Arlesey Town Council - Arlesey Neighbourhood Plan

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Arlesey Town Council

Arlesey Neighbourhood Plan 2016-2031

Referendum Version October 2017

Arlesey Neighbourhood Plan Referendum Version

Contents 1

INTRODUCTION ....................................................................................................................................... 1 NATIONAL POLICY .................................................................................................................................................... 3 LOCAL POLICY ......................................................................................................................................................... 3 CONSULTATION....................................................................................................................................................... 3

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LOCAL CONTEXT ...................................................................................................................................... 5 HISTORY OF ARLESEY ............................................................................................................................................... 5 PROFILE OF THE COMMUNITY TODAY ........................................................................................................................... 7 THE SETTING OF ARLESEY ........................................................................................................................................ 10 LOCAL SERVICES AND ASSETS.................................................................................................................................... 11 LOCAL PLAN POLICY ............................................................................................................................................... 12 CENTRAL BEDFORDSHIRE CORE STRATEGY .................................................................................................................. 12

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VISION AND OBJECTIVES ....................................................................................................................... 15 CHALLENGES FOR ARLESEY ...................................................................................................................................... 15 VISION FOR ARLESEY .............................................................................................................................................. 16

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THE ARLESEY SETTLEMENT BOUNDARY ................................................................................................. 19 POLICY ARL1: SETTLEMENT BOUNDARY .................................................................................................................... 19

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RESIDENTIAL DEVELOPMENT ................................................................................................................. 23 DESIGN OF RESIDENTIAL DEVELOPMENT ..................................................................................................................... 23 POLICY ARL2: DESIGN OF RESIDENTIAL DEVELOPMENT ................................................................................................ 27 HOUSING MIX ...................................................................................................................................................... 28 AFFORDABLE HOUSING NEED ................................................................................................................................... 28 MARKET HOUSING NEED ......................................................................................................................................... 29 POLICY ARL3: HOUSING MIX .................................................................................................................................. 30

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TRANSPORT AND MOVEMENT .............................................................................................................. 31 CYCLING AND WALKING .......................................................................................................................................... 31 POLICY ARL4: PROVISION FOR CYCLING AND WALKING ................................................................................................ 38 ROAD IMPROVEMENTS ........................................................................................................................................... 39 POLICY ARL5: IMPROVEMENTS TO TRAFFIC PINCHPOINTS............................................................................................. 39 PUBLIC TRANSPORT ............................................................................................................................................... 41 POLICY ARL6: BUS AND COMMUNITY TRANSPORT PROVISION....................................................................................... 41 CAR PARKING ....................................................................................................................................................... 42 POLICY ARL7: OFF-STREET CAR PARKING IN ARLESEY .................................................................................................. 42

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ENVIRONMENT ...................................................................................................................................... 43 LOCAL GREEN SPACES ............................................................................................................................................ 43 POLICY ARL8: PROTECTION AND MAINTENANCE OF LOCAL GREEN SPACES ...................................................................... 45 PROVISION OF OPEN SPACE..................................................................................................................................... 47 POLICY ARL9: PUBLIC OPEN SPACE .......................................................................................................................... 48 FLOODING AND POLLUTION MONITORING................................................................................................................... 49 POLICY ARL10: FLOOD RISK MANAGEMENT .............................................................................................................. 55

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LOCAL HERITAGE ................................................................................................................................... 56 POLICY ARL11: LISTED BUILDINGS AND BUILDINGS OF STRUCTURE OR CHARACTER ........................................................... 57

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COMMUNITY INFRASTRUCTURE ............................................................................................................ 59 SPORTS AND RECREATION ....................................................................................................................................... 59 POLICY ARL12: PROVISION OF SPORTS FACILITIES ....................................................................................................... 61 COMMUNITY FACILITIES.......................................................................................................................................... 62 POLICY ARL13: PROVISION OF COMMUNITY FACILITIES................................................................................................ 62 EDUCATION.......................................................................................................................................................... 63

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BUSINESS AND EMPLOYMENT ............................................................................................................... 64 COMMUNICATIONS................................................................................................................................................ 64 POLICY ARL14: HIGH SPEED BROADBAND ................................................................................................................. 65 THE PROPOSED LOCAL CENTRE ................................................................................................................................ 66 POLICY ARL15: LOCAL CENTRE RETAIL...................................................................................................................... 66 NEW EMPLOYMENT OPPORTUNITIES......................................................................................................................... 67 POLICY ARL16: SMALL-SCALE COMMERCIAL DEVELOPMENT......................................................................................... 69

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NON POLICY ACTIONS ........................................................................................................................... 70

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PROPOSALS MAPS ................................................................................................................................. 73

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GLOSSARY ............................................................................................................................................. 75

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ACKNOWLEDGEMENTS .......................................................................................................................... 76

APPENDIX A – A PROFILE OF ARLESEY ...............................................................................................................I POPULATION ........................................................................................................................................................... I WORK...................................................................................................................................................................III ARLESEY BUSINESS ANALYSIS ..................................................................................................................................... V HOUSING.............................................................................................................................................................. VI APPENDIX B – LOCAL GREEN SPACES: DETAILED INFORMATION AND MAPS ............................................... VIII APPENDIX C – RECREATION AND OPEN SPACE: LOCAL STANDARDS.............................................................. XX APPENDIX D – SITES AND BUILDINGS OR STRUCTURES OF CHARACTER ..................................................... XXIX APPENDIX E – CONFORMITY OF NEIGHBOURHOOD PLAN POLICIES WITH LOCAL AND NATIONAL POLICYXXXIII APPENDIX F – LIST OF EVIDENCE BASE DOCUMENTS ............................................................................... XXXIV APPENDIX G – SUMMARY OF POLICIES ..................................................................................................... XXXV

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1

Introduction

1.1

This document represents the Neighbourhood Plan for Arlesey parish. It forms one part of the development plan for the parish over the period 2016 to 2031, the other part at time of publication being the Central Bedfordshire Core Strategy and Development Management Policies (CSDMP), adopted 2009. This will be superseded by the Central Bedfordshire Council Local Plan once complete and adopted.

1.2

Central Bedfordshire Council (CBC), as the local planning authority, designated a Neighbourhood Area for the whole of the Arlesey parish in October 2014 to enable Arlesey Town Council to prepare the Neighbourhood Plan. The Plan has been prepared by the community under the leadership of the Arlesey Neighbourhood Plan Steering Group (ANPSG). ‘The Plan’ and ‘the Neighbourhood Plan’ will be used interchangeably throughout this document.

1.3

The Arlesey Neighbourhood Plan is being prepared in accordance with the Town & Country Planning Act 1990, the Planning & Compulsory Purchase Act 2004, the Localism Act 2011 and the Neighbourhood Planning Regulations 2012 (as amended). The ANPSG has prepared the Plan to establish a vision for the future of the parish and to set out how that vision will be realised through planning land-use and development over the plan period 2016 to 2031. Due to the fact that in the early part of this period, CBC will have a new Local Plan, the intention is to review the Neighbourhood Plan at that point in time.

1.4

The purpose of the Neighbourhood Plan is to guide development within the parish and provide guidance to any interested parties wishing to submit planning applications for development within Arlesey. The process of producing the Plan has sought to involve the community as widely as possible and the different topic areas are reflective of matters that are of considerable importance to Arlesey: its residents, businesses and community groups.

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1.5

Each section of the plan covers a different topic. Under each heading there is the justification for the policies presented which provides the necessary understanding of the policy and what it is seeking to achieve. The policies themselves are presented in the green boxes. It is these policies against which planning applications will be assessed. It is advisable that, in order to understand the full context for any individual policy, the policy is read in conjunction with the supporting text. The Plan is accompanied by a Policies Map, shown in Section 12 at the end of the document.

1.6

Figure 1.1, below, shows the boundary of the Neighbourhood Plan area, which is the same as the boundary of Arlesey parish.

Figure 1.1 – Arlesey Neighbourhood Plan designated area

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National policy 1.7

The National Planning Policy Framework (NPPF) states: “Neighbourhood planning gives communities direct power to develop a shared vision for their neighbourhood and deliver the sustainable development they need. Parishes … can use neighbourhood planning to set planning policies through neighbourhood plans to determine decisions on planning applications (para.183). Neighbourhood planning provides a powerful set of tools for local people to ensure that they get the right types of development for their community. The ambition of the neighbourhood should be aligned with the strategic needs and priorities of the wider local area. Neighbourhood plans must be in general conformity with the strategic policies of the Local Plan. To facilitate this, local planning authorities should set out clearly their strategic policies for the area and ensure that an up-to-date Local Plan is in place as quickly as possible. Neighbourhood plans should reflect these policies and neighbourhoods should plan positively to support them. Neighbourhood plans and orders should not promote less development than set out in the Local Plan or undermine its strategic policies (para.184). Outside these strategic elements, neighbourhood plans will be able to shape and direct sustainable development in their area. Once a neighbourhood plan has demonstrated its general conformity with the strategic policies of the Local Plan and is brought into force, the policies it contains take precedence over existing non-strategic policies in the Local Plan for that neighbourhood, where they are in conflict. Local planning authorities should avoid duplicating planning processes for non-strategic policies where a neighbourhood plan is in preparation (para.185)”.

1.8

Further guidance on the practical application of these matters is provided in national Planning Practice Guidance (PPG).

Local Policy 1.9

The existing development plan for Arlesey comprises the Core Strategy and Development Management Policies Development Plan Document 2001-2026 (adopted 2009), the Central Bedfordshire (North) Site Allocations Development Plan Document (adopted 2011), and the saved policies of the Mid Bedfordshire Local Plan (adopted 2005). The Draft Central Bedfordshire Local Plan 2015-2035 is at a very early stage, having recently been published for consultation.

Consultation 1.10

The ANPSG has developed the Neighbourhood Plan through extensive engagement with the community over a period of almost two years. It has served to identify the key issues, develop policy options and seek feedback on the emerging plan. Activities have included: •

Public exhibitions, drop-in events and local press activity

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1.11



Face-to-face sessions with local organisations including schools, scouts and guides, other young peoples’ groups, local businesses, and voluntary and interest groups



Two separate questionnaires distributed to all households



A Housing Needs Survey conducted independently by BRCC

Further detail on the consultation process is given in the accompanying Consultation Statement document.

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2

Local Context

History of Arlesey 2.1

When considering the future of Arlesey, it is useful to understand it origins and the things that have happened in the parish that have shaped what it is like today. Arlesey is a long village with an equally long chronicled history. An entry exists for the village in the Domesday Book of 1086, in which it is named “Alricesei”, and there are several sites still in existence that stem from the middle ages and beyond; including St Peter’s Church dating from 1180 and the Old Bridge over the River Hiz which was listed in a monastery survey in 1566 but dates from earlier times.

St Peter’s Church 2.2

Records surviving from the mid-17th century reveal Sir Samuel Browne becoming the principle landowner in the village having purchased Arlesey Manor (Etonbury). The whole estate was split up and sold off in the late 1800s.

2.3

The 1800s saw the marked growth of two industries that have shaped Arlesey’s economic heritage: the excavation of coprolite, a phosphate-rich fossilised dung which was processed into artificial fertiliser, and clay for brick making. The success of these industries was greatly enhanced by the coming of the Great Northern Railway in 1851 which saw over 1,500 tons of lime and ‘Eddystone’ cement exported from the village weekly, dug from what is now the Blue Lagoon.

2.4

By 1852, Arlesey had become a centre for brick making, attracting industrial figures such as Robert Beart who moved his business to the parish from Godmanchester and revolutionised brick making by using mechanical presses. There were, at its peak, six operational brickworks in Arlesey, the last of which closed in 1992.

2.5

Another major feature in Arlesey’s history is the Three Counties Asylum which opened in 1860. Renamed Three Counties Hospital in 1927, then Fairfield Hospital in 1960, the institution treated thousands of patients with mental illness over the years and employed many local residents. It had its own railway station, Three Counties, which was situated at 5

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the end of Station Road. That station closed in 1960 while the hospital itself closed in 1999. The hospital building and grounds have since been developed for housing and now falls under the newly formed Fairfield Parish Council, just beyond the border of Arlesey parish. 2.6

One of the unusual features of the village of Arlesey is that it has developed in a linear form over the years, extending some three miles from north to south. This has had a number of consequences, not least the lack of a true village core, and local shops have emerged at points throughout the village to serve communities at different ends of the settlement. The railway station is located to the northern end of the village some distance from the geographical centre of the settlement. Figure 2.1 illustrates this linear layout. Ordnance Survey maps reproduced under PSMA licence number 0100058707

Figure 2.1 – Arlesey is a linear settlement

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Profile of the community today 2.7

Based on the 2011 census, Arlesey has a population of just over 5,500 people. Since 2000, the parish has witnessed considerable growth – a 17.8% rise in population compared to 8.9% across Central Bedfordshire (2011 census) – a result of developments including at Chapel Drive, Weavers Orchard, Howberry Green, The Hermitage and Chancellors. As Arlesey grows, there is a desire among many to retain its “village” feel.

2.8

There is little employment here – some light industry – and therefore out-commuting is high. Arlesey’s shops and services meet the most basic everyday requirements of its residents, and it has a good school and some sports facilities. Connections by road and railway are excellent.

2.9

Arlesey has a strong community spirit with events such as the family fun day, summer fete and Party in the Park. The parish has retained a number of public houses and there is a range of community groups and societies across the parish including a thriving W.I., various youth groups and a pop-up café. The churches provide a hub for local people and are wellused.

2.10

In terms of future planned growth, the Arlesey Cross Masterplan sets out proposals for a minimum of 1,000 new homes and additional employment land, which would result in a significant further increase in the population. The proposals include the provision of a local centre on the east side of the High Street which could provide a considerable uplift in the retail offering in Arlesey. The Arlesey Cross Masterplan was adopted as technical guidance in March 2014 and it was allocated in the Development Plan for the area in April 2011. The site does not yet have planning permission however the section of relief road east of the High Street, including junctions at either end, was granted detailed planning permission on 7 March 2016.

2.11

The community has been very vocal in its desire to see no further growth of the parish and it therefore wishes to ensure that the proposals contained within the Masterplan are implemented comprehensively, in the most sympathetic way possible to blend in with the current settlement, and deliver the infrastructure – social, green, transport and associated facilities – necessary to support it. It also wishes to ensure that individual development proposals are co-ordinated and in accordance with the design and other guidance set out in the Masterplan. Of particular concern is the delivery of the proposed Arlesey Relief Road, the provision of which in its entirety is viewed as a vital part of the Development Plan and Masterplan proposals for the area. Figure 2.2 illustrates the proposals in the Masterplan, including the planned relief road, and how these interact with the existing settlement.

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Ordnance Survey maps reproduced under PSMA licence number 0100058707

Figure 2.2a – Masterplan proposals in relation to existing settlement (north)

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Ordnance Survey maps reproduced under PSMA licence number 0100058707

Figure 2.2b – Masterplan proposals in relation to existing settlement (south)

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2.12

A detailed profile of the parish is shown in Appendix A. In summary, the key aspects of the profile of Arlesey parish, as they relate to the Neighbourhood Plan, are as follows1: •

Over the last decade, Arlesey has experienced very strong growth in its population of older working age (45 to 64) and those aged 65+, however there has been a decline in those aged between 25 and 44;



Despite this, Arlesey retains a higher proportion than average of working age people between 25 and 44 but a lower proportion of older people aged 65 years and older. The new housing planned may change the demographic profile of the parish quite significantly, depending on the types and sizes of dwellings provided.



Arlesey has high levels of car ownership, with 1.52 cars per household compared to 1.16 at the national level. This is not unexpected in a largely rural area, but perhaps points to missed opportunities to improve non-car linkages within the settlement to the station.



Arlesey is well served by rail links to several major employment centres and usage is higher than the average for Central Bedfordshire. However, the majority of those in work use their car to travel to their place of employment and the level of commuting locally on foot, by bicycle or by bus are below the county and national averages.



Arlesey predominantly comprises smaller homes with an above average number of one and two bedroom properties. It has comparatively high numbers of social housing.

The setting of Arlesey 2.13

1

Arlesey is a small town located in the Hiz Valley in Central Bedfordshire, which itself is classified as predominantly rural, containing countryside, villages and small- to mediumsized towns including Leighton Buzzard and Dunstable. The area, as a whole, has a varied and distinct landscape, informed by the underlying geology of clay, chalk and greensand. Arlesey itself is located at the southern end of the “Clay Valleys” landscape character type, as identified in the Landscape Character Assessment for Central Bedfordshire, which encompasses the valleys of the Rivers Ouse and Ivel. The Upper Ivel Clay Valley is a distinctive area characterised by the level topography which affords open views across predominantly arable farmland, which contrasts with the more intimate, enclosed pastures and woodland blocks within the river corridor itself. Scattered woodland blocks and smallscale lakes such as the Blue and Green Lagoons, which resulted from mineral extraction, create local features. The restored landfill site has establishing wooded and grassland habitats and affords extensive views over the countryside. A key aspect of local distinctiveness is the use of Arlesey White bricks, particularly within the historic centre of the town.

Source: 2011 Census

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2.14

Areas of open space in the parish include: •

Old Moat Nature Reserve, a narrow strip of 6 acres of land which runs parallel to the west side of the railway line. Its key feature is the L-shaped Moat which is home to a variety of water plants, insects and other wildlife;



Etonbury Wood, an area of mixed woodland currently being enhanced with funding from CBC; and



Glebe Meadows, on the River Hiz and can be accessed by walking over the A507 bridge, crossing the railway and the river. They are adjacent to the Old Moat Nature Reserve.

Glebe Meadows 2.15

There are a number of heritage assets in the parish. The Church of St Peter is Grade I listed, and there are nine Grade II listed sites including The Three Tuns (former public house), Cluny Cottage and numerous farmhouses. In addition, there are a large number of other buildings and sites – some of which are now lost – that continue to resonate with the local population as a way of celebrating local heritage. These include the War Memorial, Fairfield Hospital, Etonbury Castle, the former Arlesey Brickworks and the former Three Counties Station.

Local services and assets 2.16

Arlesey has good links by both rail and road. The railway station, which re-opened in 1988, provides a regular service to the larger local towns of Stevenage, Biggleswade and Sandy, as well as to London and Peterborough. There is easy access by car from Junction 10 of the A1(M) on to A507 and from Bedford and Shefford via the A507. Arlesey can also be approached from the south via Letchworth or Hitchin.

Arlesey Railway Station 11

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2.17

2.18

The town has a number of local facilities and amenities which serve primarily the local community. Some of these – the village hall, resource centre and library and the GP’s surgery – are house together in the Community Centre on the High Street which also houses the town council offices. •

Schools: Arlesey Nursery School (located at the Gothic Mede site), Gothic Mede Academy (5 to 9 year olds) and Etonbury Academy (9 to 16 year olds)



Health: Arlesey medical centre and pharmacy. The nearest dental practice and optician is in neighbouring Stotfold. The closest hospitals are the Lister in Stevenage and Bedford Hospital.



Community facilities: Village Hall, Resource Centre and Library, the W.I Hall and the Scout Hut



Numerous shops, two post offices, four pubs, a social club, a football club, a restaurant and several take-away food outlets.

Notably for the future, the Arlesey Cross Masterplan sets out proposals for “a new local centre comprising a small supermarket, other small retail and service units, doctor’s surgery and other potential community uses will be located at the western end of land to the east of the High Street where there is a frontage onto the High Street”. This is felt to be the ideal location to create a focal point for Arlesey to complement existing amenities as it will be immediately adjacent to the new junction where the relief road crosses the High Street and the existing north-south settlement meets the new east-west development.

Local Plan policy 2.19

Local Plan policy consists of the Central Bedfordshire Core Strategy and Development Management Policies, adopted in 2009, which provides high level planning policies and general spatial principles for growth. The emerging Local Plan will provide more detailed policies for each of the settlements in the north of the district, including Arlesey and will replace the Core Strategy. This was submitted in October 2014 but was withdrawn in December 2015 following legal challenges and, at the time of writing, is now being redrafted with a view to resubmitting in December 2017.

2.20

A summary of the key policies as they apply to the Neighbourhood Plan area are as follows:

Central Bedfordshire Core Strategy 2.21

The following policies in the Core Strategy and Development Management Policies DPD (Central Bedfordshire Council, 2009) have specific references to Arlesey: •

Policy CS1 states that Arlesey, Stotfold and Fairfield will remain separate entities but support higher-level services commensurate with their combined population. The policy also states that Arlesey will grow to bring forward large-scale new mixed-use development, including significant improvements in levels of service and local traffic conditions, together with substantial areas of new, publicly accessible green infrastructure.



Policy CS5 states that Arlesey will be allocated a minimum of 1,000 new homes. 12

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2.22



Policy CS10 states that the area comprising of Arlesey, Stotfold and Fairfield will be allocated 10-15 ha of additional employment sites.



Policy CS12 states that specific opportunities will be identified in Arlesey for the provision of new local shopping facilities. Central Bedfordshire Development Strategy.

The Site Allocations DPD (Central Bedfordshire Council, 2011) expands on the Core Strategy policies with policy MA8 which is reproduced below.

Policy MA8: Land at Chase Farm and Land West and North-East of High Street, Arlesey Site Area: approx. 77.26 ha Land at Chase Farm and land west and north-east of High Street, Arlesey is allocated for a mixed use development comprising a minimum of 1000 dwellings and 10 ha of employment land In addition to general policy requirements in the Core Strategy and Development Management Policies DPD and appropriate contributions to infrastructure provision in the Planning Obligations SPD, development on this site will be subject to the following:

• The production of a Masterplan to guide mixed-use development; • Provision of a relief road running north along the west of the High Street to the north-east of Arlesey and joining the A507, with high quality environmental improvements providing better access to cyclists and pedestrians;

• Provision of a town centre with a supermarket, associated retail units and other community facilities;

• Provision of health facilities including the relocation of the GP in an appropriate location, a new pharmacy and a dentist;

• Provision of a new Lower School and an appropriate increase of capacity in the Middle and Upper schools;

• Provision of a high quality business park and other employment opportunities; • Improvements to bus services and the provision of new routes; • New cycle and walking routes within Arlesey and the provision of links to Stotfold and Fairfield Park;

• Provision of additional parking facilities for cars, motorcycles and cycles at Arlesey train station. The need for a contribution and the level of contribution to be sought will be considered in regard to the current position at the time any outline planning is submitted for determination;

• Preparation of a Transport Assessment to help identify the impact of the development on the highway network.

This assessment should specifically include the impact on the A507

roundabout, High Street, Church Street (sic), House Lane and Stotfold Road, and provision of appropriate mitigating measures, particularly parking on the High Street;

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• A contribution towards improvements/mitigation measures for the A1(M) Junction 10 following an area wide cumulative Transport Assessment of the impacts of allocations at Arlesey and Stotfold;

• Provision of substantial areas of strategic, publicly accessible green infrastructure aimed in part at maintaining separation between Arlesey, Stotfold and Fairfield Park though long-term landscaping;

• Providing appropriate mitigation measures against the impact on listed buildings and archaeology sites;

• Provision of sufficient capacity within the public foul sewerage system to meet the needs of the development;

• The protection and enhancement of the Arlesey Meadows County Wildlife Site; and • A comprehensive biodiversity assessment to assess the suitability of each section of the allocation and to inform the Masterplan at an early stage.

2.23

The Arlesey Cross Masterplan was adopted as Technical Guidance in March 2014 for the implementation of policy MA8.

2.24

A full list of policies and how they link with Central Bedfordshire Council and national planning policy is shown in Appendix E.

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3

Vision and Objectives

Challenges for Arlesey 3.1

Extensive engagement with the community has revealed a number of issues when considering the future of Arlesey. Most significantly it should be noted that, by and large, the community has not supported proposals for further significant growth and development of Arlesey, including at Arlesey Cross, because of the potential impacts on the existing village and the uncertainty over how the existing infrastructure (already stretched in part) will cope.

3.2

The following challenges represent the feedback from local people: •

Ensuring that strategic developments identified in the Site Allocations Development Plan Document at Arlesey Cross are integrated into the existing community so that they do not function as separate places and embrace the best examples of local design and layout



Ensuring that residents across the parish, particularly at the extremities of linear settlement, have access to the key facilities provided.



Recognising that alternatives to the private car as a means of travel need to be provided in order to encourage walking and cycling particularly to the facilities located around the parish, including the station.



Minimising the volume of traffic, including the great number of larger vehicles, using the High Street, which creates a danger to road users and impacts negatively on the structural integrity of local buildings.



Ensuring that the growth in population arising from new development does not put an unacceptable strain on existing community infrastructure; instead, new development should contribute to the expansion and extension of community infrastructure to address needs.



Protect the valued green and open spaces around the parish, many of which are home to a diverse range of flora and fauna and provide a valuable recreational resource.



Conserve the historic assets of the parish and strengthen links to the past through new development to perpetuate a sense of place.

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Vision for Arlesey 3.3

In consultation with the community, the established vision for Arlesey is as follows:

To develop a town with the heart of a village In 2031, Arlesey will be a place where people aspire to live. The Arlesey Cross development will be fully integrated with the existing community and the identity of the parish as a whole will be strengthened. There will be further opportunities to take part in community activities and a range of local jobs will be available for those not wishing to commute out. Those who have grown up in Arlesey will be able to afford to stay in the parish if they so wish; equally there will be opportunities for older members of the community to downsize while remaining in the area that they think of as home. The attractive rural setting that Arlesey benefits from will have been safeguarded for future generations, along with the historic assets that have helped to form the community today. Sustainable transport modes will be emphasised with a focus on pedestrians and cyclists. Traffic flow will be managed to minimise its impact and congestion as a result of on-street car parking will be significantly reduced. A range of excellent public services across education, healthcare, play and leisure will be available for all residents. 3.4

The principles underpinning the vision are:

Plan for the future Address short term issues while maintaining a long term view

Build on our community spirit Maximise engagement, minimise estrangement

Showcase Arlesey Develop a place where people aspire to live

Leave a legacy Plan for the future generations 3.5

The priorities are as follows:

Address traffic issues Protect the countryside and our rural environment Protect our heritage Retain and enhance key services Build an infrastructure to promote community activities Strengthen the local economy 16

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3.6

To help deliver the vision, the following objectives have been agreed and couched under six themes:

Residential Development Aims: Arlesey is a place where people aspire to live with new housing meeting the needs of the parish and designed to be in keeping with existing styles and materials. Objective 1: The design of new housing should be in keeping with, and improve upon, good design in the parish, incorporating design features and styles from existing build. Objective 2: The layout of new developments should allow for sufficient off-street parking in sight of properties, and should encourage the development of communities within communities by providing squares with safe play areas for children. Objective 3: New development should meet the needs of the community as a whole with affordable housing dispersed throughout large developments rather than being clustered together, except in the case of Extra Care Facilities which contribute to the affordable housing requirement.

Transport and Movement Aims: Arlesey is accessible and safe for walking and cycling, has good public transport and a safe and efficiently functioning road network. Traffic volumes, on-street car parking and congestion are minimised. Objective 4: New development should help meet these aims by providing cycling and walking connectivity throughout the parish. Objective 5: The current deficiency in car parking for residents and commuters should be alleviated by providing more than the minimum provision for development which borders the existing settlement boundary. Objective 6: The road network should be enhanced to accommodate additional local traffic generated by new development, to encourage the movement of two-way traffic and to improve pedestrian and cycling safety. Objective 7: Bus services should be improved to enable journeys, particularly within the parish, to be taken by modes other than car, and to be better synchronised with rail services.

Environment Aims: Arlesey retains its rural village feel, safeguarding the existing parks and green spaces that are valued by the community and adding to these to increase access to the countryside. Objective 8: Existing green and open spaces should be retained and new ones provided to benefit the growing community. Objective 9: Any new development should ensure that there is no increase in the risk of local flooding, and that sewerage treatment facilities have sufficient capacity to cope with the increase in population. Objective 10: New development should make provision for green streets and local habitats through the provision of grass areas, hedgerows, trees and front gardens. Objective 11: Use good design practices to reduce the environmental impact of new development with particular attention to encouraging sustainable energy and pollution control. 17

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Local Heritage Aims: The heritage of Arlesey will be conserved and celebrated to strengthen the history and identity of the parish. Objective 12: To ensure that Arlesey remains a distinct settlement, separated physically and visually from neighbouring communities. Objective 13: The historic built environment should be protected for future generations and heritage features utilised in new build.

Community Infrastructure Aims: The growing parish will benefit from a range of leisure and social facilities for all ages, making best use of the area’s qualities and the spirit of the community. Objective 14: To maximise leisure opportunities for all sectors of the community by preserving existing facilities and providing a range of new facilities to meet demand. Objective 15: To deliver new and improved social facilities and amenities in appropriate locations to meet the needs of the community.

Business and Employment Aims: New and existing businesses are supported along with opportunities for local people to work in the parish, including home working. Objective 16: Support the development of small scale enterprises and other businesses that meet the needs of the community. Objective 17: Recognise key retail areas and set out criteria to support the positive development of these areas.

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4

The Arlesey Settlement Boundary

4.1

As noted previously, Arlesey is unusual in that it has developed in a linear form over the centuries, which has led to difficulties in defining a clear ‘centre’ to the small town. It is important that future development is directed to appropriate locations to ensure that further sprawl is avoided. Development should not, for example, encroach unduly on the open countryside that surrounds it. The purpose of a settlement boundary is to help to provide that direction.

Policy ARL1: Settlement Boundary The development of Arlesey shall be focussed within the settlement boundary as identified in the Proposals Map. Development proposals will be supported within the settlement boundary subject to compliance with other policies in the development plan. Development proposals outside the settlement boundary will not be permitted unless: •

they are in accordance with the Central Bedfordshire Core Strategy policies in respect of appropriate uses in the countryside; or



they relate to necessary utilities infrastructure and where no reasonable alternative location is available; or



they relate to the Arlesey Cross Masterplan (Policy MA8 of Site Allocations DPD).

(Conformity Reference: NP Objective 12; 2009 Core Strategy Policy DM4; and NPPF para’s 17, 55, 109)

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Ordnance Survey maps reproduced under PSMA licence number 0100058707

Figure 4.1a – Arlesey settlement boundary (north)

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Ordnance Survey maps reproduced under PSMA licence number 0100058707

Figure 4.1b – Arlesey settlement boundary (south)

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4.2

This policy establishes a key spatial priority for the Plan. It supports development proposals in the established settlement of the neighbourhood area (and especially previously developed land) in line with the principles of sustainable development as set out in the NPPF and Development Plan.

4.3

The effect of the policy is to confine housing and other development proposals to the established built up area boundaries of Arlesey, unless they are appropriate to a countryside location. Over many years Arlesey has experienced small-scale piecemeal redevelopment within its built-up area which has not brought about the accompanying infrastructure and services to support this.

4.4

The large-scale strategic development set out in the Arlesey Cross Masterplan, comprising circa 1,000 new homes, has extended beyond the current settlement boundary as set out in the Core Strategy. It will make both a major contribution to meeting the housing needs of the unitary authority area and bring new amenities and services to the town. The scale of the development, however, further increases the importance of maintaining Arlesey’s distinctive character and identity and retaining its separation from nearby Stotfold and Fairfield, an important element stated in the Core Strategy (Para 13.15).

4.5

The Neighbourhood Plan consultation identified support for Arlesey’s settlement boundary to be clearly defined and maintained in order to prevent uncontrolled development leading to Arlesey merging with other settlements and resulting in the loss of the town’s rural identity. The settlement boundary has therefore been amended (see Figure 4.1) to include the Arlesey Cross development area including the land for sports pitches which partly fall on land outside of the allocation boundary but sit within CBC’s ownership and aim to provide an enhanced landscape edge to the town.

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5

Residential Development

5.1

The Arlesey Cross strategic site proposes a minimum of 1,000 new dwellings in Arlesey. Because of the size of this development, and its impact on infrastructure needing to be assimilated into the town, the Neighbourhood Plan does not consider it appropriate or sustainable to allocate further sites for housing development. Any new housing development should be restricted to infill development within the settlement boundary of the town as set out in Policy ARL1.

5.2

A number of particular issues of concern to the community exist in relation to future housing are the style and quality of design of new housing, the layout of larger sites to ensure that they blend in with the existing townscape, and the need for a greater mix of housing particularly for affordable housing and smaller properties to meet the needs of first time buyers and older people.

5.3

Whilst CBC has produced a design guide for the area as a whole, the production of housing design guidance specific to Arlesey is considered appropriate as a means of assisting developers in designing new schemes that respect the local distinctiveness of the town.

Design of residential development 5.4

Through the engagement on the Neighbourhood Plan, the community has stressed the need for new housing development to be of a high quality that respects the character and rural feel of the town and is in keeping with its immediate surroundings. Arlesey is unusual in that it brings together a mix of different housing styles each with their own distinctive features.

5.5

There was a keenness to incorporate sustainable design features into new build that serves a practical purpose. Particular support was extended to thermal insulation, solar panels and provision of electric car charging points where feasible.

5.6

The following points were specifically felt to be important to incorporate into any future housing design: •

The traditional Arlesey “white brick” look is popular but only if reproduced well.



A mix of housing styles would be ideal as much of Arlesey has different building styles already.

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Small clusters of individual designs would avoid a uniform “toy town” look.



Edwardian/Victorian and modern styles with bay windows were deemed attractive while mock-tudor was not.



Provision of off-road car parking viewable from the house as opposed to being off to the side or hidden away.



Hedges were felt to provide both an effective boundary between the dwelling and the pavement as well as a much-needed habitat for local wildlife. Alternatively, railings were seen to provide a suitable boundary.



The use of green space within developments – for example through front gardens, green spaces between developments, trees and shrubs along the roadside – was felt important to create a greener, softer look and feel to new housing developments and create habitats for local wildlife while providing a natural and sustainable drainage system.

5.7

The images above represent housing styles ‘liked’ by local people: the use of the Arlesey ‘white brick’, Victoria and Edwardian styles with bay windows, provision of off-road parking in view of the house (to the side or front), railings to set out the boundary of housing.

5.8

The community engagement revealed that, in parallel to bringing the Arlesey white brick effect into new design, the community are also keen to safeguard it where it exists already. Over the years, there have been occasions where home-owners have rendered over the white brick, which is felt by the community at large to detract from one of the most distinctive features of housing style in the parish. In addition, where buildings with Arlesey white brick are knocked down, the community wishes to see those bricks reclaimed for reuse or given to the Town Council to safeguard for future build.

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5.9

In addition to the design of the houses themselves, residents were keen to input their views on the layout of any new roads associated with new housing developments. In particular, the provision of off-street car parking in sight of properties was a primary concern. Some newer housing estates in Arlesey have offered off-street parking in the form of covered ‘coach houses’ and communal parking areas. There was a strong feeling that this was disliked because residents could not physically see their cars, and encourage those owners to park on the street instead, adding to on-street congestion and narrowing of the usable passage of the road. In particular, the engagement revealed that congestion is greatest in Chase Hill Road and St Johns Road.

Chase Hill Road

St John’s Road

Little room in ‘open garages’

Lack of off-road parking

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Figure 5.1 – Examples of parking preferences among local people

5.10

A further priority concern revealed from the engagement process was a desire to ensure that any new developments, including at Arlesey Cross, are planned from the outset to encourage a safe and attractive public realm, enabling where relevant: Provision of green space •

The retention of pockets of green space, incorporating a variety of habitats, to reflect the rural nature of the parish within the settlement boundary and to provide areas for local enjoyment of nature; and



Courtyard developments or housing set around squares, green spaces or playgrounds, to enhance a community feel and safety for children.

Good access •

Spacious roads to enable two-way flow of traffic which would help to reduce congestion and provide a safer environment for pedestrians and cyclists;



Good access by foot to playgrounds for children; and



Access to/ provision of segregated foot- and cycle paths.

Figure 5.2 – Examples of good practice in integrating foot- and cycle paths into residential development

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5.11

The aim of this policy is therefore to ensure that housing development: •

respects the character of the area and existing street scene in the vicinity of the site in particular with regard to building heights, external materials and elevation detailing;



is of high quality with a varied and interesting appearance;



provides good pedestrian and cycle connections with the town and countryside;



provides adequate storage for bins and recycling;



provides high quality boundary treatment;



is designed to enable a safe environment for residents;



provides adequate off-street parking.

Policy ARL2: Design of Residential Development Subject to Policy ARL1, proposals for residential development, including redevelopments, will normally be permitted provided that all of the following criteria are met: •

It demonstrates high quality design that is in-keeping with the scale and existing character of buildings and layout in the area;



It provides adequate off-street parking for residents and visitors and wellplanned on-street where required;



It provides high quality boundary treatment;



It provides good pedestrian and cycle connections to the surrounding countryside;



It provides good pedestrian and cycle connections to the main services and transport nodes within the parish;



It provides adequate storage for bins and recycling;



It does not result in an unacceptable loss of amenity for neighbouring uses through the loss of privacy, loss of light or visual intrusion;



Traffic generation and parking does not adversely affect road and pedestrian safety; and



Contributions for the provision, extension and maintenance of accessible green space, including green space for sport and children’s play space for the enjoyment of residents, are in accordance with Central Bedfordshire Council’s open space provision.

The use of Arlesey White Brick in new developments and redevelopments will be encouraged and loss of facades – through, for example, rendering – must demonstrate that it will not have a detrimental impact on the character of the area. The incorporation of sustainable design features – including solar panels and electric car charging points – into development proposals will be strongly supported. (Conformity Reference: NP Objective 1, 2, 3, 10, 11; 2009 Core Strategy Policy CS3, CS14, DM2, DM8, DM17; and NPPF para 7, 9, 17, 56, 58, 60, 63, 64, 95)

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Housing Mix 5.12

While there is a large amount of housing in the planning pipeline in Arlesey as at early 2016, which is expected to address the majority of needs over the plan period, there may be other housing developments that come forward within the settlement boundary of the town. It is considered that this growth should, alongside the growth in the planning pipeline, address the needs of the community of Arlesey.

5.13

Whilst self-build has not been specifically raised via the engagement process, the Plan seeks to support this where appropriate.

Affordable housing need 5.14

In August 2015, Arlesey Town Council commissioned the Bedfordshire Rural Community Council to undertake a Housing Needs Survey for the parish to identify the housing needs of local people over the next 20 years, as part of the preparation of the Neighbourhood Plan. The survey aimed to assess the need of local people for either affordable housing or market housing in Arlesey.

5.15

A survey was distributed to 2,345 households and 500 were returned, a return rate of 21% which was deemed good, particularly for a larger parish.

5.16

Analysis of the data identified a need for affordable housing within Arlesey from households resident in (or with strong links to) the parish that is unlikely to be met by normal market provision. This need generally comes from households which are currently in rental accommodation looking for a larger home, with some wishing to continue to rent, whilst other are seeking to purchase on a shared ownership basis. There is also some demand from young adults/couples wanting to move out of the family home and/or get on to the housing ladder. Equally there was some demand for suitable retirement housing among older people.

5.17

The report concluded that there would be a demand over the next 20 years, based on the current population size, for an additional 46 units of affordable housing to be built, with a focus on smaller 1 to 2 bedroom properties. 70% of those responding to the neighbourhood plan survey wanted to ensure that any affordable units were integrated within developments. It is expected that the units identified will be delivered as part of the Arlesey Cross development.

5.18

The CBC Core Strategy states that if the number of units developed meets the required threshold for affordable housing provision, then 35% of those new homes are expected to be affordable. Any qualifying development would be expected to comply with CBC tenure requirement which is 73% affordable rent and 27% intermediate tenure (shared ownership). It also requires that affordable units be dispersed throughout any future development sites in Arlesey and integrated with the market housing to promote community cohesion and tenure blindness.

5.19

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Market housing need

2 3

5.20

The evidence from the Arlesey Neighbourhood Plan survey and engagement events revealed that the community considers there is a need for a greater number of smaller properties in Arlesey and in particular accommodation suited to older people. This is supported by the Housing Needs Survey which emphasised the need for 2- and 3-bedroom family homes and bungalows or retirement properties (e.g. houses built to Lifetime Homes criteria). The Housing Needs Survey stated that if smaller properties were more widely available, this would likely address under-occupation and free up larger houses for growing families to purchase as they work their way up the property ladder. It also suggested that the provision of 35 units would meet a reasonable proportion of the existing need, bearing in mind that there is no guarantee that housing sold on the open market will be bought by people with a local connection to Arlesey. Clearly this need will be met via the Arlesey Cross development.

5.21

There is a common trend with, in particular, first-time buyers struggling to access housing at current property prices. In the twelve months to April 2016, the average price of a semidetached house in the Arlesey postcode area was £254,9382. Flats and terraced houses were cheaper at an average of just over £205,000. The CBC SHMAA (2015) reveals that 29% of the total housing need is for 1- and 2-bedroom dwellings, 51% for 3-bedrooms and 20% for 4-bedrooms. As a general trend across the national housing market, 1- and 2-bedroom dwellings are relatively less attractive to housebuilders in non-urban locations when compared to semi-detached or detached houses and as such, this policy aims to increase the baseline figure for Arlesey to 25% from 20% as noted in the CBC Development Strategy.

5.22

As well as the need to support those entering the housing market, the analysis of population change in Arlesey shows that over the period 2001 to 2011, not only has there been strong growth in retirees or those approaching retirement age (26% rise), but also a rise of just short of 50% in those approaching retirement age over the lifespan of the Neighbourhood Plan. For a lot of these people, the Neighbourhood Plan engagement process has shown that they would like to downsize from large properties to smaller ones that are more easily manageable. This also serves to free up existing family housing which many older people, wishing to stay living in their community but lacking a choice of appropriate smaller properties, feel compelled to stay in at present.

5.23

In 2015, amendments were made to Building Regulations to ensure that new properties are appropriate for older persons’ needs whilst still meaning that they are suitable for other types of occupiers such as first-time buyers. What this means in practice is that ‘general needs’ housing should be designed to provide, either from the outset or through simple and cost-effective adaptation, design solutions that meet the changing needs of households over time3. Examples include doorways wide enough to accommodate a wheelchair or stairways that enable the fitting of a stairlift.

Source: www.zoopla.co.uk This was previously addressed by Lifetime Homes standards which were not mandatory

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5.24

The aim of this policy is to ensure that local needs are met throughout the lifespan of the strategy, taking into account the needs of future residents as well as existing ones.

Policy ARL3: Housing Mix All housing developments will be expected to deliver at least 25% of new units as oneand two-bed properties. Only if it can be clearly demonstrated through robust, up-to-date market evidence, will an alternative mix be permitted. Subject to the other policies of this plan, proposals for self-build housing will be supported. (Conformity Reference: NP Objective 3; 2009 Core Strategy Policy CS7, DM10; and NPPF para 7, 50, 54)

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6

Transport and Movement

6.1

With the growth in the population that will occur mainly through the strategic development at Arlesey Cross, movement by all modes will continue to be a challenge. The key types of movement can be classed as ‘local’ and ‘strategic’:

6.2



‘Local’ movement is principally within Arlesey, to key locations within the parish such as the school, the railway station, the village hall and local shops. It also includes people accessing community infrastructure and leisure activities – even as simple as dog walking; and



‘Strategic’ movement is principally to areas outside the parish, principally the larger towns and road network.

The bulk of strategic movement and proposals to address this are outside of the remit of a Neighbourhood Plan. Local movement however is certainly an issue that the Neighbourhood Plan can address.

Cycling and walking 6.3

The NPPF states that “transport policies have an important role to play in facilitating sustainable development but also in contributing to wider sustainability and health objectives”. For Arlesey, the benefits of investing in walking and cycling include: •

providing genuine alternatives to the private car as a means of accessing key shops and services, such as the GP surgery and local schools;



providing health benefits through increased walking and cycling;



facilitating less congestion at busy times by encouraging children walking to and from school and people walking to the station and shops rather than 'jumping in the car' for a short journey; and



providing a safer environment for the community, including for vulnerable users.

6.4

The Neighbourhood Plan engagement process asked people how they currently make a range of journeys including to work. 82% said that they travel to work by car. This is likely to reflect the rural nature of Arlesey and the fact that many residents work beyond the boundary of the parish as well as the convenience factor of travelling by car from point to point. 72% of those who travel by car to work stated that they would not change their mode of transport, even if other modes were available.

6.5

For local journeys, however, the picture was brighter. The survey found that 68% of respondents usually walk to the station and 60% to local shops. The same number of those walking to school (44%), drive to school, although the school does have a travel plan in place to try to influence this. Cycle use was much less common with fewer than 5% of respondents travelling anywhere locally by bicycle, possibly highlighting the lack of a northsouth and safe routes from/to the station.

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6.6

Importantly, the survey found that for local journeys, those currently using their cars would be prepared to move to an alternative form of transport (walking, cycling or bus) if there were safe routes and more options available.

6.7

The development and upkeep of safe pedestrian and cycle routes is therefore an important factor for the future of Arlesey.

6.8

Arlesey has a number of footpaths, leading to Stotfold and Fairfield Park as well as through Glebe Meadows and along the River Hiz. Footpaths also link Arlesey to the wider countryside, particularly to the north and west. To the east of Arlesey, two footpaths run from the existing spine road to Fairfield Park and Stotfold. There are no north-to-south footpaths, other than pavements running next to roads. A footpath runs to the west of Arlesey, crossing over the railway via a pedestrian bridge and linking to a footpath network in the River Hiz valley. Sustrans cycle Route on Stotfold Road links with the station and Stotfold to the east.

6.9

The Arlesey Green Infrastructure Plan, published in 2009, emphasises the importance of foot and cycle paths to local people and makes a makes a number of recommendations about improvements and additions, some of which have been fulfilled.

6.10

Foot and cycle access was also noted in the Arlesey Masterplan as a way of connecting the new housing development to Arlesey railway station at the northern end of the town. Figure 6.1 illustrates the existing footpaths and public transport nodes and locations of key destinations around the parish.

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Ordnance Survey maps reproduced under PSMA licence number 0100058707

Figure 6.1a – Local transport hubs, footpaths and cycleways in relation to key parish ‘destinations’ (north)

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Ordnance Survey maps reproduced under PSMA licence number 0100058707

Figure 6.1b – Local transport hubs, footpaths and cycleways in relation to key parish ‘destinations’ (south)

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6.11

Considering new routes, local people support the idea of a north-south shared walking/cycle path through the length of the town as an alternative to the existing spine road. In addition, there have been suggestions for a path along the edge of the parish boundary with Fairfield to the A507. Proposals for these routes are shown on Figure 6.3 below and would need to be worked up and consulted on with the community and the Highways Team at CBC. Further action on walkway routes is included in the table of NonPolicy Actions in Section 11.

6.12

The construction of the relief road will incorporate a new crossing point at the A507 to enable safe access to Etonbury Wood and the school. The community are very supportive of installing a crossing and the engagement process revealed strong support for it to be designed in a way that is accessible, sustainable and reflective of the rural nature of the parish. Examples of such bridges include the wooden bridge over the A507 at Ridgmont and the proposed green bridge as part of the A556 road construction project. This latter bridge incorporates a fairly modest strip of grass and wildflowers alongside (in their case) a farm track. (see Figure 6.2).

Bridge over the A507 at Ridgmont

Proposed green bridge at A556

Figure 6.2 – Example of good practice bridges

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Ordnance Survey maps reproduced under PSMA licence number 0100058707

Figure 6.3a – Proposed new cycleway routes (north)

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Ordnance Survey maps reproduced under PSMA licence number 0100058707

Figure 6.3b – Proposed new cycleway routes (south)

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Policy ARL4: Provision for Cycling and Walking Strategic developments in Arlesey parish shall, where practical, be designed to provide dedicated footpaths and cycleways which will provide access for pedestrians and cyclists towards the existing built-up areas of Arlesey and the key focal points within it (e.g. the station, the school, the village hall), as well as enabling access to the wider countryside. Where appropriate, such provision should contribute to the creation of the Etonbury Green Wheel. In particular, proposals for Arlesey Cross strategic development should be formulated alongside school travel plans and provide for safe access for pedestrians and cyclists to the new school including access points from any wider school designated area beyond the strategic development. Non-strategic development sites (land outside Arlesey Cross) that make direct improvements to cycling and walking will be strongly supported. New developments should seek to ensure safe pedestrian access to link up with existing footways and cycleways. Where possible, developments should include footpaths and cycleways segregated from vehicle traffic. Proposals to support the development of a north-south cycle path running parallel to the High Street will be supported. Proposals to provide access across the A507 should incorporate access for those on foot, with bikes and the less mobile. The provision of cycle parking in the village centre will be supported. (Conformity Reference: NP Objective 4; 2009 Core Strategy Policy CS3, CS4, CS17, DM3; and NPPF paras 17, 23, 29, 30, 35, 41)

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Road Improvements 6.13

The engagement process revealed that residents are greatly concerned about impacts of further development on the issues already arising from traffic. Firstly, the volume of traffic particularly along the High Street and Church Lane which detracts from the environment for pedestrians and cyclists; secondly, the number of vehicles parking on-street along these key routes which seriously restricts the flow of traffic; and, thirdly, the inadequate space for ‘drop-off’ areas around Gothic Mead School. The local community feel that that congestion is already bad, both as a result of cars but also HGV traffic getting to the A507 via the High Street. Speeding vehicles is an additional problem. The view from the community is that the Arlesey Cross development could exacerbate each of these problems and are keen that traffic impacts are considered throughout the planning process to minimise negative impacts. Figure 6.4 illustrates the issues already faced in the parish related to traffic.

6.14

Highways England too suggest that if land at Chase Farm and land west and north east of the High Street is developed, the impact of this on the operation of the A1(M) J10 would need to be considered. If the impact is deemed severe, consideration may have to be given to identify suitable mitigation measures (in accordance with DfT Circular 02/2013 Strategic road network and the delivery of sustainable development). This is most relevant to Arlesey Cross.

6.15

The Arlesey Cross development relies on a new relief road being constructed to alleviate traffic from the top of the High Street and Church Lane. It is expected that it will run parallel to the west of the High Street from the 5-way junction, crossing the High Street again at Lewis Dairy and then joining the A507 to the east. In conjunction with the delivery of the relief road, the Masterplan specifically identifies measures to support the improvement of traffic flows and to improve the look and feel of the public realm for pedestrians and cyclists:



introduce traffic calming solutions along the High Street, Stotfold Road and House Lane to dissuade through traffic, to reduce vehicle speeds and to encourage traffic to use the relief road;



undertake significant tree planting and consider implementing a weight limit on HGVs; and



use high quality materials for any improvements, that reflect the local vernacular.

Policy ARL5: Improvements to Traffic Pinchpoints Proposals to improve the flow of traffic and pedestrian safety, as well as the environment, on key roads in the Neighbourhood Plan area will be strongly supported. This is particularly the case in respect of the High Street, Hitchin Road, House Lane, Church Lane and the Stotfold Road (illustrated in Figure 6.4). (Conformity Reference: NP Objective 6; 2009 Core Strategy Policy CS4; and NPPF paras 30, 32, 33, 35, 36, 38)

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Ordnance Survey maps reproduced under PSMA licence number 0100058707

Figure 6.4 Congested routes in Arlesey

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Public Transport 6.16

Improvements to public transport provision – principally bus services – was identified as a priority for the community, including encouraging better synchronisation with rail services. The linear nature of the parish means that some residents must travel a significant way to reach the existing village core, the proposed new centre and the railway station. A reliable bus service would offer an alternative to the car for such journeys and journeys further afield, and would also help to reduce the sense of isolation for older people who might otherwise find it difficult to get around.

6.17

Funding from development that goes towards improving public bus services comes through the Community Infrastructure Levy mechanism. As such, the focus of direct provision from development will be on the supporting infrastructure, e.g. bus priority measures, real time passenger information and bus shelters.

6.18

It should also be noted that community transport services are often seen as an effective alternative where there are gaps in public bus provision. A number of respondents to the engagement process called for such a service to transport commuters to and from the railway station at peak times. Such measures could be supported by focussing funding (especially the proportion that would come to the Town Council) from the Community Infrastructure Levy.

Policy ARL6: Bus and Community Transport Provision New development proposals that contribute towards improvements in the quality of public and community transport services and/or supporting public transport infrastructure serving the Neighbourhood Plan area will be strongly supported. (Conformity Reference: NP Objective 7; 2009 Core Strategy Policy CS3, CS4, DM9; and NPPF para 17, 30, 35)

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Car Parking 6.19

6.20

Parking was one of the most predominant causes for concern among local people. Arlesey has a limited number of public car parks: the Arlesey Station car park and limited spaces at the village hall. A number of issues were raised in the engagement process around car parking: •

Rail commuters parking along residential and main routes, despite the new, large, private car park, which was felt to be difficult to access from the village;



Insufficient or inappropriate off-road parking for existing residents leading locals to park on the road side. The impact of this is felt notably along the High Street where parked cars create sections of one-way traffic flow and reduce visibility for pedestrians and cyclists; and



The desire to ensure that sufficient parking is included in the new centre as set out in the Arlesey Cross Masterplan.

With the planned increase in housing, demand for parking is expected to increase, even allowing for more journeys to the town centre being made on foot or by bicycle.

Policy ARL7: Off-street Car Parking in Arlesey There will be a presumption against the loss of publicly accessible off-street car parking in Arlesey. Any proposals that would result in the loss of existing publicly available ‘off-street’ car parking spaces must provide at least an equivalent number of spaces in an equally accessible location. Proposals for new development that provide additional off-road car parking spaces, to alleviate parking congestion along the High Street and Hitchin Road, will be supported. (Conformity Reference: NP Objective 5; 2009 Core Strategy Policy CS4, DM9; and NPPF paras 17, 35, 40)

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7

Environment

7.1

The community is keen to ensure that development sustains or enhances the historic, rural quality of the parish’s landscape and makes areas of rural character accessible to residents for their health and enjoyment.

Local Green Spaces 7.2

Under the NPPF, neighbourhood plans have the opportunity to designate Local Green Spaces which are of particular importance to the local community. This will afford protection from development other than in very special circumstances. Paragraph 77 of the NPPF says that Local Green Spaces should only be designated: • “where the green space is in reasonably close proximity to the community it serves; • where the green area is demonstrably special to a local community and holds a particular local significance, for example because of its beauty, historic significance, recreational value (including as a playing field), tranquillity or richness of wildlife; and • where the green area concerned is local in character and is not an extensive tract of land.”

7.3

Ten green spaces were identified by the local community during the engagement process – both in initial workshops and tested via the community survey - as being demonstrably special to them and there was strong support for all to ensure their protection. Many of these reflect green spaces identified as important in the Green Infrastructure Plan. Each site was carefully analysed by the Steering Group against the criteria as set out in the NPPF and full details of the findings for each space, including how it fits the criteria, are provided in Appendix B along with maps and photographs. 1.

Mary’s Meadow (formerly known as Pix Brook Nature Reserve) (approximately 1.27 ha) – an important ‘green gateway’ into the community for many residents and is frequently used and highly valued.

2.

Etonbury Wood (approximately 16.2 ha) – one of the only areas of woodland in the parish, this is highly valued by communities and will become an even more important ‘green lung’ once the Arlesey Cross development is in place.

3.

Arlesey Recreation Ground (approximately 1.5 ha) – whilst the sports pitches may be afforded protection via Sport England, the site as a whole is highly valued as a recreational area by local people.

4.

Woodland Chase (approximately 1.45 ha) – A well-used green buffer bordering the Chase Estate.

5.

Green Lagoon (approximately 2.69 ha) – the site is privately owned but informal access by the community takes place and the community would aspire to retain this as an important feature in the parish.

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7.4

6.

Arlesey Glebe Meadows Nature Reserve (approximately 1.82 ha) – this designated as a Wildlife Trust Nature Reserve and in the ownership of ATC. It is well used by the local community for walking and recreation.

7.

Arlesey Old Moat Nature Reserve (approximately 1.95 ha) – also designated as a Wildlife Trust Nature Reserve, this is adjacent to Glebe Meadows and is also well used for walking and recreation.

8.

Arlesey Meadows (including Mill Pits) (approximately 14.9 ha) – designated as a County Wildlife Site and adjacent to the Old Moat Nature Reserve, the CWS extends beyond the parish boundary and the entire area is well used by the local community. The Local Green Space designation is for the area within Arlesey parish.

9.

Arlesey Common (approximately 12.2 ha) – designated as common land, this is well used by the community for walking and recreation.

10.

Blue Lagoon (approximately 16.6 ha) – this is a fairly large, privately owned tract of land which is designated as a County Wildlife Site. An aspiration of the Green Infrastructure Plan is to create a country park here. Public access is in the process of being secured at the site.

A further area of green space within the parish was identified by local people as important, but it does not fulfil the designation criteria because of its size: 11.

Arlesey Landfill (approximately 29.9 ha) – the site is felt to be too large to designate as a local green space. Whilst public access is limited, there are plans for a permissive path within the restoration plan for the site. The community supports this and would be keen to explore further options for recreation at the site – possibly the creation of a country park – although this is likely to be beyond the lifespan of this neighbourhood plan.

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7.5

Locations of the sites are shown in figure 7.1.

Policy ARL8: Protection and Maintenance of Local Green Spaces The following areas, and as shown on the Policies Map, are designated as Local Green Spaces: 1.

Mary’s Meadow

2.

Etonbury Wood

3.

Arlesey Recreation Ground

4.

Woodland Chase

5.

Green Lagoon

6.

Arlesey Glebe Meadows Nature Reserve

7.

Arlesey Old Moat Nature Reserve

8.

Arlesey Meadows (including Mill Pits)

9.

Arlesey Common

10.

Blue Lagoon

Proposals for development on these Local Green Spaces will not be permitted unless it can be clearly demonstrated that it is required to enhance the role and function of an identified Local Green Space. (Conformity Reference: NP Objectives 8, 9; 2009 Core Strategy Policy CS15, CS16, CS17, DM5; and NPPF para 7, 37, 73, 74, 76, 77, 109, 113)

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Arlesey Neighbourhood Plan Referendum Version Ordnance Survey maps reproduced under PSMA licence number 0100058707

Figure 7.1 – Local Green Spaces and Other Local Areas of Interest

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Provision of Open Space 7.6

Throughout the Neighbourhood Plan engagement process, the community was in agreement that there should be further provision of public open space – for informal recreation including walking such as parkland; for the benefit of wildlife such as woodland and meadow habitats; and for more formal activities such as sports pitches. There was also a call for more open spaces suitable for dog exercising (off-lead) and new play/recreational areas for children and teenagers.

7.7

The development of the strategic sites in the parish creates the opportunity to provide publicly accessible, green open space. This is in conformity with Policy DM5 of the Core Strategy (2009) which seeks to retain and improve Open Spaces of Public Value, which can either be ‘active’ or ‘passive’ in terms of the activities they support.

7.8

CBC’s Leisure Strategy provides a context and evidence base for open space provision across the whole authority area. For new developments, it states that ‘new development must be supported by the delivery of recreation and open space. This provision is to be made on-site in line with the required standards and will be provided as an integral part of new development, planned in at the early stages to meet both the needs arising on and off-site’. Where a new development is too small for a provision on-site to be appropriate or possible, it states that ‘contributions will be sought to maintain and enhance existing facilities/identified projects, in lieu of on-site facilities.

7.9

Arlesey’s Green Infrastructure Plan (GI Plan) contains information about the existing environment, and identifies aspirations and proposals from the community to enhance or create local green infrastructure. Thirty aspirations are set out, with 7 listed as the most important, and this has informed the Neighbourhood Plan. The Neighbourhood Plan supports the aspirations in the GI Plan and the draft Etonbury Green Wheel, and the use of planning contributions to help fund them.

7.10

In terms of open space provision therefore, the following are seen as priorities for Arlesey and therefore could supported by the Neighbourhood Plan: •

Countryside recreation – the Leisure Strategy identifies an existing deficiency in provision of a countryside recreation area in the parish as Arlesey is currently outside the recommended 20 minute drive time from a countryside recreation site.



Urban Parks – the GI Plan aspires to create a park within the landfill site.



Large formal recreation space – The Leisure Strategy points to a lack of facilities in Arlesey and the GI Plan set out opportunities to extend the Recreation Ground including additional facilities and gardens.



Informal recreation space – The Leisure Strategy states a need for more as current sites within Arlesey are particularly ecologically sensitive and therefore have a limited visitor capacity. The GI plan focusses on formalising access on Arlesey Common.



Small amenity spaces – some parts of Arlesey have very little access to these according to the Leisure Strategy. There is emphasis placed on new development incorporating small amenity spaces within it where possible.

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• 7.11

Children’s play spaces – the Leisure Strategy acknowledges concerns about the impact of population growth and the need to provide new facilities in line with that

The Arlesey Cross Masterplan will incorporate a series of new open spaces, fulfilling requirements as set out in the Leisure Strategy where appropriate, as follows: •

Formal open space - this will comprise circa 5.5ha. of sports provision within a 1km walking distance of all parts of the site;



Informal open space and green infrastructure (circa 25ha.) - this will comprise accessible natural and semi-natural green space within 300m of all parts of the site, amenity green space within 100m of all parts of the site and informal recreation within a 5-minute walk of all parts of the site; and



Equipped children’s play space (circa 0.5ha.) - this will comprise a range of play facilities for children of all ages which will be integrated into the development. These will include Local Equipped Play Areas (LEAPS within 400m and Neighbourhood Equipped Play Areas (NEAPS) within 1000m of all parts of the development. Provision should also be made for teenage facilities within a 15-minute walking distance of all parts of the site.

Non-Policy Action Applicants are strongly encouraged to comprehensively engage with the community in order to ascertain what types of public open space are required, where they can be best located and how they can be laid out to ensure ease of access by non-car modes of transport.

Policy ARL9: Public Open Space Residential development proposals are required to provide public open space, both for passive and active recreation unless the size of the development is too small to permit this. In such circumstances, contributions will be sought to maintain and enhance existing facilities/identified projects, in lieu of on-site facilities. The extent of on-site provision and/or the level of contributions should be established by discussion with Central Bedfordshire Council. Provision must adhere to the Local Standards as set out in Appendix C in terms of accessibility, quality and quantity. (Conformity Reference: NP Objectives 2, 8, 14, 15; 2009 Core Strategy Policy CS3, CS17, DM17; and NPPF para 7, 37, 73, 74)

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Flooding and pollution monitoring 7.12

Arlesey has three main watercourses. The River Hiz runs along the western side of the parish, marking the parish border for much of the time. The Hiz ultimately flows into the River Ivel in the parish of Henlow. The Ivel marks the northern parish borders with Langford and Astwick. Pix Brook flows into the parish from Letchworth on the eastern side in Etonbury Wood, and flows to the north of the settlement boundary into the Ivel.

7.13

The map overleaf (Figure 7.2) shows the location of these watercourses within the parish, along with the flood zones as designated by the Environment Agency (EA) within the parish. The River Hiz is designated a Main River by the EA which means that they are responsible for maintenance of the river. Parts of the Ivel are also a Main River, but not the part that borders the parish.

7.14

The area adjacent to the River Ivel on the northern parish boundary is designated as Flood Zone 3 which means that residential development is not normally permitted. Mary’s Meadow, adjacent to Pix Brook, is also designated as Flood Zone 3.

7.15

There are areas designated as Flood Zone 2 adjacent to Pix Brook as well as a small area near the Community Centre. Such a designation does not prohibit residential development. Proposals in Zone 2 will, however, need to demonstrate that development is appropriate and submit a Flood Risk Assessment and surface water drainage details to demonstrate that flood risk will not be increased on or off site.

7.16

The subsequent map (Figure 7.3) was prepared by Central Bedfordshire Council to show all the watercourses in the area included the zones that are managed by the Bedford and River Ivel Internal Drainage Board (IDB). These include all the watercourses and the areas immediately adjoining each one.

7.17

It should be noted that the flooding related maps are periodically updated by the Environment Agency and that an update is expected in the short-term for Arlesey and Stotfold. The most up-to-date mapping should be used and can be found at https://floodmap-for-planning.service.gov.uk/

The Pix Brook in Etonbury Wood, November 2016

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Arlesey Neighbourhood Plan Referendum Version Figure 7.2 – Watercourses and Flood Zones Ordnance Survey maps reproduced under PSMA licence number 0100058707

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Arlesey Neighbourhood Plan Referendum Version Figure 7.3 – Internal Drainage Board areas Ordnance Survey maps reproduced under PSMA licence number 0100058707

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7.18

A number of areas within the parish have been affected by flooding over the past decades for a variety of reasons: Capacity issues at the River Hiz and Pix Brook exacerbated by maintenance problems

7.19

There is a need to ensure that any development downstream of the rivers is fit for purpose in terms of potential rises in water level, which may be caused by natural conditions or by blockages (fallen trees etc.) and/or poor maintenance. A recent example of such a problem has been seen at the new car park at Arlesey station. Although this site is outside of the parish boundary (the River Hiz forms the boundary at this point), it is indicative of problems that can occur.

7.20

The original design was going to be on a raised deck, but the flood risk had recently been downgraded by the Environment Agency from Zone 3 to a Zone 2. As a result, the car park plan was modified to remove the raised deck. The advice given was that the design only had a 1 in 20-year risk of flooding (even with a margin for future climate change), and the maximum flooding depth for a 1 in 100-year event was 19cm. In fact, the car park was completed in February 2014 and flooded within a few weeks. The pictures below show the car park when flooded (left) and the normal level of the Hiz just a few metres away (right).

7.21

It is clear that a flood risk assessment cannot easily take account of what happens in the real world. For example, flooding can occur if a river is obstructed by a fallen tree, or debris blocks a grill. This happened in neighbouring Stotfold in June 2016 as illustrated in the photograph below of Brook Street (note new houses being built in the background).

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7.22

Pix Brook has historically caused flooding to residents of Stotfold Road, although better maintenance has reduced the problem. The images below are were taken in 2011 and are at the last property on the south side of Stotfold Road opposite Mary’s Meadow.

Naturally high water table 7.23

There was flooding in 1993 which was due to saturated ground, with nowhere for the water to go. Similar problems have occurred at the football grounds as illustrated in the photographs below.

7.24

In addition, a few years ago an expensive drainage scheme had to be installed at the cemetery as graves could not be dug due to high ground water. This could point to a potential concern on any new development proposing infiltration, where the infiltration system is too close to the water table; a rise in water levels during particularly wet periods could cause groundwater to enter the infiltration system, reducing the amount of storage available and leading to system exceedance. Natural Springs

7.25

There are believed to be several underground springs just below the surface in some areas. When the Chancellors estate was being built (circa 2006), construction work was held up because they had opened up a spring when constructing foundations. The Neighbourhood Plan engagement has also revealed problems of drainage and soak away on the land behind the estate with water logging in winter, spring and autumn months. This is exacerbated by the fact that the gardens of those housing backing on to the farmland here are steeply sloping, meaning the farmland is higher than the gardens.

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Limited drainage channels from the east side of the railway to the River Hiz on the West 7.26

The railway creates a barrier for water draining down from the higher ground to the east, and the limited number of drainage channels under the railway are not considered to be adequate.

7.27

The CBC Local Flood Risk Management Strategy identifies that flooding is likely to be increasingly an issue for the area, partly because of climate change. This is believed to cause warmer wetter winters, hotter drier summers, fewer days of ice, frost and snow and a higher likelihood of extreme weather events including heatwaves and intense rainfall.

7.28

The Strategy notes that Arlesey is one of the areas more susceptible to local flooding and commits to preparing a Surface Water Management Plan (or undertake a similar assessment). Objective 6 of the Strategy encourages local communities to become involved in reducing flood risk by providing training and support to set up community response groups and take responsibility for monitoring flooding within communities. The neighbourhood plan engagement revealed that local people are concerned about pollution – water, air, light and noise – and that they would be keen to monitor it. There is scope therefore to extend the monitoring of flooding to these other aspects.

7.29

To ensure that flooding and drainage matters are not made worse in the future, it is essential that any new development fully takes into account its possible impact on flooding and drainage issues not only within the site itself but its off-site effects within the town and surrounding areas. Development schemes will need to ensure that they provide proposals and supporting evidence to ensure that any drainage from the site and proposed development, will not increase the flood risk of properties in the town and surrounding areas and in accordance with national and Core Strategy policies, should aim to integrate measures to reduce flood risk. In particular, the creation of new culverts will not be viewed favourably as it is consistently observed that developments which do so, serve to increase the prospects of localised flooding.

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Policy ARL10: Flood Risk Management Development proposals will be expected to: •

be designed and constructed so that the overall level of flood risk within the parish will not increase;



provide appropriate surface water drainage which may include permeable driveways and parking areas, water harvesting and storage features, green roofs and/or soakaways; and



provide open culverts where practicable.

Development will not be permitted in flood attenuation areas where that development would reduce the ability of these areas to alleviate flooding. Proposals will need to demonstrate that development has avoided the loss of open water courses through culverting with existing culverted sections opened up where viable. Any new development must have adequate receiving surface water drainage, i.e. drains, culverts and definable water courses, in consultation with the Environment Agency, Local Authority, Internal Drainage Boards, Highways and water companies. It must also ensure that appropriate measures are secured to ensure the adoption and ongoing maintenance of any flood prevention measures. The discharge of surface water to public surface water sewers would only be acceptable where it has been demonstrated that there are no feasible alternatives. Infiltration devices should allow at least 1m freeboard between the bottom of the device and the seasonal ground water table. (Conformity Reference: NP Objective 9; 2004 Core Strategy Policy CS13, DM2; and NPPF para 99, 100, 103)

Non-Policy Action The community will work with Central Bedfordshire Council, Environment Agency and other partners to put in place a mechanism for monitoring and recording flooding as well as other environmental impacts associated with development such as noise, light and air pollution.

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8

Local Heritage

8.1

The Neighbourhood Plan area has 10 listed buildings and scheduled ancient monuments, of which the St Peter’s Church is Grade I listed: •

Church Farmhouse – Grade II



Church of Saint Peter – Grade I



Waterloo Farmhouse, Stotfold Road – Grade II



Corner Thatch, Church Lane – Grade II



The Three Tuns (former) Public House, High Street – Grade II



The Granary, approximately 20 metres south west of Moorlands Farmhouse – Grade II



Cluny Cottage, High Street – Grade II



Gothic Farmhouse, High Street – Grade II



Green Farmhouse, Hitchin Road – Grade II



Onion drying shed, approximately 20 metres south of Waterloo Farmhouse – Grade II

St Peter’s Church 8.2

4

There are also a series of other non-listed buildings which are of local historical importance and contribute greatly to the history and character of the town. Historic England, in partnership with Central Bedfordshire Council, have collated the records for a series of sites of local historic importance on their Heritage Gateway4 record, which references local and national records on the historic environment. A list is included in Appendix D.

http://www.heritagegateway.org.uk/Gateway/ (Historic Environment Record for Bedfordshire)

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8.3

The Neighbourhood Plan engagement revealed that local people were keen to protect local buildings deemed important to the local community, because of their architecture and/or historical significance (see Figure 8.1). Some of these appear on Historic England’s Historic Gateway list, while others do not.

8.4

The best way to ensure heritage is protected is through good design, in particular with regard to build scale, form, massing, setback and materials. There is already legislation, borne out in national and local planning policies, which seeks to protect the character of listed buildings from inappropriate development.

8.5

This policy seeks to extend this protection to non-listed heritage assets of local importance. It seeks to protect them from detrimental impacts of development. There will be a strong presumption against the loss of those buildings and monuments appearing on the list and developments which result in this will be refused.

Policy ARL11: Listed Buildings and Buildings of Structure or Character Planning permission will not be granted for development that would result in the loss of either listed buildings, or the buildings or structures of character appearing on the Gateway List as set out in Appendix D of the Plan. Development affecting heritage assets must pay special regard to the need to conserve and enhance their settings and any special architectural or historic features of significance. (Conformity Reference: NP Objectives 12, 13; 2009 Core Strategy Policy CS15, DM13; and NPPF para 17, 126, 128, 136)

Non-Policy Action The community will work with Central Bedfordshire Council and Historic England to explore the development of a Local List for Arlesey to include buildings noted as historically important in the Neighbourhood Plan engagement process and, also, those appearing in the Heritage Gateway list.

8.6

There is a strong local support to utilise aspects of local heritage in both the design of new build and public artwork. Applicants are encouraged to engage with the local community to determine elements of Arlesey’s heritage assets that can be reflected through new build. This extends to provision of public art celebrating Arlesey’s history and the naming of roads after local fallen war heroes.

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Figure 8.1 – Important Buildings in Arlesey, according to local engagement

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9

Community Infrastructure

9.1

Through the Neighbourhood Plan engagement process, the existing community of Arlesey has identified the need for improvements to community infrastructure. The population of the parish has grown fairly rapidly over the last 10 to 15 years and will increase again significantly as the Arlesey Cross development is built. Enhancements to existing infrastructure, and new additions, will be needed to meet the demands of this growth.

Sports and recreation 9.2

The provision of sport and recreation facilities is an important factor in promoting healthy lifestyles, as set out in Sport England’s joint guidance on planning developments to encourage active lifestyles. Current provision

9.3

Existing provision of sports and recreation facilities open to the public within the parish, shown on Figure 9.1, comprises the leisure facilities situated at the back of the Community Centre Complex off the High Street and the recently completed Pendleton Leisure Centre at Etonbury Academy.

9.4

The Community Centre Complex, consists of the recreation ground, a children's play area and the MUGA centre (Multi Use Games Area). The MUGA centre has a hard court surface area suitable for 5 a side football, tennis, netball etc.

9.5

The Pendleton Leisure Centre houses a new 4 court sports hall at Etonbury School as part of the redevelopment of the school and this is expected to meet local demand in the Stotfold and Arlesey area with a local catchment of 15-20,000. Future provision

9.6

The growth in population is likely to need additional leisure facilities to support it, complementing those that already exist, and the Neighbourhood Plan engagement reinforced this view. Facilities mentioned as being needed included a dog park (for people to walk their dogs), tennis courts, bowls green, and cricket pitches.

9.7

The Arlesey Cross Masterplan engagement process reinforced the need to provide additional community leisure facilities and it sets out to provide the following: •

a community orchard;



sports pitches with open space attached; and



a new town park.

The community engagement suggests a single large multi-pitch facility with suitable scale ancillary facilities is desirable for the longer term rather than several small playing fields scattered across a development.

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9.8

Two uses of land have been identified for future sport and recreation use and these are shown on Figure 9.1: Ordnance Survey maps reproduced under PSMA licence number 0100058707

A

Existing Arlesey Recreation Ground and MUGA

B

Pendleton Leisure Centre with 3G sports pitch

C

Potential new sports facilities proposed by the Arlesey Cross Masterplan

D

Potential extension to the existing Recreation Ground

Figure 9.1 – Existing and potential sports facilities

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Proposals for sports provision at the proposed ‘first’ school site 9.9

The proposal for the sports pitches on the eastern land is adjacent to the proposed ‘first’ school site. It is felt that this space would allow for shared changing facilities and community uses. Applicants are therefore encouraged to comprehensively engage with the community to agree provision and locations and, when placed at the first school site, use of facilities outside school hours should be secured. Extending the existing recreation ground

9.10

Part of the existing recreation ground has always belonged to the local school but, in 2015, a decision was taken by the school’s owners to enclose it. This has resulted in the loss of accessible open space for the wider community and there is a desire locally to identify additional space elsewhere to make up for what is essentially a net loss. There is land available adjacent to the existing recreation ground and discussions should take place to see if there is potential to secure this for public use.

Policy ARL12: Provision of Sports Facilities Proposals which provide for additional sports facilities over and above those which already exist, on the proposed additional ‘first’ school site, as shown on the Proposals Map, and which meet the requirements of the school and the wider community, will be encouraged. Community use agreements should be sought to secure out-ofschool-hours access to facilities by the community. Proposals which would enable the extension of the current recreation ground, as shown on the Proposals Map, adjacent to the existing site will be supported. All new facilities should be designed in accordance with relevant Sport England and national governing body design guidance. Development should comply with the current guidance on noise, waste management, vibration, odour, water, light and airborne pollution.

(Conformity Reference: NP Objectives 14, 15; 2009; Core Strategy Policy CS3, DM17; and NPPF para 7, 34, 37, 70, 73, 74)

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Community Facilities 9.11

The current provision of community facilities is slightly above the CBC average per 1000 population, however the rise in population, from the Arlesey Cross development, will increase demand.

9.12

The Arlesey Cross Masterplan, as part of its new proposed local centre, includes provision for a ‘community building’. The nature of this building is not described in detail, but it should complement the existing community centre and applicants are strongly encouraged to engage with community groups early in the phasing of development to determine what this will be in practice. It is envisaged that this would be a multi-purpose facility, and one potential use that has community support would be a facility to display local historic artefacts.

9.13

Communities with a Neighbourhood Plan will receive 25% of the Community Infrastructure Levy (CIL) raised in the area. This is a new charge that Local Authorities can levy on new developments in their area. The charges are set by the local council and are based upon the size and type of development. The money raised from development in Arlesey might, for example, be spent on updating the village hall, improving the Resource Centre, improving the recreational ground or leisure facilities, or any other local community improvement. CBC is, at the date of publication, consulting on the proposed CIL Charging Schedule. The Town Council will, however, use the CIL contribution generated by new homes in Arlesey to improve the village facilities. In the absence of CIL, the Town Council will seek developer contributions for nominated projects by agreement with CBC and developers.

Policy ARL13: Provision of Community Facilities Where the need is identified, new development must provide appropriate new facilities and infrastructure. This should be provided onsite, where possible, or the development should fund or directly deliver offsite facilities as required by the CIL Regulations. New facilities and infrastructure should provide for multi-purpose space and consideration of combined/hub facility offering education/outreach services. New community facilities should be considered early in the phasing of development, ideally before occupation, to help support sustainable growth. Development should comply with the current guidance on noise, waste management, vibration, odour, water, light and airborne pollution. (Conformity Reference: NP Objectives 14, 15; 2009; Core Strategy Policy CS3, DM17; and NPPF para 69, 70, 72)

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Education 9.14

The Neighbourhood Plan engagement process revealed concern about the extent to which the Gothic Mede Lower School might cope with the projected rise in population. The Arlesey Cross Masterplan engagement process also revealed this and, as a result, the Masterplan includes the following statement: “A new ‘first’ school site will be provided in a central location on Area B (eastern land) as the existing Gothic Mede Lower School does not have the capacity to serve the proposed development as well as the existing housing in Arlesey. It has not been decided yet whether this new site would be a separate school to Gothic Mede, or allow for its expansion so that it is run on two sites (there is not enough room for it to expand on the existing site). The Board of Gothic Mede would be invited to bid for the right to manage the new school under the tender process. The new school site is on the main north-south pedestrian and cycle greenway providing a 500m walk to the existing school site. The school site is also co-located with sports pitches to benefit from potential dual use community uses.”

9.15

There is a strong view locally that the new school should be constructed on its own site rather than being an extension to an existing site.

Non-Policy Action Applicants are strongly encouraged to comprehensively engage with the community in order to decide where the school can be best located and how they can be laid out to ensure ease of access by non-car modes of transport.

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10 Business and Employment 10.1

The responses to the Neighbourhood Plan consultation indicate that 70% of households are either in work or studying, with only 28% not currently working or studying (2% of respondents declined to comment). The majority of the working population responding to the consultation are either working or studying outside of the Arlesey parish. From the responses received, 23% work or study in the parish, whilst 77% of households travel elsewhere. A further breakdown of the employment profile of the neighbourhood area is in Appendix A.

Communications 10.2

The modern economy is changing and provision of a good communications network is a basic requirement. The 2011 Census highlights how people are working differently to a generation ago – in Arlesey parish, 3.6% of people work from home and 14% are selfemployed. Of these self-employed people, 11% have no employees so effectively work for themselves with no support. Commonly this is in service activities that simply require access to a computer and a broadband connection.

10.3

The need for superfast broadband to serve Arlesey is, therefore, paramount. Broadband speeds are reported by residents to vary wildly depending on which end of the parish one is in. Indeed, one of the most recent housing developments in the parish did not incorporate high speed fibre connection to the new dwellings. This is a fundamental constraint to the continuing expansion of self-employed activity for those working from home or from a small office.

10.4

In its 2015 manifesto, the government committed to delivering download speeds of 24Mbps to 95% of the UK by the end of 2017. Since then, a further announcement pledges that access to at least 10Mbps should be on a similar footing to other basic services such as water and electricity. This ‘Universal Service Obligation’ will mean that consumers will have the right to request a broadband connection wherever they live.

10.5

It is likely that this will take time to roll out meaning that some Arlesey residents will have to wait to receive superfast broadband without additional local authority intervention. In the meantime, whilst BT have an obligation to provide a landline to every household in the UK and developers are expected to want to facilitate high speed broadband provision to make their developments more marketable, there have been instances where developers have not contacted Network Generation Access (NGA) Network providers early enough in the process for fibre and ducting to be laid, or they have a national agreement with a cable provider that is not active in the area, leaving new housing developments with little or no connections.

10.6

This policy seeks to ensure that all new housing, community and commercial development in the neighbourhood area is connected to superfast broadband.

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Policy ARL14: High Speed Broadband All new residential, commercial and community properties within the Neighbourhood Plan area should be served by a superfast broadband (fibre-optic) connection. The only exception will be where it can be demonstrated, through consultation with Next Generation Access (NGA) Network providers, that this would not be either possible, practical or economically viable. In such circumstances, sufficient and suitable ducting should be provided within the site and to the property to facilitate ease of installation at a future date on an open access basis. (Conformity Reference: NP Objectives 14, 16; 2009 Core Strategy Policy CS9, CS14; and NPPF para 42, 43)

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The Proposed Local Centre 10.7

Arlesey currently benefits from a range of shops spread throughout the parish and serving in the main the local community. Whilst there is no true ‘centre’ to the village because of its linear form, the natural focal point for many is the complex housing the Village Hall, Town Council offices, library and resource centre and recreational ground. There are however no retail businesses located here.

10.8

The engagement process revealed that 56% of local people shop in the parish at least once a week. 27% of residents felt that a more centrally located shopping area would make it easier to access businesses, whilst 17% suggested that shops and amenities should be spread throughout the parish. A key factor for 40% of respondents was the need for better parking (including more spaces, timed spaces) which would encourage them to shop more frequently in the town. There was a desire to see more independent retailers, particularly specialist food retailers, and a greater choice of eating places.

10.9

Engagement with local businesses revealed that they would not be averse to a new centre so long as it complemented the existing offer of the town. The larger threat for businesses was the loss of clientele to nearby larger towns. The Arlesey Cross Masterplan includes the following vision for the proposed centre: “A 1.67 ha area comprised of a small supermarket, complementary small-scale retail units and a community building”

10.10 The number of dwellings in the Arlesey Cross development means that the current retail and business will struggle to cater for the needs of an increased population. There has already been a gradual reduction in the range of retail facilities in the village which affects the viability of the village centre and increases the dependency on the car. It particularly affects those with limited access to transport.

Policy ARL15: Local Centre Retail In the local centre, as identified in the Arlesey Cross Masterplan, there will be a presumption in favour of small, less than 150m2, retail unit proposals. There is a presumption against changes of use away from use classes A1 (shops), A2 (Financial and Professional Services), A3 (Restaurants and Cafes) and A4 (Drinking Establishments) in order that non-Class A uses do not dominate or detract from the core objective of providing retail outlets for the shopper. This relates to proposals that sit outside of permitted development rights. Development should comply with the current guidance on noise, waste management, vibration, odour, water, light and airborne pollution. (Conformity Reference: NP Objectives 16 17; 2009 Core Strategy Policy CS12, DM7; and NPPF para 7, 9, 23, 56, 58)

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New Employment Opportunities 10.11 The Arlesey Cross Masterplan allocates 10ha land for new employment opportunities. The principal employment area will be located on the eastern side of Area B (see Figure 10.1). This will allow a direct access into the employment land to be taken from the new relief road close to the proposed junction on the A507, ensuring that commercial traffic, particularly HGVs, do not need to travel through the town. This direct access to the A507 will also be important in making the employment land as marketable as possible. A secondary employment area is proposed for the south side of the relief road, opposite the new ‘local centre’. This is likely to be an area for small-scale employment units, such as offices, subject to there being local demand.

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Arlesey Neighbourhood Plan Referendum Version Ordnance Survey maps reproduced under PSMA licence number 0100058707

Figure 10.1 – Proposed new employment sites

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10.12 It is considered that, in order to grow medium- and larger-sized businesses, it is necessary to nurture business start-ups. Nationally, there has been strong growth in self-employment and this has been mirrored in Arlesey. Not all of these businesses will require employment space, as many people will work from home. However, for small start-up businesses, the ability to access workspace, on flexible, ‘easy-in easy-out’ terms, helps to provide the foundation to grow a business. The analysis in Appendix A shows that Arlesey has a wellqualified workforce and this foundation creates the potential for new businesses to be started up by local residents who are keen to also work locally. 10.13 This policy provides support to the creation of small-scale businesses premises, ideally on flexible rental terms.

Policy ARL16: Small-Scale Commercial Development Development proposals to provide small-scale B-class employment opportunities, to provide flexible work spaces for sole traders and SMEs, will be supported. This will be focussed on the site allocated as part of the Arlesey Cross Masterplan but could also include: •

Conversion of existing buildings across the Neighbourhood Plan area, subject to the impact of provision on the highway network and parking; or



Provision of new buildings or conversion of existing buildings within the settlement boundary of Arlesey.

Development should comply with the current guidance on noise, waste management, vibration, odour, water, light and airborne pollution. (Conformity Reference: NP Objectives 16; 2009 Core Strategy Policy CS10; and NPPF para 7, 17, 20, 21, 22, 28)

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11 Non Policy Actions Table 11.1: Non-land use issues to be addressed

Issue

Possible actions

Lead agencies and partner

Residential Development Need to provide developers with housing design Prepare housing design guide for Arlesey adding Arlesey Town Council guidance to ensure new schemes retain a local further detail to the Central Bedfordshire Design distinctiveness Guide.

Transport and Movement Parts of the High street that need to be addressed The northern end of the High Street and Church Residential developers to manage the safe movement of traffic Road have been identified as hazardous by Arlesey Town Council residents. Appropriate measures need to be designed and implemented as danger will increase with the volume of traffic using these roads. High number of HGVs through town

Consider effects of HGV ban which would reduce Arlesey Town Council traffic congestion and improve road safety. Central Bedfordshire Council in consultation with local businesses

A507 crossing proposals

Consultation on the draft walkway routes will be part of the consultation on the A507 relief road. Implementation needs to ensure issues such as safety, including pedestrian crossings, lighting, improvements to surfaces, signage and publicity are all addressed.

Arlesey Town Council Central Bedfordshire Council Bedfordshire County Council Highways Local Schools

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Issue

Possible actions

Lead agencies and partner

Provision of Railway Station shuttlebus

Consider need to reinstate community shuttlebus Arlesey Town Council between residential areas and the railway station at peak times.

Community Infrastructure Identify recreational community

facilities

required

by Identify nature of additional recreational and Arlesey Town Council leisure facilities needed. Residential developers

Prepare plan for improvements to current village Consult with local community to understand what is hall and resource centre needed and how this is best delivered. Prepare plan for the new community facility Consult with local community to understand what is Arlesey Town Council identified in the Arlesey Cross Masterplan needed and how this is best delivered. Residential developers

Environment Development of new shared path running parallel Develop the concept of the new cycle/footpath Arlesey Town Council to the west of the High Street running parallel to the High Street and put forward ACORN a proposal for funding for implementation and Central Bedfordshire Council ongoing maintenance. Identify any land ownership issues, funding requirements and resources. This proposal links with encouraging non-car use, increases in leisure opportunities, safety and the visitor economy. Development of new shared path along parish Work up proposals for a path linking the settlement Arlesey Town Council boundary with Fairfield to the A507 of Arlesey to the Fairfield development. ACORN Central Bedfordshire Council

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Issue

Possible actions

Lead agencies and partner

Identify new green space type and location

Identify the nature and location of new green space Arlesey Town Council to be delivered as part of the Arlesey Cross site ACORN Residential developers

Identify routes for new foot/cycle paths

Identify locations of new footpaths connecting new Central Bedfordshire Council residential development to key sites around Arlesey Town Council Arlesey. ACORN Residential developers

Identify options for creation of a country park at the Identify potential for this project as identified in the Central Bedfordshire Council Blue Lagoon. Green Infrastructure Plan including sources of Arlesey Town Council potential funding. Landowner

Heritage Identify additional buildings and structures of Identify and list all buildings and structures of Arlesey Town Council character character not currently listed. Consult with the Central Bedfordshire Council owners about inclusion in a Local List for Arlesey. Historic England Implement blue plaque scheme in Arlesey

Identify buildings with notable history and install Arlesey Town Council blue plaques where appropriate.

Town Centre and Economy Prepare an historic trail to enhance attractiveness Prepare and introduce a historic trail. of the town for tourists Develop local business directory

Arlesey Town Council Local History Group

Consider ways to put together a directory of local Local Businesses businesses to assist in promoting local business Arlesey Town Council

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12 Proposals Maps Ordnance Survey maps reproduced under PSMA licence number 0100058707

Figure 12.1 – Parish-wide proposals

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Arlesey Neighbourhood Plan Referendum Version Ordnance Survey maps reproduced under PSMA licence number 0100058707

Figure 12.2 – Inset proposals map

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13 Glossary Affordable housing - Social rented, affordable rented and intermediate housing, provided to eligible households whose needs are not met by the market Comparison retailing – this is shopping for higher value goods, such as white goods, clothes, electrical items, etc., that is not undertaken on a regular basis. Conservation area - an area of notable environmental or historical interest or importance which is protected by law against undesirable changes. Convenience retailing - this is primarily food shopping and shopping for everyday grocery items. Community Infrastructure Levy (CIL) – A levy allowing local authorities to raise funds from owners or developers of land undertaking new building projects in their area. It is chargeable on each net additional square metre of development built and is set by Central Bedfordshire Council. Etonbury Green Wheel - an accessible off-road corridor around the communities of Arlesey, Stotfold and Fairfield; linking areas of heritage, wildlife and landscape value Landscape Character Assessment (LCA) - a method used for understanding what the landscape is like, how it formed, and how it may change in the future. It helps to define what makes an area unique as well as what should be done to protect and improve its character. National Planning Policy Framework (NPPF) – the national planning policy document which sets out the Government’s planning policies for England and how these are expected to be applied. Social rented housing - Housing owned by local authorities and private registered providers for which guideline target rents are determined through the national rent regime. Section 106 agreement - A mechanism under Section 106 of the Town and Country Planning Act 1990 which makes a development proposal acceptable in planning terms that would not otherwise be acceptable. They are focused on site specific mitigation of the impact of development. S106 agreements are often referred to as 'developer contributions' along with highway contributions and the Community Infrastructure Levy.

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14 Acknowledgements The Arlesey Neighbourhood Plan has been prepared largely by a relatively small number of volunteers from the community of Arlesey. Arlesey Town Council (ATC) would like to offer its sincere thanks to these individuals who are listed below, although apologies must be made in advance for anyone who has been omitted in error. All of them donated a huge amount of their time and expertise to the project, all with the aim of improving and protecting the parish of Arlesey. Special thanks must go to the Steering Committee who took the lead on the project, planning all the consultation events, leading the working groups and gathering the evidence base used for this plan. These are: Jon Want (Chair), Sharon McBride (Vice Chair), Saul Ackroyd, Karen Bohr, Mick Holloway, Steve Maddox, Sandra Sarll, Jane Squizzoni, Jeremy Wallace, Andy Ward and Roger Watson. Thanks should also go to the first chair of the committee, Duncan Wang, who helped kick off the process in 2015 before he moved away. A number of other residents also took an active role in the project, small or large, including: Jason Auburn, Gursh Bains, Jon Boys, Margaret and Rick Brabrook, Georgie Emery, Linda and Paul Harrison, Kathy Lindskog, Janet Middleton, Helen and Jim Randall, Alan Sills, David West, Colin Williams and Gary Zealand. ATC would also like to thank CBC Ward Councillor Richard Wenham for his support throughout the project. Finally, this plan could not have been done without the expert help of Alison Eardley and her colleagues at Navigus Planning, the professional consultancy appointed by ATC at the beginning of the project.

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Appendix A – A Profile of Arlesey Unless stated otherwise, the profile of the community has come from the 2011 Census.

Population In 2011, the population of the parish of Arlesey was 5,584. Compared to the national and regional averages, it has a higher proportion of working age people between 25 and 44 and a lower proportion of older people over 65 years. Arlesey’s location makes it comfortably commutable from London which is appealing to many seeking work in the city and would explain its attractiveness to this age group. Figure A1 – Population profile, 2011 35% 30%

25% 20% 15% 10% 5% 0% 0 to 15

16 to 24

Arlesey

25 to 44

Central Bedfordshire

45 to 64

65+

England

Source: 2011 Census

Since 2001, the population of the parish has grown significantly by 843 persons, a 17.8% change compared to 8.9% growth across Central Bedfordshire as a whole (and 7.9% nationally). This is reflective of the number of new developments that have taken place in the last decade; the number of households has risen, in this period, by 11.9% (compared to 7.7% across Central Bedfordshire) and 3.8% across England.

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Figure A2 – Change in population, 2001-2011 50.0% 40.0% 30.0% 20.0% 10.0% 0.0%

0 to 15

16 to 24

25 to 44

45 to 64

65+

-10.0% Arlesey

Central Bedfordshire

England

Source: 2011 Census

This growth has been particularly significant in both the working age population (25 to 64) and children and teenagers. This would suggest that the new housing over the last decade has appealed to working families perhaps due to the proximity of work available in nearby larger towns and good commute to London, combined with housing that is more affordable than settlements nearby. Table A1 offers a comparison of average house prices at the time of print: Table A1 – Average house prices

Settlement

Average house price

Arlesey

£296,801

Letchworth

£430,205

Hitchin

£393,617

Stevenage

£357,944

Biggleswade

£401,407

Source: www.home.co.uk (March 2016)

The retirement population (aged 65 and older) has risen too although not as much as across the county as a whole. The new housing development proposed as part of Arlesey Cross is will bring in a minimum of a further 1,000 homes to Arlesey. The average household size in the town is currently 2.4 people per dwelling (which has risen very slightly from 2.3 in 2001). Therefore, one might expect at least an additional 2,400 people moving to Arlesey over the course of the Masterplan delivery period.

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Work What is noticeable about those who are economically active within Arlesey is that it has a comparatively high proportion of people in full-time employment. It also has a low number of unemployed people. This is shown in Figure A3. Figure A3 – Economic activity, 2011

Employee (part time) Employee (full time) Self-employed with employees Self employed without employees Unemployed Full-time student 0%

10%

Arlesey

20%

30%

Central Bedfordshire

40%

50%

60%

70%

England

Source: 2011 Census

Arlesey is comparatively strongly represented in the construction industry with 11% of the workforce working in the sector. It also has good representation in services, manufacturing and the arts. This is shown in Figure A4. Figure A4 – Type of industry, 2011 Other Arts Public admin, education, health Utilities, energy Construction Retail and repair

Transport and storage Hotels, restaurants Admin, support services Services (financial, real estate, communications) Professional, scientific, technical Manufacturing Agriculture, forestry, fishing, mining, quarrying 0.0% Arlesey

England

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

Central Bedfordshire

Source: 2011 Census

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Figure A5 shows that the highest level of qualification of residents aged 16 or over closely mirrors the county and national averages.

% residents aged 16 and over

Figure A5 – Qualifications of residents aged 16 and over 30% 25% 20% 15% Arlesey

10%

Central Bedfordshire

5%

England

0%

Highest level of qualification Source: 2011 Census

The large majority of those in work travel to work by car, slightly above the average for Central Bedfordshire and well above the national average. This is supported by Census figures on access to a car within households. On average, each Arlesey household has access to 1.52 cars. This compares to 1.50 cars per household in Central Bedfordshire but is much higher than the 1.16 cars per household nationally. This represents fairly high levels of car ownership, not unexpected in a rural area. The town is well served by a rail link to several major employment centres, and whilst 8.9% commute to work, this is not a remarkably high proportion of commuters that travel by train. It may be that the station is attracting a high level of use from commuters living outside Arlesey. Commuting locally on foot or by bicycle are below the averages for Central Bedfordshire and the country as a whole. This is shown in Figure A6. Figure A6 – Mode of transport to work 90% 80% 70% 60% 50% 40% 30% 20% 10% 0%

Arlesey Central Bedfordshire England Work from home

Train

Bus

Car/ Bicycle motorbike

On Foot

Other Method of Travel to Work

Source: 2011 Census

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Arlesey Business Analysis Arlesey has a diverse and vibrant local economy. It is a good place to do business as evidenced by the breakdown of businesses and high number of independent businesses operating in the parish. The following provides a snapshot of Arlesey businesses as at May 2016: There are 125 companies based in Arlesey split as follows: Homebased:

65 companies made up of 28 home improvement and maintenance companies such as carpenters, electricians, plumbers, decorators 10 home décor, party supplies, vintage goods, soaps etc. 13 miscellaneous including a private investigator and debt advice 6 health and fitness based. 4 driving schools 3 dog trainers

There are 60 companies occupying a unit in the town made up roughly as follows: Retail shops:

2 barbers, dog groomer, Café, four convenience stores, bookmaker, 4 takeaway food locations, hairdresser, restaurant, pharmacy, laundry and ironing, 2 car wash facilities.

Workshops:

vehicle mechanics mainly and sundry other industries

Farmers/Horticulture:

7

Public Houses:

4 (plus social club and football club)

Cafes/Restaurants:

2 plus a pop-up facility

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Housing Arlesey is dominated by modestly sized dwellings, both semi-detached, representing 34.7% of the housing stock, and terraced, at 33.4%. The latter is well above the national average while the proportion of detached housing is well below the average for Central Bedfordshire and the national average. By contrast, the proportion of flats is on a par with Central Bedfordshire but well below the national average. This is shown in Figure A7. Figure A7 – Type of dwelling 40.0% 35.0%

% of households

30.0% 25.0% 20.0% 15.0% 10.0% 5.0% 0.0% Detached

Semi-Detached Arlesey

Terraced

Central Bedfordshire

Flat

Other

England

Source: 2011 Census

This is reinforced when looking at the number of bedrooms that properties in Arlesey have. Figure A8 shows that it has a high proportion of both 2- and 3-bed properties, indicative of semi-detached dwellings. In addition, it has above average numbers of smaller dwellings with just one bedroom and fewer larger dwellings.

% of households

Figure A8 – Number of bedrooms 50% 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% 1 Bedroom

2 Bedrooms Arlesey

3 Bedrooms

Central Bedfordshire

4 Bedrooms

5 or More Bedrooms

England

Source: 2011 Census

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The ownership profile of these dwellings that Arlesey caters for a range of needs. Figure 9 shows that the proportion of households that own their property outright is below the national average and that for Central Bedfordshire, however there is a significant proportion that own a property through a mortgage or loan. There is also a strong provision of social rented property, representing just under 20% of the total stock of property. Figure A9 – Ownership profile 50% 45%

% of households

40% 35% 30% 25% 20% 15% 10% 5% 0% Owned Outright

Owned with a Mortgage Arlesey

Social Rented; Total

Central Bedfordshire

Private Rented; Total

Other (Rent free/shared ownership)

England

Source: 2011 Census

The comparatively high levels of social housing coupled with the qualification levels displayed earlier, points to certain possible issues of deprivation in parts of Arlesey. On the whole, however, Central Bedfordshire is fairly affluent with good levels of health and this is mirrored at the parish level, as shown in Figure 10. Only 7 households displayed all four indices of deprivation, equating to 0.3%, comparable to the figure for Central Bedfordshire and lower than for the East of England and England as a whole (0.38% and 0.53% respectively). Figure A10 – Health levels 60%

% of usual residents

50% 40% 30% 20% 10% 0% Very Good Health

Good Health Arlesey

Fair Health

Central Bedfordshire

Bad Health

Very Bad Health

England

Source: 2011 Census*

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Appendix B – Local Green Spaces: detailed information and maps The following areas have been identified by the local community as being of value to them and in need of protection. They have been tested against the criteria as set out in the NPPF: 1. Mary’s Meadow (formerly Pix Brook Nature Reserve) (approximately 1.27 ha): This tranquil patch of land lies at the northern entrance to the village, adjoining Stotfold Road, and consists of a pond edged with Typha and a few small willows etc. This is surrounded by an area of open grass and wildflowers, which is currently being enhanced. At the eastern end there is a copse of trees, and there are several mature trees along the road boundary. The area is rich in wildlife; the pond provides habitat for waterfowl, including ducks, swans, herons and increasingly egrets, which is rare in the Arlesey area.

The site, as a whole, is of recreational value forming a key part of a “green gateway” on the main access road into the community for residents, visitors and children walking and cycling to Etonbury Academy. The site is still maturing, with assistance from the Etonbury Green Wheel project, and the diversity of wild flowers in particular is expected to increase. The land has previously been used by dog-walkers on an unofficial basis.

.

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2. Etonbury Wood (approximately 16.2 ha): Owned and managed by CBC, Etonbury Wood was

planted under the Woodland Grant Scheme, an EU agricultural initiative to include timber as part of a more diversified farming. This means it has to be kept wooded for at least 30 years and, at the time of print, there are still 15 years to go until this time. The site is currently being enhanced as a public amenity under the Etonbury Green Wheel initiative and therefore has recreational vale. Whilst not currently a CWS, the site would fulfil the criteria for this and CBC have said that plans are in place to designate it once the bridge works associated with Arlesey Cross have taken place.

The wood is a fairly extensive area but the community are extremely keen to safeguard it as a much-loved part of the parish. It is a short distance outside the settlement envelope to the North East, between Stotfold Road and the A507 and adjoins Etonbury Academy. The Arlesey Cross development, due within the lifespan of this Plan, will add to its connectivity to the community. The relief road proposed under the Arlesey Masterplan will connect to the A507 and provide pedestrian access via a new crossing to the wood.

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This is the only area of woodland of any size within the parish, and its location straddling the small Pix Brook, plus the variety of trees in the scheme, makes for a unique community asset. It will also have a special role to play as an easily accessible mature green space for the new community planned for the East of the village. With a small river running through the site, it offers a richness of habitat which will encourage increasing wildlife.

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3. Arlesey Recreation Ground (approximately 1.5 ha): The site is central to the community, situated on the eastern side of the settlement envelope. Approximately 80% of households in the neighbourhood area are within 1.5km of the site. The site is linked to the existing village hall, and provides for a range of recreational facilities, managed by Arlesey Town Council. The space available for events has been considerably reduced following the granting of Academy status to Gothic Mede School, and the privatisation of the playing field space previously shared with the recreation ground.

The site provides the only public recreational facilities in the village. It has also been the only site where large scale community events such as the annual Fun Day can be held. In addition to football pitches, Arlesey Town Council has provided a Skate Park, Trim Trail, and an adjoining multi-use games area (“MUGA”). Community events are also held on the site.

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4. Woodland Chase (Approximately 1.35 ha): Bordering the Chase Hill estate on three sides, this area is of recreational value, providing a pleasant walk, popular with residents of the estate, featuring mature trees and natural hedging. To the east, a grassed area provides a casual recreation space.

The western boundary borders the Arlesey Meadows County Wildlife Site. The site is being actively managed by CBC.

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5. Green Lagoon (approximately 2.69 ha): The lagoon lies just off a public footpath linking Arlesey and Fairfield Park. Surrounded by mature trees and scrub, there are dramatic glimpses of the lagoon as the path rises up a hillside. The site is readily accessible from the southern end of the community, via the public footpath that runs past, but there is no public access around the site itself. It also lies just west of the Fairfield Park. It provides a unique feature in an otherwise relatively flat, agricultural landscape – its name arising from the surrounding dense greenery reflected in the water.

It provides an historic link to the local brickworks, which was a major industry for the community over many years, and Green and Blue Lagoons are one of the few reminders of that heritage. There is no public access to the site, but walkers from both Arlesey and Fairfield appreciate the views down to the Lagoon. A farm track provides the only vehicle access close to the site, used by the local fishing club which has fishing rights. This means the site remains quiet and undisturbed. Apart from the fish, the surrounding trees and scrub provide good habitat for a variety of wildlife.

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6. Glebe Meadows Nature Reserve (approximately 1.82 ha): The two meadows lie between the railway line and the River Hiz, at the North West corner of the settlement envelope. It was purchased by the community in 2000 and is managed jointly by the Wildlife Trust (Bedfordshire, Cambridgeshire, Northamptonshire), Arlesey Town Council, and local conservation group ACORN, for the benefit of wildlife and enjoyment of the community.

Flora include bee orchids, and mature pollarded willows along the river bank. The area is popular with families out for a walk, dog walkers, and an annual Duck Race is organised by community groups. The Meadows are on the Hicca Way walking route, which follows the River Hiz.

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7. Arlesey Old Moat Nature Reserve (approximately 1.95 ha): A narrow strip of land between the railway and the River Hiz, it is mainly wooded, with grass and wildflower glades and footpaths, and a pond (the “Moat”) at the southern end. Three footbridges (including one at the station) and two road bridges provide pedestrian access across the railway line at various points along the village, and these are linked up to the Meadows on the Western side by the Hicca Way footpath.

Despite its location next to the East Coast Main Line, it provides a tranquil haven from traffic and housing. The riverside setting, and mixture of woodland and grassy glades provides an ever changing setting. The view South over the Moat is much photographed. The site is rich in wildlife: it is predominantly Ash, but comprises a good variety of trees and hedgerows in a compact area providing good nesting for birds. The grassy glades support a variety of wildflowers, including white helleborine, and attract butterflies. The reserve forms a part of the green corridor along the River Hiz.

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8. Arlesey Meadows (including Mill Pits) (approximately 14.9 ha): A traditional water meadow on either side of the River Hiz, with occasional cattle grazing. The Hiz is the Parish boundary, and this application only applies to the area in Arlesey. Three footbridges (including one leading direct to the site) and two road bridges provide pedestrian access across the railway line at various points along the village, and these are linked up to the Mill Pits on the Western side by the Hicca Way footpath. The Mill Pits lie closest to the current village centre, and is easily accessible to the school and other youth groups based nearby.

With its easy access to the heart of the community, the area has always been a popular destination for short walks with the site full of wildflowers in the summer. It provides an ideal spot for children to paddle in the river on family picnics. The site includes the remains of a historic watermill and in the early 1990’s the area was put into the Countryside Stewardship scheme, and enhancements made to the river bank planting. The area forms a part of the green corridor along the River Hiz. County Wildlife Site designation was originally given in 1990, and amended in 1998.

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9. Arlesey Common (approximately 12.2 ha): Traditional common land meadows on either side of the River Hiz, with regular grazing by horses and cattle. Three footbridges (including one leading direct to the site) and two road bridges (one giving access to site) provide pedestrian access across the railway line at various points along the village, and these are linked up to the Meadows on the Western side by the Hicca Way footpath. It is closer to the southern part of the village.

The site is traditional common land going back centuries, providing another link to the footpath network on the western side of the railway. The meadows are a riot of wildflowers in spring and early summer, and the area is surrounded with mature hedgerow, hiding an adjacent light industrial area. It is popular with walkers and forms a part of the green corridor along the River Hiz.

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10. Blue Lagoon (approximately 16.6 ha): Surrounded by fields, towards the southern end of the parish, this relatively large area of open water provides for a variety of aquatic sports clubs, supports numerous wildfowl, and is a tangible link to the brick-making heritage of Arlesey (as noted above for Green Lagoon). The site lies within farmland, level with the southern-most edge of the development envelope, about 0.5 km from Arlesey and neighbouring Fairfield Park. There is due to be a network of permissive paths around that whole area coming into force in the near future, although it has been a popular unofficial destination for walkers.

It is a County Wildlife Site, recognised in part for the flora and fauna that survive on the surrounding chalky soil. One of the aspirations emerging from the Green Infrastructure Plan is to create a park at this site and there is a keenness to work jointly with Fairfield on this (see non-policy actions). A variety of aquatic based groups are based at the Lagoon which provides a relatively untouched habitat for a variety of flora and fauna.

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The following area has been identified by the local community as being of value to them but does not fulfil the NPPF Local Green Space criteria: 11. Arlesey Land Fill (approximately 29.9 ha): Previously a commercial land fill site, the site has been capped and is currently being made safe. Its previous use for landfill meant that the village suffered from a steady stream of heavy lorries passing through the centre of the village. Residents have been waiting a long time in anticipation of getting something back for the community and there is an aspiration to turn the site in a country park. The current restoration plan suggests that the only access within the lifetime of this Neighbourhood Plan will be a fenced footpath across the site. Over the longer term, it is hoped that this will be a more formal area of parkland, mostly grass and paths, with a mix of trees and shrubbery. It is anticipated that the site will be well suited to those looking for better paths (more suited to buggies, bikes, mobility scooters etc.) and open space for children to run around or play games. The site lies towards the southern end of the community, just to the west of the railway line. The community is looking forward to completion of works on this site. The site is currently accessible from Mill Lane, and is approximately 1.5km from the centre of the town.

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Appendix C – Recreation and Open Space: Local Standards Central Bedfordshire Council sets out the following Local Standards in relation to the provision of recreation and open space.

Countryside Recreation Areas Accessibility

20 min drive time (car/ public transport) Long-term – 20 min travel time (public transport/cycle)

Quantity

3.19ha / 1000 population

Quality

Size and Location •

Sufficiently large to meet demand (national standards suggest at least 10ha)



Appropriately located for local catchment (within 20m drive-time of target residents)



Accessible via safe footpaths and roads

• Clear boundaries that are locally appropriate and promote security Character •

Predominantly natural space ideally offering a range of habitats and landscapes

• Less than 5% total building area Access •

Clearly defined pathways and cycleways



Public transport provision



Links with Public Rights of Way and cycle routes into wider countryside



Compliant with DDA – access audit in place



Accessible for wheelchairs and pushchairs

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Facilities •

Clearly defined paths and cycle routes



Appropriate and regular seating



Café and / or visitor centre, including toilets and refreshments



Information and signage both to and within the site as well as at the main entrance,



including interpretation boards and way marking



Play equipment (linking with requirements identified in Section 10 – this may include natural play)



Appropriate bins



Management of dog fouling



Secure parking that is clearly signed

• Cycle storage Activities •

Clear events programme



Volunteer opportunities for the local community (linked with section 4)



Visible daily staff presence

Urban Parks Accessibility

15 minute walk time (720m) and 20 minute drive time

Quantity

0.22 ha per 1000 population (provision in Major Service Centres only) 0.39 ha per population (provision in Major and Minor Service Centres)

Quality

Size and Location •

At least 5ha in size



Appropriately located for local catchment (within 480m of target residents)



Accessible via safe footpaths and roads



Clear boundaries that are locally appropriate and promote security

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Character •

Less than 5% total building area



Clearly defined entrances



Well maintained and landscaped



Ornamental planting

• Reflecting the character and history of the local area Access •

Clearly defined pathways and cycleways

• Compliant with DDA – access audit in place Facilities •

Variety of opportunities within park



Clearly defined surfaced paths



Appropriate and regular seating



Toilets



Refreshments



Information and signage both to and within the site as well as at the main entrance,



including interpretation boards



Range of Play equipment (linking with requirements identified in Section 9 and 10)



Appropriate bins



Management of dog fouling



Sufficient parking

• Lighting Activities •

Clear events programme (with events suitable for young and old)



Volunteer opportunities for the local community (linked with section 3)



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Large Formal Recreation Areas Accessibility

10 minute walk time (480m) in Major and Minor settlements as well as in Large Villages and 10 minute drive time in Small Villages

Quantity

Formal Recreation Spaces – 1.17 ha per 1000 population

Quality

Size and Location •

Sufficiently large to meet demand (at least 1ha)



Appropriately located for local catchment (within 10 minute walk time of target



residents)



Accessible via safe footpaths

• Clear boundaries that are locally appropriate and promote security Character •

Formal recreation area containing a variety of facilities

• Appropriate for residents of different ages Access •

Clearly defined pathways and cycleways and cycle storage

• Compliant with DDA Facilities •

Clearly defined paths



Appropriate and regular seating



Information and signage at main entrance and at areas requiring safety



information



Play equipment (linking with requirements identified in Section 9 –t his may



include natural play)



Sports facilities (requirements outlined further within Playing Pitch Assessment – under separate cover) xxiii

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Appropriate bins



Management of dog fouling

• Sufficient parking Activities •

Clear events programme



Volunteer opportunities for the local community

Informal Recreation Areas Accessibility

10 minute walk time (480m)

Quantity

2.5 ha per 1000 population

Quality

Size and Location •

Appropriately located for local catchment (within 10 minute walk time of target residents)



Accessible via safe footpaths

• Clear boundaries that are locally appropriate and promote security Character •

Predominantly natural space

• Balance between recreation and conservation Access •

Clearly defined pathways



Links with Public Rights of Way and cycle routes

• Compliant with DDA – access audit in place Facilities •

Clearly defined paths



Appropriate and regular seating



Information and signage both to and within the site as well as at the main

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entrance, including interpretation boards



Appropriate bins



Management of dog fouling

• Sufficient parking Activities •

Volunteer opportunities for the local community (linked with section 4)

Small Amenity Spaces Accessibility

5 minute walk time (240m)

Quantity

0.58 ha per 1000 population

Quality

Size and Location •

At least 0.2ha in size and shaped in a way that means that the site is a



functional recreation space (and on a level gradient)



Appropriately located for local catchment (within 5 minute walk time of target residents)



Accessible via safe footpaths

• Clear boundaries that are locally appropriate Character •

Small recreation area for local residents

• Appropriate for residents of different ages Access • Clearly defined pathways to the site Facilities •

Clearly defined paths



Appropriate and regular seating



Appropriate bins

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Management of dog fouling



May also contain play equipment

Children’s Play Space Accessibility

10 minute walk time (480m)

Quantity

0.11 ha per 1000 population

Quality

Size and Location •

Within appropriate distance of target catchment area



Accessible via safe footpaths and roads



Located in an area of incidental supervision – appropriate balance between seclusion and visibility

• Appropriate boundaries and buffer zone (not necessarily fenced in line with new guidance) Access •

Compliant with DDA – access audit in place

• Regular safety audit Facilities •

Bespoke design to suit location



Age appropriate play facilities using NEAP, LEAP and LAP play area



specifications (details of these play area types can be found in the design guidance)



Range of play opportunities offering high play value and inclusive play



Equipment



Formal play equipment and safety surfacing compliant with British



Standards BSEN 1176 and 1177



Clear signage



Fencing, seating and bins

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Facilities for Young People Accessibility

10 minute walk time (480m)

Quantity

0.043 ha per population

Quality

Size and Location •

Within appropriate distance of target catchment area



Accessible via safe footpaths and roads



Accessible by bike (and with areas for cycle storage)



Located in an area of incidental supervision – appropriate balance between seclusion and visibility

• Appropriate boundaries and buffer zone Access •

Compliant with DDA – access audit in place

• Regular safety audit Facilities •

Bespoke design to suit location, e.g. skate parks, teenage ‘play’/sport



equipment, MUGA



Facilities that are inclusive and well designed – ideally in consultation with local young people



Appropriate seating



Fencing (where appropriate), and bins



Signage



Lighting (if appropriate)



Age appropriate facilities using NEAP play area specification (full details in the Design Guidance Section)



Any formal play equipment and safety surfacing compliant with British



Standards BSEN 1176 and 1177

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Allotments Accessibility

10 minute walk time (480m)

Quantity

0.37 ha per 1000 population / 15 plots per 100 population

Quality

Location •

Appropriately located for local catchment (within 400m of target residents)



Accessible via safe footpaths and roads

• Clear boundaries that are locally appropriate and promote security Access •

Clearly defined pathways within allotment site (meeting with DDA requirements)



Fencing (1.8m) weldmesh or similar where appropriate, with pedestrian and vehicle gates to comply with DDA Site Size •

To ensure economies of scale and to foster community atmosphere, sites should be at least 0.25ha (10 standard sized plots or 20 half sized plots)

• Plot size 250 square metres Facilities •

At least one car parking space per 10 plots provided. Parking area to be hard surfaced, with tarmac entrance roadway



Space for up to one shed per plot



Mains water (to supplement collected rainwater) to all areas of site



Toilet and washing facilities (unless public facilities are within 400m)



New sites should incorporate the use of sustainable technologies where possible



Communal garden to promote social interaction where space permits



Clear signage to include site ownership, management and contact details.



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Appendix D – Sites and Buildings or Structures of Character List of buildings and monuments remaining today extracted from Historic England’s Heritage Gateway, which records local and national records on the historic environment.

Monument / Building

Description

Grid Reference

Hiz Bridge (monument)

Medieval bridge spanning the River Hiz, repaired in 1683, 1711 and expanded in TL 189 378 1851 and 1937.

Cemetery for the Three Counties Asylum (monument)

The cemetery opened in 1860 but was not consecrated until June 1864. Extended to TL 202 354 the east in three phases and, lastly, once to the west, all by the middle of the 20th century. 1,617 burials between 1917 and 1974 so could have been a similar number or more during the first 57 years. Most of the burials were originally marked only by pegs with numbers but these have nearly all gone (May 2013). The former full extent of the cemetery can now only be appreciated from historic maps and air photos: former paths and boundaries are virtually no longer visible on the ground whilst recent tree planting covers much of the northern third of the cemetery with some other planting towards the south. A group of 37 headstones near the south central edge of the cemetery remain.

Etonbury (monument)

The remains of a complex of earthworks, damaged by railway, road and sewer pipe TL 193 378 construction. The remains consist of a raised area to the south, with curving banks to the north and east. The raised area has been affected by the diversion of the Pix Brook through it and is now flat. It was irregular in shape, measuring approx 60m by 40m and approx 0.8m high, and surrounded by a dry moat-like feature with a causeway at the north east side. The site has been interpreted as a harbour and defences connected with the Danelaw frontier, but there is no proof for this. It is most likely to be a manorial site, but possibly reusing earlier earthworks. A document of 1566 refers to "Etonsbury wherein sometyme was the scyte of the Mannor utterly decayed." Roman pottery has been found on the site, however, and also late Iron Age pottery and a small number of flint implements.

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Monument / Building

Description

Grid Reference

Moat (monument)

The remains of a moated site, comprising an L-shaped arrangement of ditches. The site is thought to have been the focus of the medieval manor of Arlesey Bury which belonged to Waltham Abbey until the Dissolution. The moat is shown as an L-shape with no buildings inside on the 1808 Enclosure Map. It was further damaged by the construction of the railway to the east of the site. A new farmhouse, known as Arlesey Bury House, was built c.1668 to the north of the moat, but was demolished before the railway was built.

Brickworks (monument)

Beart's Patent Brickworks to the south-west of the former Three Counties Railway TL 184 353 Station. Founded in 1852. Still produces agricultural drainage pipes. Had own standard, 3 foot and 2 foot gauge railway systems.

Brickworks and Claypit, Arlesey Station (monument)

Arlesey station Gault Brickworks was opened in 1882, and working had ceased by TL 193 382 1907. Only the large flooded Clay Pit remains.

The Old Oak Pub (building)

A large 19th century brick structure The Old Oak in Arlesey has a gabled tile roof TL 191 377 with decorative bargeboards. This roof structure is reflected in the porch with the addition of a finial. The building has 4 bays with the upper windows being sashes. The side elevation has a sash canted bay window which extends into a square shape towards the front elevation.

The White Horse Public House (building)

A post medieval building, the White Horse Public House is thought to date from the TL 192 367 17th century. Internally there is a large fireplace and beams are visible. Areas of the roof can be seen to show the building's timber frame and its daub infill, whilst other areas show the brick structure. The exterior of the building is rendered and double fronted with one side having a thatched gabled roof and a monopitched tiled roof on the lean-to style porch. The other side of the building has another lean-to style porch which has a tiled roof and applied timber decoration. The roof on this elevation is thatched and half hipped with 2 dormer windows.

TL 189 371

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Monument / Building

Description

Grid Reference

The Vicar’s Inn (formerly The Steam Engine) Pub, Church End

The Steam Engine Public House in Arlesey opened in 1860 as a beer house before TL 192 376 being bought by Charles Wells and then rebuilt in 1895. The current building is a 2 storey brick construction with a tile roof. The front elevation has a slightly projecting gable end and a line of stringcourse runs around the building at the height of the first floor. The windows are all sashes and a canted bay window is positioned to the RH of the front elevation.

War memorial (monument)

A memorial to the dead of the First and Second World Wars in Arlesey High Street. TL 192 371 A statue of a soldier is positioned on top of a plinth.

93 & 95 High Street (building)

Originally a small farmhouse, probably of early 18th century origin. Now 2 TL 192 359 tenements, 2 storeys, timber framed and plastered. Gabled tile roof. On tile front are two round panels with the initials J.J. and date 1815.

62 to 66 High Street

A group of post medieval cottages of brick construction with a tiled gabled roof. Built TL 192 358 in two phases. 2 of the cottages are located within one structure having central doorways with arched uppers. Sash windows to the gable ends. The other cottage is of a similar construction with a flat arch over the doorway and a higher roof line. All the cottages have been built on a 1 bay plan.

Gasworks

Built c.1903 on the south-west side of the road to Stotfold. Site now used as a gas TL 200 373 distribution station. The works have been demolished leaving only the boundary wall, gate piers and dwelling house, all of Gault Brick. The house has a panel inscribed "Erected 1903" operated by Arlesey district Gas light and Coke company (formed 1901) in 1917 the company considered taking over the Shefford company but did not proceed with the matter. In 1924 it was taken over by the Biggleswade Company who in turn were taken over by the Tottenham and District Gas Company in 1935. This was the last Gas company to be formed in the county.

The Mallard, Hospital Road, No 47 (building)

The Mallard on Hospital Road in Arlesey was initially the Brickground Hotel TL 189 355 established in 1850 when the railway was opened. The building is a large brick construction with a gabled tile roof and a dentil eaves cornice.

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Monument / Building

Description

Grid Reference

Prince of Wales Public House (building)

2 storey main block with 1 storey extensions either side. Gabled roof. 1 large and 2 TL 191 352 small chimney shafts. 2 ground floor hipped bay windows. Gabled porch. Of Post Medieval construction.

Quarry (monument)

The site of a quarry shown on the Ordnance Survey of 1901, now a fishing lake. Just TL 198 348 south of an area listed as gravel quarrying in the 1808 Enclosure Award, but this quarry is thought to have been a chalk pit.

St Peter’s School (building)

Founded in 1856 and became a Board school in 1875. Closed in 1926. Originally TL 193 368 named "Free School", then "St Peter's School" and finally "Arlesey St Peter's". Now a private house.

260 High Street (building)

An 18th to 19th timber framed building with a rear extension which appears to have TL 192 368 earlier timber framing.

Onion Loft, Whitney Lodge (building)

Onion Loft. Brick ground floor divided into four bays: once used as wood, coal store. TL 192 358 Other three possible stables or cart shed. Slatted timber. Upper floor and walls. Tiled Roof. Early 1890s.

The Vicarage, 77 Church Lane (building)

The vicarage house at 77 Church Lane in Arlesey is a post medieval construction.

TL 191 376

Mill (monument)

Site of former water mill, known locally as "Mill Pit". The remains of the mill are visible in the water.

TL 188 364

Former Wesleyan Church (building)

Former Wesleyan Methodist Chapel built c.1850, demolished c.1975. Still the site of TL 191 357 the Wesleyan Church.

The True Briton Public House (building)

The True Brition Public House on Hospital Road in Arlesey was known to be open in TL 190 355 1857. It is a brick construction with a gabled roof and a number of modern casements. A modern porch is located over the main entrance on a gable end.

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Appendix E – Conformity of Neighbourhood Plan policies with local and national policy

NP Policy

NPPF Paragraph

2009 Core Strategy Policy

Arlesey NP Objective

ARL1

17, 55, 109

DM4

12

ARL2

7, 9, 17, 56, 58, 60, 63, 64, 95

CS3, CS14, DM2, DM8, DM17

1, 2, 3, 10, 11

ARL3

7, 50, 54

CS7, DM10

3

ARL4

17, 23, 29, 30, 35, 41

CS3, CS4, CS17, DM3

4

ARL5

30, 32, 33, 35, 36, 38

CS4

6

ARL6

17, 30, 35

CS3, CS4, DM9

7

ARL7

17, 35, 40

CS4, DM9

5

ARL8

7, 37, 73, 74, 76, 77, 109, 113

CS15, CS16, CS17, DM5

8, 9

ARL9

7, 37, 73, 74

CS3, CS17, DM17

2, 8, 14, 15

ARL10

99, 100, 103

CS13, DM2

9

ARL11

17, 126, 128, 136

CS15, DM13

12, 13

ARL12

7, 34, 37, 70, 73, 74

CS3, DM17

14, 15

ARL13

69, 70, 72

CS3, DM17

14, 15

ARL14

42, 43

CS9, CS14

14, 16

ARL15

7, 9, 23, 56, 58

CS12, DM7

16, 17

ARL16

7, 17, 20, 21, 22, 28

CS10

16

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Appendix F – List of evidence base documents National Planning Policy Framework (2012) Core Strategy and Development Management policies (2009) Development Strategy for Central Bedfordshire – draft (2014) The Central Bedfordshire Landscape Character Assessment (2015) Central Bedfordshire Council Design Guide (2014) Luton & Central Bedfordshire Strategic Housing Market Assessment Update - Report of Findings (2015) CBC Local Flood Risk Management Strategy (2014) Arlesey Green Infrastructure Plan (2009) Arlesey Neighbourhood Plan Consultation Statement (2016) Central Bedfordshire Sustainable Drainage Guidance (April 2014, updated May 2015) Central Bedfordshire Leisure Strategy (2012)

All documents are available at http://arleseynp.org.uk/

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Appendix G – Summary of Policies ARL1

ARL2

Settlement Boundary The development of Arlesey shall be focussed within the settlement boundary as identified in the Proposals Map. Development proposals will be supported within the settlement boundary subject to compliance with other policies in the development plan. Development proposals outside the settlement boundary will not be permitted unless: •

they are in accordance with the Central Bedfordshire Core Strategy policies in respect of appropriate uses in the countryside; or



they relate to necessary utilities infrastructure and where no reasonable alternative location is available; or



they relate to the Arlesey Cross Masterplan (Policy MA8 of Site Allocations DPD).

Design of Residential Development Subject to Policy ARL1, proposals for residential development, including redevelopments, will normally be permitted provided that all of the following criteria are met: •

It demonstrates high quality design that is in-keeping with the scale and existing character of buildings and layout in the area;



It provides adequate off-street parking for residents and visitors and well-planned on-street where required;



It provides high quality boundary treatment;



It provides good pedestrian and cycle connections to the surrounding countryside;



It provides good pedestrian and cycle connections to the main services and transport nodes within the parish;



It provides adequate storage for bins and recycling;



It does not result in an unacceptable loss of amenity for neighbouring uses through the loss of privacy, loss of light or visual intrusion; and



Traffic generation and parking does not adversely affect road and pedestrian safety; and



Contributions for the provision, extension and maintenance of accessible green space, including green space for sport and children’s play space for the enjoyment of residents, are in accordance with Central Bedfordshire Council’s open space provision. The use of Arlesey White Brick in new developments and redevelopments will be encouraged and loss of facades – through, for example, rendering – must demonstrate that it will not have a detrimental impact on the character of the area. The incorporation of low carbon sustainable design – such as solar panels and electric car charging points – into development proposals will be strongly supported.

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ARL3

Housing Mix All housing proposals will be expected to deliver at least 25% of new units as one- and two-bed properties. Only if it can be clearly demonstrated through robust, up-to-date market evidence, will an alternative mix be permitted. Subject to the other policies of this plan, proposals for self-build housing will be supported.

ARL4

Provision for Cycling and Walking Strategic developments in Arlesey parish shall, where practical, be designed to provide dedicated footpaths and cycleways which will provide access for pedestrians and cyclists towards the existing built-up areas of Arlesey and the key focal points within it (e.g. the station, the school, the village hall), as well as enabling access to the wider countryside. In particular, proposals for Arlesey Cross strategic development should be formulated alongside school travel plans and provide for safe access for pedestrians and cyclists to the new school including access points from any wider school designated area beyond the strategic development. Non-strategic development sites (land outside Arlesey Cross) that make direct improvements to cycling and walking will be strongly supported. New developments should seek to ensure safe pedestrian access to link up with existing footways and cycleways. Where possible, developments should include footpaths and cycleways segregated from vehicle traffic. Proposals to support the development of a north-south cycle path running parallel to the High Street will be supported. Proposals to provide access across the A507 should incorporate access for those on foot, with bikes and the less mobile. The provision of cycle parking in the village centre will be supported.

ARL5

Improvements to Traffic Pinchpoints Proposals to improve the flow of traffic and pedestrian safety, as well as the environment, on key roads in the Neighbourhood Plan area will be strongly supported. This is particularly the case in respect of the High Street, Hitchin Road, House Lane, Church Lane and the Stotfold Road (illustrated in Figure 6.4).

ARL6

Bus and Community Transport Provision New development proposals that contribute towards improvements in the quality of public and community transport services and/or supporting infrastructure serving the Neighbourhood Plan area will be strongly supported.

ARL7

Off-street Car Parking in Arlesey There will be a presumption against the loss of publicly accessible off-street car parking in Arlesey. Any proposals that would result in the loss of existing publicly available ‘offstreet’ car parking spaces must provide at least an equivalent number of spaces in an equally accessible location. Proposals for new development that provide additional off-road car parking spaces, to alleviate parking congestion along the High Street and Hitchin Road, will be supported. xxxvi

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ARL8

Protection and Maintenance of Local Green Spaces The following areas, and as shown on the Policies Map, are designated as Local Green Spaces: 1.

Mary’s Meadow

2.

Etonbury Wood

3.

Arlesey Recreation Ground

4.

Woodland Chase

5.

Green Lagoon

6.

Arlesey Glebe Meadows Nature Reserve

7.

Arlesey Old Moat Nature Reserve

8.

Arlesey Meadows (including Mill Pits)

9.

Arlesey Common

10.

Blue Lagoon

Proposals for development on these Local Green Spaces will not be permitted unless it can be clearly demonstrated that it is required to enhance the role and function of an identified Local Green Space. ARL9

Public Open Space Residential development proposals are required to provide public open space, both for passive and active recreation unless the size of the development is too small to permit this. In such circumstances, contributions will be sought to maintain and enhance existing facilities/identified projects, in lieu of on-site facilities. The extent of on-site provision and/or the level of contributions should be established by discussion with Central Bedfordshire Council. Provision must adhere to the Local Standards set out in the CBC Leisure Strategy in terms of accessibility, quality and quantity.

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ARL10

Flood Risk Management Development proposals will be expected to: •

be designed and constructed so that the overall level of flood risk within the parish will not increase;



provide appropriate surface water drainage which may include permeable driveways and parking areas, water harvesting and storage features, green roofs and/or soakaways; and

• provide open culverts where practicable. Development will not be permitted in flood attenuation areas where that development would reduce the ability of these areas to alleviate flooding. Proposals will need to demonstrate that development has avoided the loss of open water courses through culverting with existing culverted sections opened up where viable. Any new development must have adequate receiving surface water drainage, i.e. drains, culverts and definable water courses, in consultation with the Environment Agency, Local Authority, Internal Drainage Boards, Highways and water companies. It must also ensure that appropriate measures are secured to ensure the adoption and ongoing maintenance of any flood prevention measures. The discharge of surface water to public surface water sewers would only be acceptable where it has been demonstrated that there are no feasible alternatives. Infiltration devices should allow at least 1m freeboard between the bottom of the device and the seasonal ground water table. ARL11

Listed Buildings and Buildings or Structures of Character Planning permission will not be granted for development that would result in the loss of either listed buildings, or the buildings or structures of character appearing on the Gateway List as set out in Appendix D of the Plan. Development affecting the heritage assets within Arlesey must pay special regard to the need to conserve and enhance their settings and any special architectural or historic features of significance.

ARL12

Provision of Sports Facilities Proposals which provide for additional sports facilities over and above those which already exist, on the proposed additional ‘first’ school site, and which meet the requirements of the school and the wider community, will be encouraged. Community use agreements should be sought to secure out-of-school-hours access to facilities by the community. Proposals which would enable the extension of the current recreation ground, adjacent to the existing site will be supported. All new facilities should be designed in accordance with relevant Sport England and national governing body design guidance. Development should comply with the current guidance on noise, waste management, vibration, odour, water, light and airborne pollution.

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ARL13

Provision of Community Facilities Where the need is identified, new development must provide appropriate new facilities and infrastructure. This should be provided onsite, where possible, or the development should fund or directly deliver offsite facilities as required by the CIL Regulations. New facilities and infrastructure should provide for multi-purpose space and consideration of combined/hub facility offering education/outreach services. New community facilities should be considered early in the phasing of development, ideally before occupation, to help support sustainable growth. Development should comply with the current guidance on noise, waste management, vibration, odour, water, light and airborne pollution.

ARL14

High Speed Broadband All new residential, commercial and community properties within the Neighbourhood Plan area should be served by a superfast broadband (fibre-optic) connection. The only exception will be where it can be demonstrated, through consultation with Next Generation Access (NGA) Network providers, that this would not be either possible, practical or economically viable. In such circumstances, sufficient and suitable ducting should be provided within the site and to the property to facilitate ease of installation at a future date on an open access basis.

ARL15

Local Centre In the local centre, as identified in the Arlesey Cross Masterplan, there will be a presumption in favour of small, less than 150m2, retail unit proposals. There is a presumption against changes of use away from use classes A1 (shops), A2 (Financial and Professional Services), A3 (Restaurants and Cafes) and A4 (Drinking Establishments) in order that non-Class A uses do not dominate or detract from the core objective of providing retail outlets for the shopper. This relates to proposals that sit outside of permitted development rights. Development should comply with the current guidance on noise, waste management, vibration, odour, water, light and airborne pollution.

ARL16

Small-Scale Commercial Development Development proposals to provide small-scale B-class employment opportunities, to provide flexible work spaces for sole traders and SMEs, will be supported. This will be focussed on the site allocated as part of the Arlesey Cross Masterplan but could also include: •

Conversion of existing buildings across the Neighbourhood Plan area, subject to the impact of provision on the highway network and parking; or



Provision of new buildings or conversion of existing buildings within the settlement boundary of Arlesey. Development should comply with the current guidance on noise, waste management, vibration, odour, water, light and airborne pollution.

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