening the site’s character and ecological continuity.
 
 Engineering and placemaking work together throughout the design. Clear, efficient structural layouts, using regular, optimised spans, keep ground-floor spaces open and flexible for community or commercial uses. This gives buildings the ability to adapt over time as local needs evolve.
 
 Together, these elements create a connected, sociable and resilient place that strengthens local identity and supports everyday life for East Barnwell residents.

 

Please explain the governance of the project, such as its viability, purpose, motivation and any consultation and community engagement undertaken. 

 

The project is delivered through Cambridge Investment Partnership (CIP), a long-term joint venture between Cambridge City Council and The Hill Group, created to accelerate the delivery of high-quality new council homes as well as much-needed market housing. This structure ensures financial viability, long-term stewardship and an integrated approach to design, planning and community development.
 
 The East Barnwell Framework for Change was shaped through two major rounds of consultation and extensive engagement with residents, community organisations, ward members, schools, sports groups, businesses and local stakeholders. Over 1,100 online interactions and more than 100 in-person participants contributed to the vision.
 
 Key community priorities, a central community heart, safer pedestrian routes, improved facilities, new council housing and better use of open spaces, directly shaped the masterplan. The involvement of Abbey People and local voluntary groups ensures that community needs remain central to decision-making.
 
 Funding is supported by Homes England for Phase 1 and One Public Estate Brownfield Land Release Funding for Phase 2. Cambridge County Council and the Greater Cambridge Partnership contribute to transport and public realm improvements.
 
 The wider project team, including architects, engineers, landscape designers and planning consultants, work collaboratively with council teams through coordinated design reviews, technical assurance processes and Gateway-aligned workflows to ensure deliverability, sustainability and inclusive design.
 
 The result is a governance model that is robust, accountable and community-driven, ensuring East Barnwell is delivered as a socially grounded, environmentally responsible and economically sustainable future neighbourhood.