The Greater Cambridge Development Corporation (Establishment) Order 2026

Matthew Pennycook Excerpts

Wednesday 8th July 2026 General Committees

[The Chair]

Given the heatwave that we are experiencing, I am happy to give blanket dispensation on the jacket rule, so Members can take them off if they so wish.

[The Minister for Housing and Planning (Matthew Pennycook)]

I beg to move,

That the Committee has considered the Greater Cambridge Development Corporation (Establishment) Order 2026.

It is a pleasure to serve with you in the Chair, Dr Huq. The order was laid before the House on 4 June. It will establish a centrally led urban development corporation in greater Cambridge, pursuant to the Local Government, Planning and Land Act 1980, which provides that the Secretary of State may designate an urban development area only when they are of the opinion that it is expedient and in the national interest, and following a public consultation.

As the Committee will be aware, the economic growth of Cambridge over recent years has been a phenomenal success. It now has arguably the most intensive and innovative science and technology cluster in the world, with more than 5,000 knowledge-intensive firms based in and around the city, employing tens of thousands of skilled workers and generating in excess of £18 billion in annual turnover. However, the supply-side constraints that are evident across the Oxford-Cambridge corridor, from infrastructure deficiencies to housing affordability, are particularly acute in greater Cambridge. Its continued position as a world-leading centre of innovation, its ability to make an even greater contribution to the UK economy, and the quality of life experienced by its existing residents are all dependent on removing those constraints.

Local institutions and leaders have worked hard to support the rapid growth of greater Cambridge over recent years. Over the past two years, the Government have intervened alongside local authorities and the greater Cambridge shared planning service to address pressing constraints such as water scarcity. Such action has helped to unlock more than 9,000 homes, 500,000 square feet of commercial space, and a new cancer research hospital.

It is widely accepted, however, that delivering development at the scale and pace necessary to realise the full potential of greater Cambridge is beyond the capacity and powers of existing institutions. It was for that reason that, between 4 February and 1 April this year, we consulted on proposals to establish the Greater Cambridge Development Corporation—a centrally led urban development corporation with the legislative powers, focus and resources to unlock the area’s full potential. I once again thank all the organisations and individuals who took the time to engage with the process.

The prevailing theme among responses was that infrastructure delivery in greater Cambridge has been slow and piecemeal, or has failed to keep pace with historical population and employment growth, and that that was having a detrimental impact on residents’ quality of life, constraining the region’s ability to scale its globally significant innovation economy, and reducing business and investor confidence. Individuals and organisations widely reported that greater Cambridge has lacked a strategic, co-ordinated and long-term approach to the rapid delivery of primary infrastructure. Complex governance, fragmented decision making and uncertain long-term funding were identified as obstacles to delivering at the scale and pace required.

While fully acknowledging the strong local efforts that have been made and the excellent performance of the greater Cambridge shared planning service, the consultation confirmed the Government’s belief that the scale and complexity of the development challenges faced by greater Cambridge required a bold and long-term approach, and a genuine step change in how infrastructure is planned, co-ordinated and delivered; and that the establishment of a centrally led development corporation, combining responsiveness to local priorities with national leadership and influence, would be the most effective way to unlock nationally significant growth at the pace and scale required.

The development corporation established by the order will unleash ambitious and high-quality sustainable growth in greater Cambridge to the benefit of its existing communities and the country as a whole. Once established, the corporation’s boundary will align with the current combined administrative areas of Cambridge city council and South Cambridgeshire district council. This broad development area will underpin the corporation’s ability to deliver its objectives and make effective use of its powers, enabling the scale of growth necessary to deliver on both local and national interests.

[Lewis Cocking (Broxbourne) (Con)]

The Minister is always very generous with his time. He has just explained the boundaries of the development corporation. Cambridge is going through local government reorganisation. How will that affect the order and the boundaries that he has just described?

[Matthew Pennycook]

That is a very good question. In short, although I am more than happy to expand on this response, the development corporation’s boundary does not pre-empt or prejudice the outcome of the recent consultation on local government reorganisation. The Government would, of course, consider, through due process, any changes to the development area that are deemed necessary as a result of any local government reorganisation but, as I say, that does not pre-empt or prejudice what we are taking through by dint of this order.

The Government have worked hard to sustain a constructive relationship with local leaders and key partners. We want the development corporation to be a joint national and local endeavour that combines local insight and input from local democratically elected representatives with national leadership powers and investment. As such, the democratically elected leaders of Cambridge city council, South Cambridgeshire district council and Cambridgeshire county council, as well as the democratically elected Mayor of Cambridgeshire and Peterborough, will be invited to join the board. The Government also recognise that input from residents and communities will be integral to the success of the development corporation. That is why it will be asked to create exemplary engagement structures to enable broader community participation, including from residents, community representatives, and town and parish councillors.

The order will establish the Greater Cambridge Development Corporation as an independent corporate entity, allowing it to be granted infrastructure, financial and land assembly powers in due course. The powers and functions order, which my officials are preparing for consideration later this year, will equip the development corporation with planning powers, including the ability to determine planning applications above a minimum threshold of 250 homes, and non-residential applications above 5,000 square metres. Our intention is that the development corporation will eventually take on plan-making powers. However, we believe the optimal way to kick-start growth in the plan-led system is to take a phased approach. As such, the development corporation will exercise plan-making powers only once the draft local plan has been adopted. The Government are clear that adoption of the draft local plan should not limit or delay future ambition for growth and, subject to its adoption, successor plans will be expected to build positively on the draft local plan’s foundations to support continued growth.

The development corporation will also be granted development management powers for strategic sites within its boundary. Only applications for sites of strategic importance will be determined by the development corporation. The vast majority of planning applications will continue to be determined by the greater Cambridge shared planning service. The Government recognise and accept that almost all strategic residential developments will be of over 1,000 houses, flats, or houses and flats. However, to account for the possibility of residential development prejudicing the delivery of sites of strategic importance, residential thresholds will be set at a minimum of 250 houses, flats, or houses and flats. Any application that is determined by the development corporation will still be considered against national and local policy, and subject to public consultation as normal. That combination of powers will provide the development corporation with the tools, certainty and investment needed for sustainable infrastructure-first growth. The model will form an exemplar for integrated powers and funding, and set the standard for housing development elsewhere in the country.

The order will establish the Greater Cambridge Development Corporation as an entity accountable to the Secretary of State and set out the geographical boundary in which it may operate. The Greater Cambridge Development Corporation will focus on the delivery of strategic, nationally significant growth within its boundary. It will work collaboratively with local authorities both within and bordering its development area, as well as with transport bodies and utility providers, to unlock development opportunities and boost economic growth.

I extend my sincere thanks to local leaders and their officers in greater Cambridge for their hard work and ongoing constructive collaboration in pursuit of our shared objective of supporting ambitious and high-quality sustainable growth in Cambridge and its environs. I also thank Peter Freeman for his continued leadership of the Cambridge Growth Company and commend the CGC for everything it has done to date to help to facilitate the delivery of new homes, infrastructure, and commercial and laboratory space. I hope that hon. Members agree on the value of establishing the development corporation. I commend the order to the Committee.

--- Later in debate ---

[Matthew Pennycook]

That was a long list of perfectly reasonable and fair questions, which I will seek to answer in turn. If I miss any, hon. Members are more than welcome to intervene on me.

I will begin with the questions from the shadow Minister, the hon. Member for Ruislip, Northwood and Pinner. The order establishes, as a corporate body, a centrally led urban development corporation, not a mayoral development corporation. The sitting Mayor of Cambridgeshire and Peterborough will have representation, with a seat on the board, but the mayor and his area will not be controlling this development corporation; it is very different from the mayoral development corporation model. I think the Mayor of Cambridgeshire and Peterborough has designs on a mayoral development corporation for Peterborough, but that would be a delivery vehicle very different from the one we are establishing here. The mayor will, however, have representation on the board along with other local authority leaders.

The shadow Minister asked me about the planning committee modernisation statutory instrument that we voted on today. That will apply to local authority committees in the ways we discussed when we considered that instrument in Committee. As I said in my opening remarks, we expect the vast majority of planning applications still to be determined by the greater Cambridge shared planning service. I will come on to why we have taken the development management powers we propose to in the functions order that will follow in the months to come, and why we have chosen the 250-home threshold, but planning committees are a local planning authority designation. The development corporation, as an entity and delivery vehicle in itself, will take particular development management powers to determine specific sites, which I will come on to in a moment. The same goes for conditions that would be associated with a planning permission.

We think those development management powers are important to accelerate strategic growth in an integrated and co-ordinated way. The decision to grant development management powers to the development corporation for strategic sites reflects the need to balance local and national planning merits to facilitate nationally significant growth in the area. I bring us back to the objective of the development corporation to facilitate nationally significant growth, which local leaders—they have made great efforts over recent years—are quite clear that they are not able to do. When it comes to some very serious constraints—the hon. Member for St Neots and Mid Cambridgeshire mentioned water scarcity—local leaders have not been able on their own to remove some of these barriers. That is what the development corporation is for.

Development management powers will be granted for sites of strategic importance. We will define what “strategic importance” means at a later date, but as a proxy for a definition of strategic sites, the development corporation will use the minimum thresholds that we outlined in the Government response to the consultation on 3 June. We gave a flavour in the consultation of the type of sites we have in mind. I think we listed seven sites, which are major sites already identified in the local plan. I hope that gives the hon. Member for St Neots and Mid Cambridgeshire a sense of the type of strategic sites that we are talking about.

We need the threshold because the development corporation can delegate decision making to the greater Cambridge shared planning service, but that service is unable to reverse-delegate the determination of planning applications to the development corporation. As such, we judge that if the threshold for residential development were set at a level higher than 250 homes, the development corporation would be unable to exercise development management powers for any application that fell below that threshold, even if the application could prejudice the delivery of a strategic site.

That is the central objective of the 250-home threshold. We do need the development corporation to have the ability to move in and determine an application on a site that might impact the delivery of a strategic site. As I said to the hon. Member for St Neots and Mid Cambridgeshire and the Committee, we will come back and define a “strategic site” in more detail as we take forward the functions order later this year. To reassure him, that functions order will be subject to the affirmative resolution procedure; we will have a chance to debate and vote on it in the House. [Official Report, 8 July 2026; Vol. 789, c. 422.] (Correction.)

The shadow Minister raised a point about boundaries. Again, this is all outlined in the 3 June Government response to the consultation: 42% of respondents to the consultation agreed with our proposed boundaries—the Cambridge city council and South Cambridgeshire district council administrative areas—23% felt they were too small, and 33% felt they were too wide. We recognise that there is a wide range of views about what the precise boundaries should be, but we judge that the boundaries as consulted on are a broad development area that will allow and underpin the development corporation’s ability to deliver its objectives and make effective use of its powers, enabling the scale of growth that is necessary to deliver on both local and national interests.

As set out in the consultation, the proposed boundary encompasses the land required to support strategic infrastructure, providing a sufficiently broad geography to maximise funding opportunities and enable land value capture to support social and environmental projects. Aligning the boundaries with those of Cambridge city council and South Cambridgeshire district council will simplify the governance arrangements in this area—that has been a real source of challenge over recent years—and enable the development corporation to support the delivery of the draft local plan.

I am glad that the hon. Member for St Neots and Mid Cambridgeshire mentioned the draft local plan. We are working very closely with the shared planning service and democratically elected local leaders. We want to see that draft plan adopted. On the Secretary of State’s powers as they apply to the development corporation and its ability to take planning powers in the future, we do want it to have those powers; we think that is absolutely necessary to set out a spatial plan for the years to come. This development corporation will exist for at least 25 years, perhaps longer, but we want to see that local plan in place in the first instance, and the Government are doing what we can to support that process and help the authority get the plan in place.

On local government reorganisation, to add briefly to what I said in response to the intervention from the hon. Member for Broxbourne, proposals for reorganisation in Cambridgeshire and Peterborough were received in November 2025 and recently went out to consultation. As I said, the development corporation’s boundary, established by this order, does not pre-empt or prejudice the outcome of LGR in that regard.

I push back quite strongly on the challenge from the hon. Member for St Neots and Mid Cambridgeshire that we have not outlined in any way the objectives of the development corporation. If he reads the Government response to the consultation, published on 3 June, he will see exhaustive explanations of why we think the development corporation is necessary and the sort of capacity, powers and ability it can leverage in on private finance, land assembly and all these matters to meet the shared objectives for the area. We will build on that with the functions order—we will detail precisely how the planning powers and the development management powers will come through—but to assure him, the development corporation will have powers to directly plan, fund and deliver essential infrastructure to support regeneration, including utilities such as water. Targets for the development corporation’s objectives will be set across the development corporation’s corporate plan, framework document and development plan, and in individual business plans for all projects. We will have a chance to scrutinise those documents, among others.

I hope that I have responded to all the points raised by hon. Members. I think this is a fairly straightforward and simple instrument, which establishes the Greater Cambridge Development Corporation as a legal body and sets the geographical boundaries in which that development corporation will operate. I commend the order to the Committee.

Question put.