North of Luton

(Provisional Capacity: 3,500- 4,000 homes; Up to 20 hectares of employment land)

Context

This Growth Location is located to the north of the built edge of Luton, between the M1 to the west and A6 to the East. The villages of Lower Sundon, Upper Sundon and Streatley lie to the north of the site. The area to the north is also designated as an Area of Outstanding Natural Beauty (the Chilterns AONB). This Growth Location is within the Green Belt, meaning exceptional circumstances would need to be demonstrated to alter Green Belt boundaries to allow development within this Growth Location.

The North Luton growth location is a Greenfield site forming part of the landscape character area known as "Houghton Regis – North Luton Rolling Chalk Farmland", but lies beyond the AONB to the west. This chalk dipslope landscape is defined by a gently rolling terrain, dominated by arable crop production, generally with large regular Parliamentary enclosure fields, but with some smaller enclosures adjacent to settlements. There are isolated areas of ancient woodland but the site is largely open in character. Soft landscaping will be essential to mitigating visual impacts within this landscape. Busy transport corridors interrupt the landscape including the M1, A6 and the Midland Mainline Railway.

Vision

The vision for North of Luton is an extension to Luton that will contribute to the regeneration and enhancement of the surrounding area through provision of a greater range of housing and employment opportunities to meet some of Luton's needs, and through contributions to improve transport links. A new strategic link road between the M1 and A6 will provide relief for surrounding villages and the wider urban area. New local centres with community facilities and public spaces will provide a focal point for community activity and social interaction. New green infrastructure will be provided, linking existing and new green spaces within the Luton urban area through the development and to the countryside to enable greater accessibility and enjoyment of the area's rich historic and natural environment. The development will be designed to respond to and respect its attractive setting and location adjoining, and partly within the Chilterns AONB.

Detail

Green Belt

This Growth Location is within the Green Belt; thereby exceptional circumstances would need to be demonstrated to alter Green Belt boundaries to allow development within this Growth Location.

Areas of Outstanding Natural Beauty

A portion of this Growth Location is located within the Chilterns AONB and within its setting. Great weight is given to conserving the landscape and scenic beauty of the Chilterns AONB, as well as its value for conservation of wildlife and cultural heritage. Development within this Growth Location including built development and new green infrastructure will be required to respond to and respect its attractive setting and location adjoining, and partly within the Chilterns AONB. Major built development should be located beyond the boundaries of the AONB.

Potential allocation and future development within this Growth Location must be in conformity with national and local planning policy.

Best and Most Versatile  Agricultural Land

Development within this Growth Location would result in the loss of land in Grades 2 and 3 of the Agricultural Land Classification.

Potential allocation and future development within this Growth Location must be in conformity with national policy.

Biodiversity and Blue/Green Infrastructure

Development would be required to protect endangered species, provide a net gain for biodiversity. The site contains a SSSI, ancient woodland and CWSs.

Potential allocation and future development within this Growth Location must be in conformity with national and local policy.

Development of this Growth Location provides an opportunity to provide Blue/Green Infrastructure to benefit future occupiers and existing communities.

Flood Risk

The site falls within Flood Zone 1.

Potential allocation and future development within this Growth Location must be in conformity with national policy on flood risk.

Heritage Assets

This Growth Location contains and/or is within the setting of the following Designated Heritage Assets:

• Drays Ditches, Scheduled Monument;
• St Mary's Vicarage, Lower Sundon, Grade II Listed Building;
• Aubers Farmhouse, Lower Sundon, Grade II Listed Building;
• Chestnut Cottage, Lower Sundon, Grade II Listed Building; and
• Church of St Mary, Lower Sundon, Grade I Listed Building.

The site contains and/or is within the setting of the following Non Designated Heritage Assets:

• Theed Way (ancient Saxon route way); and
• Historic landscape associated with Sundon Manor Park.

The Growth Location has the potential to contain multi-period archaeological remains which would not form an overriding constraint to development but will require investigation, recording and where necessary preservation in situ.

Any harm to designated or non designated heritage assets will need to be considered in accordance with national and local planning policy.

Coalescence

Strategic development within this location could cause coalescence of Luton and Lower Sundon. Appropriate landscape buffers to ensure separation between the urban extension to Luton and existing neighbouring settlements will be required.

Transport

This Growth Location would benefit from direct connections to the M1 and the A6, providing a new link road between these two strategic roads. This Growth Location is also adjacent to Luton with access to Leagrave Train Station and an opportunity to connect to the Luton and Dunstable Guided Busway.

The Government have approved a significant contribution through the South East Midlands Local Enterprise Partnership, to help fund the proposed M1-A6 Link Road.

The M1-A6 link road would effectively form a northern bypass for Luton by connecting into the wider strategic road network at the new Junction 11a of the M1 and the new A5-M1 Link. The provision of the M1-A6 link road would relieve existing congestion within surrounding settlements, without which development in this area would cause additional pressure on the road network within Luton and surrounding villages. The delivery of the M1-A6 link road is therefore critical for development in this location and contributions from the development will be required to fully fund the delivery of the road together with a comprehensive scheme for highway and public transport improvements

Development in this Growth Location would be required to provide public transport infrastructure within the development and provision of an efficient public transport route through the site that links to the Luton and Dunstable Guided Busway and contribute to improving public transport links to both Leagrave Station and Luton Town Centre.

Development in this Growth Location would be required to improve connections (serving both the development and neighbouring settlements) including cycleway connections and footpaths (Rights of Way).

Pollution

This Growth Location is located near to the following sources of air and noise pollution:

• M1;
• A6;
• neighbouring business uses; and
• The East Midlands Main Line.

There is potential for land contamination within the site due to historic uses within the landscape.

Potential allocation and future development within this Growth Location will require appropriate mitigation in accordance with national and local planning policy.   

Utilities

There are High Voltage Overhead cables and utility services that run through the Growth Location particularly along a north south route. These must be accommodated within the design and layout of the Growth Location to reduce the need for easements within the proposed development.

Infrastructure requirements

It is essential that strategic scale development in this location is supported by:

• Highway improvements both to the local and strategic road network, including the delivery of an appropriately designed new strategic link road between the M1 Junction 11a and the A6;
• superfast next generation broadband infrastructure;
• community centres with a mixture of retail uses including A1 (shops), A3 (café/ restaurants) and A4 (drinking establishments) whilst ensuring the viability of Luton, Dunstable and Houghton Regis Town Centres are not undermined;
• 20 hectares of employment land for a mix of employment uses located to maximise access to the M1, providing local employment opportunities that would decreasing the reliance on the private motor vehicle to access work;
• community facilities including (village halls, sports pavilions);
• employment uses providing opportunities for local employment, decreasing the reliance on the private motor vehicle;
• leisure facilities (allotments, indoor sports facilities, outdoor sports facilities and areas of equipped play);
• blue/green infrastructure (informal open space, landscape buffering visual impacts to the AONB and Heritage assets, improvements to the existing right of way network, integrated design for Sustainable Urban Drainage and habitat creation);
• provision of public transport infrastructure within the development and provision of a efficient public transport route through the site that links to the Luton and Dunstable Guided Busway and contribute to improving public transport links to both Leagrave Station and Luton town Centre;
• Integrated community hub with a "Health and Social Care Hub", to serve both the development and the catchment area;
• preschool/ nursery/ early years facilities;
• enlargements to existing schools and the provision of new schools/ educational facilities as required to support the identified need of future residents including any existing unmet need, including a new secondary school.

The above local infrastructure and improvements are considered to be essential to support development of this scale but additional items may be identified as a result of more detailed site analysis.

West of Luton

(Provisional Capacity: 2,000- 3,600 homes)

Context

This Growth Location is located to the west of the M1 and to the west built edge of Luton. The village of Caddington lies to the west of the site and the villages, Woodside and Slip End lie to the south. The area to the north is also designated as an Area of Outstanding Natural Beauty (the Chilterns AONB). This Growth Location is within the Green Belt, meaning exceptional circumstances would need to be demonstrated to alter Green Belt boundaries to allow development within this Growth Location.

The West Luton growth location is a Greenfield site largely falling within the landscape character area known as Caddington- Slip End Chalk Dipslope but includes areas within the South Dunstable Chalk to the north and north east as well as Slip End Chalk Valley to the south east of this Growth Location. The Chalk Dipslope landscape which forms the large portion of the site is a large scale open landscape with a broad plateau landform undulating to form subtle valleys and providing a sense of elevation. This landscape is predominantly used for arable cultivation, with some horse grazing with fenced paddocks. However the northern part of this landscape is characterised by medium sized deciduous and mixed woodland blocks. Blocks of ancient semi-natural woodland e.g. Badgerdell Wood, Castlecroft Wood, Folly Wood, Stanner's Wood are a key remnant feature and are an important visual element in views.

The northern area of the site forms part of the South Dunstable Chalk Escarpment which limits views to the urban edge of Dunstable from within the Chalk Dipslope and provides a natural container to growth and restricts road access to the area. The steep rising topography towards Dunstable and falling topography towards the M1 motorway characterising this Chalk Escarpment on the transition between these landscapes does not feature gradients that lend the northern area of the site to development.

Further to the south and east of the site the transition between the Chalk Dipslope and the Slip End Chalk Valley results in a decline in site level, whereby the site falls from an elevated position in relation to the M1 and the landscape becomes dominated by the M1 motorway which is elevated in this landscape character area.

The site as a whole features a strong urban fringe character. Views to Luton and the M1 from eastern part of the area, with light pollution, traffic noise, aircraft noise and a major junction at Slip End.

Vision

The vision for West of Luton is to create a new settlement within the Slip End Chalk Dipslope, appropriately separated from existing settlements of Caddington, Slip End and Woodside as well as the Caddington Woods development to prevent coalescence, whilst avoiding developing in areas of unsuitable topography and in areas considered to be unsuitable for development. The development would provide a mix of homes, business uses and local infrastructure within the growth location to meet identified needs as well as providing a Secondary School that would have the capacity not only to meet the educational needs of the future occupiers of the development but would meet the existing shortfall of secondary school places within the west of Luton. The development would be required to deliver improved pedestrian and cycle connections between the development and surrounding settlements, including Luton as well as a scheme that would provide significant improvements to the local and strategic highway network (the details of which at this stage are unknown), as necessary to make development acceptable. The development would be connected to the Luton and Dunstable Guided Busway improving public transport connections for both the new settlement and surrounding settlements, to decrease the reliance on private motor vehicles.

Detail

Green Belt

This Growth Location is within the Green Belt; thereby exceptional circumstances would need to be demonstrated to alter Green Belt boundaries to allow development within this Growth Location.

Areas of Outstanding Natural Beauty

This Growth Location is located within the setting of the Chilterns AONB. Great weight is given to conserving the landscape and scenic beauty of the Chilterns AONB, as well as its value for conservation of wildlife and cultural heritage. Development within this Growth Location including built development and new green infrastructure will be required to respond to and respect the attractive setting of the AONB.

Potential allocation and future development within this Growth Location must be in conformity with national and local planning policy.

Best and Most Versatile  Agricultural Land

Development within this Growth Location would result in the loss of land in Grade 3 of the Agricultural Land Classification. However the split between Grade 3a and 3b is unknown.

Potential allocation and future development within this Growth Location must be in conformity with national policy.

Biodiversity and Blue/Green Infrastructure

Development would be required to protect endangered species, provide a net gain for biodiversity. The site contains areas of ancient woodland and CWSs.

Potential allocation and future development within this Growth Location must be in conformity with national and local policy.

Development of this Growth Location provides an opportunity to provide Blue/Green Infrastructure to benefit future occupiers and existing communities.

Flood Risk

The site falls within Flood Zone 1.

Potential allocation and future development within this Growth Location must be in conformity with national policy on flood risk.

Heritage Assets

This site contains and/or is within the setting of the following Designated Heritage Assets:

• Church of All Saints, Caddington, Grade II* Listed Building;
• Chaul End Farnhouse, Caddington, Grade II Listed Building
• Caddington War Memorial, Caddington, Grade II Listed Building;
• Caddington Conservation Area
• Stockwood House Stable Block, Luton, Grade II Listed Building;
• Luton Hoo, Luton, Grade I Listed Building;
• Luton Hoo, Luton, Grade II* Listed Registered Historic Park and Gardens; and
• Church of St Andrew, Slip End, Grade II Listed Building.

The site also has the potential to contain multi-period archaeological remains which would not form an overriding constraint to development but will require investigation, recording and where necessary preservation in situ.

Any harm to designated or non designated heritage assets will need to be considered in accordance with national and local planning policy.

Coalescence

Strategic development within this location could cause coalescence of Luton, Caddington, Slip End, Woodside and Caddington Woods. Appropriate landscape buffers to ensure separation between the new settlement and existing neighbouring settlements will be required.

Transport

This Growth Location is located adjacent to the M1 and Luton beyond, however a new junction to the M1 motorway cannot be achieved due to the required junction separations along that Motorway. This Growth Location does benefit from relatively close proximity to Luton Town Centre and London Luton Airport and is relatively close to the route of the Luton and Dunstable Guided Busway. However the existing highway network serving the site is not designed to cope with the volume of traffic that would result from a strategic scale development in this location. A comprehensive scheme for highway improvements, public transport improvements will be required to mitigate such impacts.

Development in this Growth Location would be required to provide public transport infrastructure within the development and provision of an efficient public transport route through the site that links to the Luton and Dunstable Guided Busway and serves both the new settlement and existing neighbouring settlements.

Development in this Growth Location would be required to improve connections (serving both the development and neighbouring settlements) including cycleway connections and footpaths (Rights of Way).

Pollution

This Growth Location is located near to the following sources of air and noise pollution:

• M1; and
• London Luton Airport.

There is potential for land contamination within the site due to historic uses within the landscape.

Potential allocation and future development within this Growth Location will require appropriate mitigation in accordance with national and local planning policy.

Topography

The gradients of the South Dunstable Chalk landscape to the far north of this Growth Location do not lend that area of the Growth Location readily to development and the topography forms a barrier to the creation of new and/or improved accesses/connections to the north (Hatters Way and Busway) and northeast (to Luton). Development in the latter area would require significant engineering interventions to achieve appropriate gradients for surface water drainage, vehicles, pedestrians, disabled users and cyclists as well as to form new or improved accesses/ connections. Such interventions may cause significant environmental impacts as a result and could be financially costly.

Utilities

There are High Voltage Overhead cables and utility services that run through the Growth Location particularly along a north south route. These must be accommodated within the design and layout of the Growth Location to reduce the need for easements within the proposed development. It may be require the relocation of overhead lines underground.

Infrastructure requirements

It is essential that strategic scale development in this location is supported by:

• Highway improvements both to the local and strategic road network, as necessary to make development acceptable;
• superfast next generation broadband infrastructure;
• community centres with a mixture of retail uses including A1 (shops), A3 (café/ restaurants) and A4 (drinking establishments) whilst ensuring the viability of Luton, Dunstable and Houghton Regis Town Centres are not undermined;
• community facilities including (village halls, sports pavilions);
• employment uses providing opportunities for local employment, decreasing the reliance on the private motor vehicle;
• leisure facilities (allotments, indoor sports facilities, outdoor sports facilities and areas of equipped play);
• blue/green infrastructure (informal open space, landscape buffering visual impacts to the AONB and Heritage assets, improvements to the existing right of way network, integrated design for Sustainable Urban Drainage and habitat creation);
• provision of public transport infrastructure within the development and provision of a efficient public transport route through the site that links to the Luton and Dunstable Guided Busway to serve the development and neighbouring settlements;
• Integrated community hub with a "Health and Social Care Hub", to serve both the development and the catchment area;
• preschool/ nursery/ early years facilities;
• enlargements to existing schools and the provision of new schools/ educational facilities as required to support the identified need of future residents including any existing unmet need, including a new secondary school.

The above local infrastructure and improvements are considered to be essential to support development of this scale but additional items may be identified as a result of more detailed site analysis.

Tempsford South and Tempsford Airfield

(Provisional Capacity: 2,500 – 10,000 homes and a new Science and Technology/ Business Park)

Context

This Growth Location is located to the east of the A1 and to the north of the built edge of Sandy. The village of Tempsford lies to the north and west of the site and the village, of Everton lies to the east. The site is fragmented by the East Coast Main Line Railway, which is the railway connection between London Kings Cross and Edinburgh.

The Tempsford growth location includes the former Tempsford Airfield, part of which can be considered previously developed land, however the majority of the Growth Location is considered to be Greenfield. This Growth Location largely falls within the Landscape Character Area known as Baggin Wood Clay Vale; however the western edge of the site falls within the Great Ouse Clay Valley. The Clay Vale is an open and predominantly flat arable landscape underlain by Oxford Clay. Clear views across the vale are terminated by the backdrop of the Everton Heath Wooded Greensand Ridge to the east, which provides a sense of containment. The Location as a whole is scarred by the elevated railway which runs north to south through the Growth Location. To the west the more wooded landscape of the river valley is defined by willows and poplars.

Vision

The vision for the site is to create a new settlement or linked settlements that would provide a mix of homes, business uses and local infrastructure within the growth location to support new residents. This vision includes respecting the heritage assets within and neighbouring the site including referencing through design the historic importance of the airfield through layout and public art. The settlement(s) are envisaged to benefit from direct access to the A1, direct access to the upgraded A428 and would be required to include a new train station to form the new East-West Rail interchange with the East Coast Main Line. The settlement(s) would provide a public transport scheme to connect the development and existing neighbouring settlements to the new train station. The development would include a new Science and Technology/ Business Park seeking to maximise connections with the upgraded A428 and the A1.

This vision heavily relies on the delivery and detail of East-West Rail (central section) including the route and the location of a train station in relation to this Growth Location, as well as the delivery and route for the A428.

Detail

Previously developed land

It is considered that portions of the site form previously developed land, whereby the land is occupied by permanent structures, and their curtilages.  National planning policy encourages the effective use of land by reusing land that has been previously developed, provided that it is not of high environmental value.

Potential allocation and future development within this Growth Location must be in conformity with national policy.

Best and Most Versatile  Agricultural Land

Development within this Growth Location would result in the loss of land in Grade 1, 2 and 3 of the Agricultural Land Classification.

Potential allocation and future development within this Growth Location must be in conformity with national policy.

Biodiversity and Blue/Green Infrastructure

Development would be required to protect endangered species, provide a net gain for biodiversity. The site contains areas of ancient woodland and CWSs.

Potential allocation and future development within this Growth Location must be in conformity with national and local policy.

Development of this Growth Location provides an opportunity to provide Blue/Green Infrastructure to benefit future occupiers and existing communities.

Flood Risk

The majority of the site falls within Flood Zone 1; however there are large portions of this site which fall within Flood Zones 2 and 3.

Potential allocation and future development within this Growth Location must be in conformity with national policy on flood risk.

Heritage Assets

This site contains and/or is within the setting of the following Designated Heritage Assets:

• Dick Turpin Public House, Tempsford Road, Sandy, Grade II Listed Building;
• Storey Moats, Everton Scheduled Monument;
• Biggin Wood Moated Site, Tempsford Scheduled Monument;
• Gibralter Farm Barn, Tempsford Grade II Listed Building;
• the Tempsford (Station End) Conservation Area and the Listed Buildings within Tempsford (Station End) including:

­ Mossbury Manor, Grade II Listed Building;

­ 62, 81, 88, 139, 160 Station Road (Langford End), Grade II Listed Buildings;

­ Biggin Farmhouse, Grade II Listed Building;

­ Dovecote at Biggin Farm, Grade II Listed Building;

­ Lambcourt Farmhouse, Grade II Listed Building;

­ Clematis Cottage, Grade II Listed Building;

­ The Old Bakery, Grade II Listed Building; and

­ Stonebridge Farmhouse, Grade II Listed Building.

• Tempsford (Church End) Conservation Area including the Listed Buildings within Tempsford (Church End) including:

­ The Weatsheaf, Grade II Listed Building;

­ Nos. 30, 32 and 34, 36 and 38 Church Street (Church End), Grade II Listed Buildings;

­ Church Farmhouse, Grade II Listed Building;

­ Brewhouse and Outbuilding at Church Farm, Grade II Listed Building; and

­ Church of St Peter, Grade II* Listed Building.

• Listed Buildings within Everton including:

­ 40 and 41 Church End, Everton, Grade II Listed Buildings;

­ 40 Sand Road, Everton, Grade II Listed Buildings;

­ Old Woodbury House, Adjoining Wall and Gateway, Everton Grade II Listed Building

­ Barn Attached to South West End of Old Woodury Farmhouse, Everton, Grade II Listed Building;

• Listed Buildings at Tetworth, including:

­ Tetworth Hall at End of Lane from Bove Road to Tetworth Hall, Grade II* Listed Building;

­ Coach House East of Tetworth Hall, Grade II Listed Building;

­ Cottage 15 Yards North East of Tetworth Hall, Grade II Listed Building; and

­ Valley Farmhouse 1/43 Miles North of Tetworth Hall, Grade II Listed Buildings.

In addition to the above it is considered that Tempsford Airfield (RAF Tempsford) is a non designated heritage asset due to the part it played in the Second World War.

The site also has the potential to contain multi-period archaeological remains which would not form an overriding constraint to development but will require investigation, recording and where necessary preservation in situ.

Any harm to designated or non designated heritage assets will need to be considered in accordance with national and local planning policy.

Coalescence

Strategic development within this location could cause coalescence of Tempsford and Sandy. Appropriate landscape buffers to ensure separation between the new settlement and existing neighbouring settlements will be required.

Transport

Sandy, located just to the south of this Growth Location has been indicated as the preferred route for the central section of East-West Rail, the actual route and location of an interchange has yet to be decided, whereby at this time the opportunities and negative affects of this strategic transport infrastructure upon potential development in this Growth Location is unknown. East-West rail has an estimated completion of the central section in the early 2030's (according to the illustrative program).

To the North of this Growth Location a consultation has been issued to determine the preferred route for an upgraded A428, these routes would bring this strategic road through land within the control of the promoters for development in this location, whereby it has been indicated that future strategic development within this growth location could benefit from direct access onto the planned new A428.

Development would likely cause additional pressure at the A1, increased vehicular movements within surrounding settlements as traffic heads towards Sandy, St Neots, the A1 and A421/A428, as well as increasing vehicular movements through neighbouring villages.

Development within this Growth Location could benefit from direct access to the A1, a new A428 and could provide a new train station serving as an interchange between East-West Rail and the East Coast Main Line Railway, potentially making this location very well connected. However there is a lack of certainty as to whether these strategic infrastructure projects will be delivered, the detail of those projects and the timetable for delivery of those projects.

Without the benefit of access to such strategic infrastructure it is considered that development in accordance with the vision for this Growth Location could result in significant impacts upon the local and strategic highway network. The vision for this site heavily relies on the delivery and detail of East-West Rail and the A428, these infrastructure projects are crucial for the suitability of this vision in this location. Any development will require a comprehensive scheme for highway improvements and public transport.

Development in this Growth Location would be required to provide public transport infrastructure within the development and provision of an efficient public transport route through the site that links to the new railway station serving both the new settlement and existing neighbouring settlements.

Development in this Growth Location would be required to improve connections (serving both the development and neighbouring settlements) including cycleway connections and footpaths (Rights of Way).

Flood Zones in combination with the elevated train lines and landownership issues, form barriers to connectivity.

Pollution

This Growth Location is located near to the following sources of pollution:

• A1;
• East -Coast Mainline Railway;
• Potential East-West Railway Line;
• Potential rerouted A428;
• Neighbouring business uses; and
• Composting site.

There is potential for land contamination within the site due to historic uses within the landscape.

Potential allocation and future development within this Growth Location will require appropriate mitigation in accordance with national and local planning policy.   

Utilities and pipelines

There are a High Voltage Overhead cables and CPS Pipelines that run through the Growth Location particularly along a north south route. These must be accommodated within the design and layout of the Growth Location to reduce the need for easements within the proposed development. It may be require the relocation of overhead lines underground.

Infrastructure requirements

It is essential that strategic scale development in this location is supported by:

• A new train station to form a interchange between East-West Rail and the East Coast Main Line;
• Connections to the A1 and A428;
• Highway improvements both to the local and strategic road network, as necessary to make the development acceptable;
• Pedestrian, cycle and vehicular crossings over railway lines and the removal of level crossings;
• superfast next generation broadband infrastructure;
• community centres with a mixture of retail uses including A1 (shops), A3 (café/ restaurants) and A4 (drinking establishments) whilst ensuring the viability of St Neots, Sandy and Biggleswade Town Centres are not undermined;
• community facilities including (village halls, sports pavilions);
• employment uses providing opportunities for local employment, decreasing the reliance on the private motor vehicle;
• leisure facilities (allotments, indoor sports facilities, outdoor sports facilities and areas of equipped play);
• blue/green infrastructure (informal open space, landscape buffering visual impacts to heritage assets, improvements to the existing right of way network, integrated design for Sustainable Urban Drainage and habitat creation);
• provision of public transport infrastructure within the development and provision of a efficient public transport route through the site that connects to the train station to serve the development and neighbouring settlements;
• Integrated community hub with a "Health and Social Care Hub", to serve both the development and the catchment area;
• preschool/ nursery/ early years facilities;
• enlargements to existing schools and the provision of new schools/ educational facilities as required to support the identified need of future residents including any existing unmet need, including secondary schools.

The above local infrastructure and improvements are considered to be essential to support development of this scale but additional items may be identified as a result of more detailed site analysis.

New Villages to the East of Biggleswade

(Provisional Capacity: 3,000-6,600 homes; Up to 4.6 hectares of employment and retail)

Context

This Growth Location is located to the south of Sutton, to the west of Dunton and to the east of Biggleswade bound by Baden Powell Way, Dunton Lane, Biggleswade Road and Sutton Road.

The East of Biggleswade growth location is a Greenfield site within the Dunton Clay Vale which is an undulating vale and formed by a central elevated ridge bordered by broad valleys. The growth location is predominantly defined by intensive agricultural cropping (Grade 1, 2 and 3 agricultural land) contained within medium to large fields, with limited woodland cover creating a very open landscape, whereby soft landscaping will be essential to mitigating visual impacts within this landscape.

Vision

It is envisaged that strategic scale development at this growth location would form a new network of linked villages separated and screened from neighbouring settlements. Strategic scale development in this Growth Location would provide a significant number of homes and jobs to meet identified needs. Development would seek to maximise connectivity to Biggleswade Train Station by public transport and provide an appropriate connection between the growth location and the A1.

Detail

Biodiversity and Blue/Green Infrastructure

Development would be required to protect endangered species, provide a net gain for biodiversity. The site contains a SSSI, ancient woodland and CWSs.

Potential allocation and future development within this Growth Location must be in conformity with national and local policy.

Opportunities to create blue/green infrastructure including habitat creation in areas of high flood risk and to extend Biggleswade Common as part of the Biggleswade Green Wheel.

Land ownership forms a barrier to a comprehensive scheme for Blue/Green Infrastructure within the Growth Location.

Best and Most Versatile  Agricultural Land

Development within this Growth Location would result in the loss of land in Grades 1, 2 and 3 of the Agricultural Land Classification.

Potential allocation and future development within this Growth Location must be in conformity with national policy.

Flood Risk

The majority of the site falls within Flood Zone 1 however there are large portions of this site are within Flood Zone 2 and 3.

Potential allocation and future development within this Growth Location must be in conformity with national policy on flood risk.

Heritage Assets

This site contains and/or is within the setting of the following Designated Heritage Assets:

• Newton Bury Moated Enclosure, Scheduled Monument;
• Stratton Park Moat, Scheduled Monument;
• John O'Gaunts Hill, Scheduled Monument;
• Sunderland Hall Farmhouse, Dunton Lane, Grade II Listed Building;
• Turnpike Farmhouse, Biggleswade Road, Grade II Listed Building;
• Portobellow Farmhouse, Biggleswade Road, Grade II Listed Building; and
• The Sutton Conservation Area and the Listed Buildings/ Monuments within Sutton including:

­ Nos. 20, 29-35, 37 High Street, Sutton, Grade II Listed Buildings;

­ Manor Farmhouse Grade II Listed Building;

­ John O'Gaunt Public House, Grade II Listed Building;

­ Talland Cottage, Grade II Listed Building;

­ Village Farmhouse, Grade II Listed Building;

­ Brook House, Grade II Listed Building;

­ Sutton Packhorse Bridge Grade II* Listed Building and Scheduled Ancient Monument;

­ Church Farmhouse, Grade II Listed Building;

­ The Old Rectory, Grade II Listed Building;

­ Coachhouse and Stable Block belonging to the Old Rectory, Grade II Listed Building; and

­ Church of All Saints, Grade I Listed Building.

The site also has the potential to contain multi-period archaeological remains which would not form an overriding constraint to development but will require investigation, recording and where necessary preservation in situ.

Any harm to designated or non designated heritage assets will need to be considered in accordance with national and local planning policy.

Coalescence

Strategic development within this location could cause coalescence of Biggleswade, Dunton and Sutton. Appropriate landscape buffers to ensure separation between new villages and existing settlements will be required.

Transport

Development within this site will benefit from proximity to Biggleswade Train Station Main Line service which could be reached by improved public transport in addition to relatively close proximity to the A1 which can be accessed via Biggleswade.

Development would likely cause additional pressure at the A1, increased vehicular movements within Biggleswade as traffic heads towards the A1 and would increase vehicular movements through neighbouring villages. A comprehensive scheme for highway improvements and public transport improvements will be required.

Development will be required to improve connectivity between new and existing settlements as well as connectivity to the A1 and Biggleswade Train Station including public transport connections (serving both the development and neighbouring settlements), cycleway connections and footpaths (including Rights of Way).

Watercourses within the site and land ownership form a barrier to connectivity and permeability of future development within this Growth Location.

Pollution

This Growth Location is located near to the following sources of air and noise pollution:

• Traffic;
• Neighbouring business uses; and
• Quarry.

There is potential for land contamination within the site due to historic uses.

Potential allocation and future development within this Growth Location will require appropriate mitigation in accordance with national and local planning policy.   

Utilities

There are a High Voltage Overhead cables and utility services that run through the Growth Location particularly along a north south route. These must be accommodated within the design and layout of the Growth Location to reduce the need for easements within the proposed development.

Infrastructure requirements

It is essential that strategic scale development in this location is supported by:

• Highway improvements both to the local and strategic road network (A1 junctions) as necessary to make development acceptable;
• superfast next generation broadband infrastructure;
• community centres with a mixture of retail uses including A1 (shops), A3 (café/ restaurants) and A4 (drinking establishments) whilst ensuring the viability of Biggleswade Town Centre is not undermined;
• community facilities including (village halls, sports pavilions);
• employment uses providing opportunities for local employment, decreasing the reliance on the private motor vehicle;
• leisure facilities (indoor sports facilities, outdoor sports facilities and areas of equipped play);
• blue/green infrastructure (informal open space including an extension to Biggleswade Common, improvements to the existing right of way network, integrated design for Sustainable Urban Drainage and habitat creation);
• provision of public transport infrastructure within the development and provision of a efficient public transport route through the site that links Biggleswade Train Station and contributes to improving public transport links to surrounding settlements;
• Integrated community hub with a "Health and Social Care Hub", to serve both the development and the catchment area;
• preschool/ nursery/ early years facilities;
• enlargements to existing schools and the provision of new schools/ educational facilities as required to support the identified need of future residents including any existing unmet need, including upper schools.

The above local infrastructure and improvements are considered to be essential to support development of this scale but additional items may be identified as a result of more detailed site analysis.

East of Arlesey

(Provisional Capacity: 2000 homes) 

Context

The Growth Location is located between Arlesey in the east and Fairfield in the west.  The site, approximately 296 ha in size, adjoins Arlesey Cross (Policy MA8 of the Central Bedfordshire (North) Site Allocations Development Plan Document) in the north and extends south of Arlesey beyond the Blue Lagoon.  The site adjoins the A507 in the west and is located approximately 2.6km from Arlesey Train Station to the north west and Letchworth Train Station is located approximately 2,5km from the southern portion of the site.

Arlesey Cross, Policy MA8 area, is located to the north of the East of Arlesey Growth Location. A Master Plan for this site was approved by Central Bedfordshire Council for development management purposes in March 2014.  This document establishes an indicative framework for Policy MA8 land. Although this Master Plan does not cover the area comprising the East of Arlesey Growth Location it will be essential for any future master planning of this Growth Location to take account of the principles and layout of Arlesey Cross and the detail of approved planning permissions associated with that allocated site.  This will be essential for ensuring that the future growth of Arlesey is sustainable and integrated.

Vision

It is envisaged that strategic scale development at this site should appear as an extension to Arlesey whilst retaining an appropriate separation between Arlesey and Fairfield. 

Development in this Growth Location as an extension to Arlesey could provide significant benefits in relationto the provision of a significant number of homes including older person's accommodation, a relief road and a country park to benefit both new and existing residents, whilst benefiting from relatively close proximity to the A1, the A507 and the East Coast Mainline Rail.

Detail

Biodiversity and Blue/Green Infrastructure

Development would be required to protect endangered species and, provide a net gain for biodiversity. The site contains a SSSI and CWSs.

Potential allocation and future development within this Growth Location must be in conformity with national and local policy.

Development of this Growth Location provides an opportunity to provide significant Blue/Green Infrastructure including a country park between Arlesey and Fairfield to benefit future occupiers and existing communities. The Arlesey Parish Green Infrastructure Plan identifies a number of community aspirations, which should be carefully considered in the master planning for any development in this Growth Location including the provision of allotments and an extension to the existing recreation ground.  This Growth Location has the potential to deliver a net Green Infrastructure benefit with additional enhancements on the western edge of the site. 

Best and Most Versatile  Agricultural Land

Development within this Growth Location would result in the loss of land in Grades 2 and 3 of the Agricultural Land Classification.

Potential allocation and future development within this Growth Location must be in conformity with national policy.

Flood Risk

The site falls within Flood Zone 1.  Potential allocation and future development within this Growth Location must be in conformity with national policy on flood risk.

Heritage Assets

This site contains and/or is within the setting of the following Designated Heritage Assets:

• Church Farmhouse, Arlesey, Grade II Listed Building;
• Green Farmhouse, Arlesey, Grade II Listed Building;
• The Three Tuns Public House, Arlesey, Grade II Listed Building;
• Granary Approximately 20 metres south west of Moorlands Farmhouse, Arlesey, Grade II Listed Building;
• Cluny Cottage, Arlesey, Grade II Listed Building;
• Fairfield Hospital, Fairfield, Grade II Listed Building;
• Isolation Hospital at Fairfield Hospital, Fairfield, Grade II Listed Building; and
• Church at Fairfield Hospital, Fairfield, Grade II Listed Building.

The site also has the potential to contain multi-period archaeological remains which would not form an overriding constraint to development but will require investigation, recording and where necessary preservation in situ.

Any harm to designated or non designated heritage assets will need to be considered in accordance with national and local planning policy.

Coalescence

Strategic development within this location could cause coalescence of Arlesey, Fairfield and Stotfold. Appropriate physical separation and visual buffering through extensive soft landscaping will be required to ensure separation between the envisaged extension to Arlesey and neighbouring settlements, as part of a new blue/green infrastructure. 

Transport and Connectivity

The Growth Location will benefit from proximity to the strategic highway network, notably the A507 and A1, and East Coast Mainline Rail.  To access the A507 and A1, a relief road through the Growth Location will be required as the primary access which will connect the area from south of Hitchin Road to the A507/High Street Link Road in the north being proposed as part of Arlesey Cross.  This will allow for access directly onto the A507 and should help ease congestion along the High Street in Arlesey. 

Additional links from the Growth Location through to the existing High Street will be required to facilitate permeability and integration connectivity between the new and existing development in Arlesey.

Development in the Growth Location will be required to maximise connectivity between new and existing settlements as well as connections to Arlesey Train Station through vehicular, public transport, cycleway connections and footpaths as well as through green infrastructure.  Connectivity and integration between East of Arlesey Growth Location and Arlesey Cross is essential in ensuring the sustainability of Arlesey as a town as a whole.  This should be achieved through the compatibility of the proposed layouts of both locations and connections between the two areas as well as connectivity with the existing built form in Arlesey.

Utilities

There are a number of utilities and pipeline corridors that run through the Growth Location particularly along a north south route. These must be accommodated within the design and layout of the Growth Location to reduce the need for easements within the proposed development.

Infrastructure requirements

It is essential that strategic scale development in this location is supported by:

• Highway improvements both to the local and strategic road network, including the A507 and the provision of a new road connecting south of Hitchin Road to the new A507/High Street Link road in the north as necessary to make development acceptable;
• superfast next generation broadband infrastructure;
• community centres with a mixture of retail uses including A1 (shops), A3 (café/ restaurants) and A4 (drinking establishments);
• community facilities including (village halls, sports pavilions);
• employment generating uses providing opportunities for local employment, decreasing the reliance on the private motor vehicle;
• leisure facilities (indoor sports facilities, outdoor sports facilities and areas of equipped play);
• blue/green infrastructure (informal open space including a new country park, improvements to the existing right of way network, integrated design for Sustainable Urban Drainage and habitat creation);
• provision of public transport infrastructure within the development and provision of a efficient public transport route through the site that links to Arlesey Train Station and contributes to improving public transport links to surrounding settlements;
• Integrated community hub with a "Health and Social Care Hub", to serve both the development and the catchment area;
• preschool/ nursery/ early years facilities;
• enlargements to existing schools and the provision of new schools/ educational facilities, including a secondary school as required to support the identified need of future residents including any existing unmet need, including upper schools.

The above local infrastructure and improvements are considered to be essential to support development of this scale but additional items may be identified as a result of more detailed site analysis.

Marston Vale New Villages

(Provisional Capacity: 5000 homes; 40ha employment R&D, office, distribution, manufacturing, service and tourism)

Context

The Growth Location is located to the west of Marston Moretaine, to the north of Lidlington and to the east of Brogborough. The site is bound to the north by the new A421 and to the south by the Marston Vale railway line which is to form part of the East-West Rail route. Ridgmont Train Station has been confirmed as an East-West Rail Interchange and this is relatively close to this Growth Location.

The Marston Vale Growth Location is a greenfield site within the North Marston Clay Vale which is a large scale, open vale, located between the elevated landscapes of the Wooded Greensand Ridge on its southern boundary and the Cranfield to Stagsden Clay Farmland to the west that provides a sense of containment. The landscape has a mix of agriculture and is fragmented by industrial activity including brick works, open cast clay pits, landfill, distribution centres and industrial estates. The legacy of clay extraction for brickmaking has resulted in a disturbed landscape with past and ongoing restoration. Flooded clay pits form a series of lakes throughout the vale such as Brogborough and Lidlington lakes within the Growth Location which have created recreational value and ecological interest. 

Vision

It is envisaged that strategic scale development in this Growth location could include, a business park and a series of four new villages separated and screened from neighbouring settlements by appropriate landscape buffers. Strategic scale development in this Growth Location could provide a significant number of homes and jobs to meet identified needs and could provide a significant section of the Bedford and Milton Keynes Waterway Park and waterway. Development would seek to maximise the environmental, leisure and community benefits from both the waterway and the existing lakes providing habitat creation, waterfront community hubs and leisure opportunities. Development within this location could also benefit from a heat network associated with any future Energy Recovery Facility at Rookery Pit South.

Detail

Biodiversity and Blue/Green Infrastructure

The site contains two CWSs and a Great Crested Newt recolonisation area. The site is located within the Forest of Marston Vale, contains a significant section of the planned route for the Bedford and Milton Keynes Waterway Park and a portion of the site is also located within the Green Sand Ridge Nature Improvement Area.

Development would be required to protect endangered species, provide a net gain for biodiversity, contribute to the Forest of Marston Vale and would be expected to deliver the section of the Waterway Park as well as delivering that section of the waterway.

Development of this site provides the following site specific opportunities:

• There is the potential to provide a significant section of the Bedford and Milton Keynes Waterway (throughout the entire site) which could connect both Brogborough and Stewartby Lakes to create a usable section of the waterway providing an immediate gain for biodiversity and leisure;
• There is an opportunity to enhance and improve Brogborough and Lidlington Lakes, providing biodiversity, leisure and community benefits; and
• There is an opportunity to provide waterfront community hubs.

Flood Risk

The majority of the site falls within Flood Zone 1, however there area portions of this site are within Flood Zone 2 and 3.

Potential allocation and future development within this Growth Location must be in conformity with national policy on flood risk.

Heritage Assets

This Growth Location contains and/or is within the setting of the following Designated Heritage Assets:

• Thrupp End Moated site, Lidlington, Scheduled Monument;
• Thrupp End Farmhouse, Lidlington, Grade II Listed Building.
• Brogborough Round House, Brogborough, Scheduled Monument;
• The Round House, Brogborough, Grade II Listed Building;
• Moat Farm moated enclosure and associated settlement and earthworks, Marston Moretaine, Scheduled Monument;
• Moat Farmhouse, Marston Moretaine, Grade II* Listed Building;
• Church of the Virgin Mary, Marston Moretaine, Grade I Listed Building;
• Tower Belonging to Church of St Mary the Virgin, Marston Moretaine, Grade I Listed Building;
• The Old Rectory, Marston Moretaine, Grade II Listed Building;
• Stone known as the Devil's Toenail, Marston Moretaine, Grade II Listed;
• Milbrook Station, Milbrook, Grade II Listed Building; and
• Two Kilns and Four Chimneys at the Stewartby Brickworks, Stewartby, Grade II Listed Buildings.

The site also has the potential to contain multi-period archaeological remains which would not form an overriding constraint to development but will require investigation, recording and where necessary preservation in situ.

Any harm to designated or non designated heritage assets will need to be considered in accordance with national and local planning policy.

Coalescence

Strategic development within this location could cause coalescence of Lidlington and Marston Moretaine. Appropriate landscape buffers to ensure separation between new villages and existing settlements will be required.

Transport

Development within this site will benefit from proximity to the Millbrook and Lidlington Train Station on a Branch Line service in addition to relatively close proximity to the new East-West Rail Interchange planned to be at Ridgmont. This site is also adjacent to the A421 with an existing access at Marston Moretaine and Junction 13 of the M1 which can be accessed via Brogborough.

Development would likely cause additional pressure at the M1 Junction 13, increased vehicular movements within Marston Moretaine as traffic heads towards the A421 and would increase vehicular movements through neighbouring villages towards the A507. A comprehensive scheme for highway improvements, public transport improvements will be required.

Development will be required to improve connectivity between new and existing settlements as well as connectivity to Ridgmont Train Station including public transport connections (serving both the development and neighbouring settlements), cycleway connections and footpaths (including Rights of Way).

Pollution

This Growth Location is located near to the following sources of air and noise pollution:

• A421;
• Brogborough Power Station (to the north of the A421);
• Planned future Energy Recovery Facility at Rookery Pit South
• The Marston Vale Railway Line and planned route for East-West Rail; and
• Millbrook Proving Ground.

There is potential for land contamination within the site due to historic uses within the landscape.

Potential allocation and future development within this Growth Location will require appropriate mitigation in accordance with national and local planning policy.   

Energy

There is an opportunity to connect development within this Growth Location to the heat network associated with the planned Energy Recovery Facility at Rookery Pit South (Combined Heat and Power Station).

Utilities

There are High Voltage Overhead cables and utility services that run through the Growth Location particularly along a north south route. These must be accommodated within the design and layout of the Growth Location to reduce the need for easements within the proposed development.

Infrastructure requirements

It is essential that strategic scale development in this location is supported by:

• highway improvements both to the local and strategic road network required as necessary to make development acceptable;
• connections to the Heat Network associated with the Combined Heat and Power Facility to be Constructed at Rookery Pit South;
• superfast next generation broadband infrastructure;
• community centres with a mixture of retail uses including A1 (shops), A3 (café/ restaurants) and A4 (drinking establishments);
• a business park, providing opportunities for local employment, decreasing the reliance on the private motor vehicle;
• community facilities including (village halls, sports pavilions);
• leisure facilities (indoor sports facilities, outdoor sports facilities and areas of equipped play);
• blue/green infrastructure (provision informal open space including a waterway park, integrated Sustainable Urban Drainage Systems, improvements to the existing right of way network and habitat creation);
• Bedford and Milton Keynes Waterway Park, engineering the waterway through the entire site, including creating a water filled link between Brogborough and Stewartby lakes;
• provision of public transport infrastructure within the development and provision of a efficient public transport route through the site that links to Ridgmont Train Station and contributes to improving public transport connections serving surrounding settlements;
• Integrated community hub with a "Health and Social Care Hub", to serve both the development and the catchment area;
• preschool/ nursery/ early years facilities; and
• enlargements to existing schools and the provision of new schools/ education facilities as required to support the identified need, including any existing unmet need, including upper schools.

The above local infrastructure and improvements are considered to be essential to support development of this scale but additional items may be identified as a result of more detailed site analysis.

Aspley Triangle

(Provisional Capacity: 3,000-3,500 homes)

Context

The Growth Location is situated in the parish of Aspley Guise, to the north of the main built-up area of Aspley Guise village, the north east of Woburn Sands and to the south west of Brogborough. The site's northern boundary is defined by the M1, with junction 13 to the east, and the A421 leading into Milton Keynes, the southern boundary of the Growth Location abuts the Marston Vale railway line which forms part of the East-West rail route. This Growth Location benefits from the proximity to Milton Keynes, the A421, M1, Aspley Train Station (branch line) and the planned East West Rail interchange at Ridgmont Train Station (although separated from this Growth Location by the M1).

This Growth Location consists of arable farmland predominantly lying within the Aspley Clay Vale, a significant open featured vale that stretches northwards, enveloping Hulcote and Salford. The site is contained by distinctive landscapes and is situated to the north of the elevated landscape that resembles the Greensand Ridge that covers both Husborne Crawley and Aspley Guise. It is also situated to the south of the Cranfield to Stagsden Farmland.

Vision

It is envisaged that strategic scale development in this Growth location could include, a series of linked village separated and screened from neighbouring settlements by appropriate landscape buffers, which would benefit from direct access to the A421 and benefiting from good access to Milton Keynes, the M1, East-West Rail and the planned Oxford to Cambridge Express Way. Strategic scale development in this Growth Location could provide a significant number of homes and jobs to meet identified needs and could provide a significant section of the Bedford and Milton Keynes Waterway Park and waterway. Development would seek to maximise the environmental, leisure and community benefits from both the waterway providing habitat creation and leisure opportunities.

The proposed Oxford to Cambridge Expressway has a narrow corridor to connect to the A421 which would likely cross through this Growth Location, however the exact alignment of the expressway is yet to be determined. Due to the location of this site and the relatively narrow corridor to make this strategically important connection, it is considered that development within this Growth Location should not proceed until a route has been identified and safeguarded, which may potentially affect the deliverability of development in this Growth Location within the plan period.

Detail

Biodiversity and Blue/Green Infrastructure

The site contains a significant section of the planned route for the Bedford and Milton Keynes Waterway Park and a portion of the site is also located within the Green Sand Ridge Nature Improvement Area.

Development would be required to protect endangered species, provide a net gain for biodiversity and would be required to deliver the section of the Waterway Park as well as delivering that section of the waterway.

Development of this site provides the following site specific opportunities:

• There is the potential to provide a significant section of the Bedford and Milton Keynes Waterway (throughout the entire site) providing an immediate gain for biodiversity and leisure;
• There is an opportunity to provide ecological gains and retention with enhancements to existing habitats as part of the wider green infrastructure.

Best and Most Versatile  Agricultural Land

Development within this Growth Location would result in the loss of land in Grade 3 of the Agricultural Land Classification. However the split between Grade 3a and 3b is unknown.

Potential allocation and future development within this Growth Location must be in conformity with national policy.

Flood Risk

This Growth Location largely falls within Flood Zone 1; however there are portions of the Growth Location within Flood Zones 2 and 3.

Potential allocation with future development within this Growth Location must be in conformity with national policy on flood risk.

Heritage Assets

There are a significant number of listed buildings within Aspley Guise and Husborne Crawley. Impacts on the setting of these will need to be considered as there are a number of listed buildings south of Aspley Guise Railway Station.

The site contains and/or is within the setting of the following Designated Heritage Assets:

• Brogborough Ringwork Scheduled Monument;
• Crossing House, Aspley Guise, Grade II Listed Building;
• Chimney Cottage, Wavendon, Grade II Listed Building;
• Woburn Abbey Grade 1 Registered Park and Garden

The site also has the potential to contain multi-period archaeological remains which would not form an overriding constrain to development but will require investigation, recording and where necessary preservation in situ.

Any harm to designated or non-designated heritage assets will need to be considered in accordance with national and local planning policy.

Coalescence

Strategic development within this location could cause coalescence between the new settlement and Aspley Guise, contributing to future coalescence of Milton Keynes and Aspley Guise. Appropriate landscape buffers to ensure separation between new village and existing settlements will be required.

Transport

The site is adjacent to and would be directly accessed from the A421 whereby there are concerns relating to traffic and queuing implications from the development as well as implications for the M1 Junction 13. Development will likely have traffic implications for the surrounding settlements and minor road networks, including the level crossings in Woburn Sands and Aspley Guise. With the introduction of East-West Rail, queuing times at level crossings will likely increase, whereby a scheme may be necessary to mitigate such impacts.

The site currently benefits from its proximity to the Marston Railway Line and the site will experience further benefits with the introduction of East-West Rail which is planned to have an interchange at Ridgmont.

The proposed Oxford to Cambridge Expressway has a narrow corridor to connect to the A421 which would likely cross through this Growth Location, however the exact alignment of the expressway is yet to be determined. Due to the location of this site and the relatively narrow corridor to make this strategically important connection, it is considered that development within this Growth Location should not proceed until a route has been identified and safeguarded, which may potentially affect the deliverability of development in this Growth Location within the plan period. A comprehensive scheme for highway improvements will be required.

Development will be required to improve connectivity between the development and existing settlements as well as connectivity to Milton Keynes and Ridgmont Train Station including public transport connections (serving both the development and neighbouring settlements), cycleway connections and footpaths (including Rights of Way).

Pollution

This Growth Location is located near to the following sources of air and noise pollution:

• A421;
• M1;
• neighbouring business uses; and
• The Marston Vale Railway Line and planned route for East-West Rail.

There is potential for land contamination within the site due to historic uses within the landscape.

Potential allocation and future development within this Growth Location will require appropriate mitigation in accordance with national and local planning policy.   

Energy

There is an opportunity to connect development within this Growth Location to the heat network associated with the planned Energy Recovery Facility at Rookery Pit South (Combined Heat and Power Station).

Infrastructure requirements

It is essential that strategic scale development in this location is supported by:

• highway improvements both to the local and strategic road network required as necessary to make development acceptable;
• connections to the Heat Network associated with the Combined Heat and Power Facility to be Constructed at Rookery Pit South;
• superfast next generation broadband infrastructure;
• community centres with a mixture of retail uses including A1 (shops), A3 (café/ restaurants) and A4 (drinking establishments);
• providing employment generating uses to provide opportunities for local employment, decreasing the reliance on the private motor vehicle;
• community facilities including (village halls, sports pavilions);
• leisure facilities (indoor sports facilities, outdoor sports facilities and areas of equipped play);
• blue/green infrastructure (provision informal open space including a waterway park, integrated Sustainable Urban Drainage Systems, improvements to the existing right of way network and habitat creation);
• Bedford and Milton Keynes Waterway Park, engineering the waterway through the entire site;
• provision of public transport infrastructure within the development and provision of a efficient public transport route through the site that links to Ridgmont Train Station and contributes to improving public transport connections serving surrounding settlements including access to Milton Keynes;
• Integrated community hub with a "Health and Social Care Hub", to serve both the development and the catchment area;
• preschool/ nursery/ early years facilities; and
• enlargements to existing schools and the provision of new schools/ education facilities as required to support the identified need, including any existing unmet need, including upper schools.

The above local infrastructure and improvements are considered to be essential to support development of this scale but additional items may be identified as a result of more detailed site analysis.

Land South of Wixams

(Provisional Capacity: 500 homes and a Country Park)

Context

The Growth Location is located north of Houghton Conquest and south of the Wixams Main Settlement, a new settlement that lies within both Bedford Borough Council and Central Bedfordshire Council.  The Growth Location is bounded by the B530/Ampthill Road in the west and Bedford Road in the south.  The Growth Location does not extend as far eastwards as the A6.

Immediately south of the Wixams Main Settlement is land currently allocated by Policy MA3 of the Central Bedfordshire (North): Site Allocations Development Plan Document for mixed-use development for up to 1,000 new homes. This allocation has not been built out but must be delivered before the proposed growth location.

Land to the South of Wixams Growth Location lies immediately south of Policy MA3 allocation.  The Growth Location was formally known as Draft Policy 63 Allocation from the now withdrawn Central Bedfordshire Development Strategy.

A master plan was approved by Central Bedfordshire Council for development management purposes in April 2015.  The Wixam Park Master Plan establishes an Indicative Framework Plan for Wixam Park, an area comprising Policy MA3 land together with the land to the south known now as Land South of Wixams Growth Location. Policy MA3 and the Land South of Wixams Growth Location are two separate policy areas but have been masterplanned together within the Wixam Park Master Plan Document. 

Vision

Development in this Growth Location provides an extension to the Wixams Main Settlement and Policy MA3 land.  The Growth Location could provide significant benefits with the provision of a significant number of homes and a countryside park whilst benefiting from relatively close proximity to the planned development at Wixams Main Settlement and associated facilities and services, a proposed Wixams Rail Station, East-West Rail, the A421 and A6.

Detail

Transport and Connectivity

The Growth Location would extend Wixams Main Settlement to the south through Policy MA3 land, therefore it is essential that the Growth Location and Policy MA3 land are comprehensively planned to ensure they are connected and integrated into a sustainable settlement for Wixams as a whole.  This has been partly achieved through the adoption of the Wixam Park Master Plan Document, which outlines the land uses and connections between the two areas and with Wixam Main Settlement to achieve the interconnectedness and integration of development in this area.

Although the site benefits from close proximity to the strategic highway network, namely the A6, access to the Growth Location will be via the B530.  Access connections should also be between the Growth Location and Policy MA3 land and Wixams Main Settlement to facilitate convenient access between the development areas and to promote more sustainable forms of travel.

The Growth Location's immediate location with the Wixams Main Settlement, particularly the proximity to the proposed new railway station also provides a significant opportunity for the Growth Location in terms of strategic sustainable connections. 

Development within this Growth Location, together with Policy MA3 land, would be required to maximise connectivity between the separate developments of Wixams Main Settlement, Policy MA3 land and the Growth Location by ensuring the proposed layouts and masterplans promotes connectivity by including vehicular, public transport, cycleway connections and footpaths.  

Coalescence

Strategic development within this location could cause coalescence of Houghton Conquest and an extended Wixams.

Appropriate landscape buffers to ensure separation between Houghton Conquest and land south of Wixams will be required.  Indicative masterplans for the site, as well as the adopted Masterplan, indicate the inclusion of a countryside park along the southern boundary with Houghton Conquest.  This will provide a separation between Houghton Conquest and the new development by providing a functional open space for the residents of Houghton Conquest and the new community.

Biodiversity and Blue/Green Infrastructure

In addition to preventing coalescence, the countryside park will be linked with green infrastructure provision in the Growth Location. This will present an opportunity to deliver new strategic areas of open space. As the Growth Location is located in the Marston Vale, tree cover throughout any new development should contribute to the Forest of Marston Vale

Flood Risk

The site falls within Flood Zone 1.  Potential allocation and future development within this Growth Location must be in conformity with national policy on flood risk.

Heritage Assets

The site lies within a landscape that is known to contain multi-period archaeological remains, therefore it has archaeological potential.  This does not prevent development providing that an appropriate mitigation strategy is implemented. Archaeological field evaluations must be undertaken and a contingency for archaeological works must be included in any proposal to prevent issues with viability.

Energy

There is an opportunity to connect development within this Growth Location to the heat network associated with the planned Energy Recovery Facility at Rookery Pit South (Combined Heat and Power Station).

Infrastructure requirements

It is essential that strategic scale development in this location is supported by:

• Highway improvements both to the local and strategic road network;
• New pedestrian and cycle routes to connect with Wixams Main Settlement and Policy MA3 land to the north;
• Connections to the Heat Network associated with the Combined Heat and Power Facility to be Constructed at Rookery Pit South;
• Community facilities, such as a village hall and sports pavilion;
• Leisure facilities, such as indoor sports facilities, outdoor sports facilities and areas of equipped play;
• Green infrastructure including the provision of a countryside park in addition to informal and formal open space, improvements to the existing right of way network and habitat creation;
• Integrated Sustainable Urban Drainage Systems;
• Preschool/ nursery/ early years faculties; and
• The provision of new lower/primary school as required supporting the identified need of future residents.

The above local infrastructure and improvements are considered to be essential to support development south of Wixams Main Settlement but additional items may be identified as a result of more detailed site analysis.