LAND EAST OF ARLESEY:

LAND EAST OF ARLESEY: COMMENTS ON DRAFT POLICY SA3 & CENTRAL BEDFORDSHIRE’S EMERGING LOCAL PLAN BY FAIRFIELD PARISH COUNCIL

FEBRUARY 2018

Prepared by: 2IÀFH$GGUHVV CSA Environmental Dixie’s Barns, High Street, Ashwell, Hertfordshire, SG7 5NT 2IÀFH7HOHSKRQH1XPEHU 01462 743 647 On behalf of:

)DLUÀHOG3DULVK&RXQFLO

Disclaimer This drawing/document is for illustrative purposes only and should not be used for any construction or estimation purposes. Do not scale drawings. No liability or responsibility is accepted arising from reliance upon the information contained in this drawing/document. Copyright All drawings are Crown Copyright 2012. All rights reserved. Licence number 100020449

First Issue

Date:

Prepared by:

Authorised by:

File reference:

16.02.2018

AS

SG

3649_01

Second Issue

19.02.2018

AS

SG

3649_01_A

Third Issue

22.02.2018

AS

SG

3649_01_B

Forth Issue

CONTENTS 01 Introduction

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02 Ensuring Certainty within the Local Plan and Policy SA3

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03 Certainty to Prevent Coalescence

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04 The Relief Road

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05 The Country Park

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06 Land Uses

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07 Concept Masterplan

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PREFACE This document sets out the comments and concerns of the )DLUÀHOG 3DULVK &RXQFLO DQG LWV UHVLGHQWV RQ WKH HPHUJLQJ proposal for the land east of Arlesey (Draft Local Plan Policy 6$ 7KH ODQG LGHQWLÀHG LQ WKLV DOORFDWLRQ H[WHQGV WR WKH )DLUÀHOG3DULVKDQGEXLOWXSERXQGDU\DQGZLOOLQHYLWDEO\KDYH DQHIIHFWRQWKHVHWWLQJYLHZVDQGFKDUDFWHURI)DLUÀHOG This document presents an example of how the land east of Arlesey could be developed to deliver the homes and facilities LGHQWLÀHGZLWKLQWKHGUDIWSROLF\)DLUÀHOG3DULVK&RXQFLOLVQRW opposing Policy SA3, provided that the setting and character RI )DLUÀHOG LV SUHVHUYHG WKURXJK HIIHFWLYH VHSDUDWLRQ IURP Arlesey, and that certain amendments are made to Policy 6$DQG63WRHQVXUHWKDWWKLVLVDFKLHYHG

INTRODUCTION 7KLV GRFXPHQW KDV EHHQ SUHSDUHG RQ EHKDOI RI )DLUÀHOG 3DULVK &RXQFLO LQ UHVSRQVH WR WKH FRQVXOWDWLRQRQWKH&HQWUDO%HGIRUGVKLUH3UH6XEPLVVLRQ/RFDO3ODQ-DQXDU\ ,WDLPVWRVKDSHWKHHPHUJLQJDOORFDWLRQRIODQGHDVWRI$UOHVH\SURWHFWLQJDQGHQKDQFLQJWKH LPSRUWDQWVHWWOHPHQWJDSEHWZHHQ)DLUÀHOGDQG$UOHVH\ 1.1 SCOPE AND STRUCTURE This consultation response document relates to the ‘land east of Arlesey’ site allocated by Policy SA3 ZLWKLQ &HQWUDO %HGIRUGVKLUH·V 3UH6XEPLVVLRQ /RFDO Plan (January 2018). Policy SA3 sets out a number of principles for new development on this site, which include: •

The provision of up to 2000 new homes.

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A Country Park on the eastern edge of the development to retain an appropriate VHSDUDWLRQEHWZHHQ$UOHVH\DQG)DLUÀHOGDQGWR provide a net gain in green infrastructure and biodiversity.

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Provision of a health care facility.

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Provision of new community facilities including community centres, a mix of retail and at least one drinking establishment.

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Educational facilities, comprising day nurseries, early years, new school(s) for primary aged FKLOGUHQDQGÀQDQFLDOFRQWULEXWLRQVWRZDUGV the provision, improvement, enlargement or enhancement of schools for secondary age children and sixth form facilities off site.

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Provision of leisure facilities, including: indoor sport and leisure facilities, in accordance with Policy HQ3; and outdoor sport, leisure and open space, in accordance with Policies EE12, including pavilions and allotments.

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Safe pedestrian and cycle links between the development and the new and existing facilities ZLWKLQWKHDOORFDWLRQDQGWKHZLGHU)DLUÀHOGDQG Arlesey area.

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It is essential that the development provides an appropriately designed Relief Road to connect the area from the south of Hitchin Road to the A507/High Street link road in the north being proposed as part of Arlesey Cross.

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The development should integrate and connect to the existing road network in Arlesey to allow for permeability and legibility between the new development and Arlesey.

This document also includes a commentary on the emerging Policy SP5: ‘Preventing Coalescence and Important Countryside Gaps’, and sets out why an Important Countryside Gap should be allocated EHWZHHQ$UOHVH\DQG)DLUÀHOG

Policy S SA3 A3

)LJXUH ‘Land east of Arlesey’ allocated site boundary (Policy SA3 Central Bedfordshire Draft Local Plan) .

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ENSURING CERTAINTY WITHIN THE LOCAL PLAN AND POLICY SA3 )DLUÀHOG 3DULVK &RXQFLO UHFRJQLVH WKH QHHG IRU QHZ homes within the Borough, however, this should not be at the expense of the individual character and setting RI)DLUÀHOG7KURXJKWKLVVXEPLVVLRQRIFRPPHQWVWKH Parish Council wish to set out their reasons for insisting WKDWWKHIROORZLQJHOHPHQWVDUHUHÁHFWHGZLWKLQ3ROLF\ SA3 and in relation to Policy SP5 of the emerging Local Plan. These are: Policy SA3 •

The proposed relief road will not take the form of a E\SDVVEXWZLOOEHLQWHJUDWHGZLWKLQWKHSURSRVHG EXLOWGHYHORSPHQWDUHD

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7KH &RXQWU\ 3DUN WR WKH HDVW RI $UOHVH\ ZLOO EH D PLQLPXP RI P LQ GHSWK DQG ZLOO LQFOXGH woodland planting within the western half of WKH &RXQWU\ 3DUN WR HQVXUH WKH RSHQ VHWWLQJ RI )DLUÀHOGLVSUHVHUYHGZKLOHÀOWHULQJYLHZVEHWZHHQ $UOHVH\DQG)DLUÀHOG

•

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$QDUHDRIFRPPXQLW\DOORWPHQWVZLOOEH SURYLGHGZLWKLQWKHHDVWRIWKH&RXQWU\3DUNIRU WKHXVHE\UHVLGHQWVRI)DLUÀHOG

Policy SP5: Preventing Coalescence and Important &RXQWU\VLGH*DSV •

7KH 3DULVK &RXQFLO LQVLVW WKDW WKH ODQG ZLWKLQ WKH east of the allocated site at the east of Arlesey is GHVLJQDWHGDVDQ,PSRUWDQW&RXQWU\VLGH*DSWR provide certainty in relation to the prevention of FRDOHVFHQFHEHWZHHQ)DLUÀHOGDQG$UOHVH\

%XLOWGHYHORSPHQWPXVWDGMRLQWKHH[LVWLQJ VHWWOHPHQWHGJHRI$UOHVH\WRWKHZHVW

CREATING A LINK ROAD, NOT A BYPASS The new relief road should pass through the new housing creating a legible, safe route through the new development.

ENSURING SEPARATION BETWEEN ARLESEY AND FAIRFIELD The development at Arlesey East should retain the separation EHWZHHQ$UOHVH\DQG)DLUÀHOG respecting the separate identities of the two settlements.

ALLOCATION OF LAND BETWEEN ARLESEY AND FAIRFIELD AS AN IMPORTANT COUNTRYSIDE GAP The Country Park should be allocated as an Important Countryside Gap to maintain the separate identities of Arlesey and )DLUÀHOG

)LJXUH Arlesey Cross Masterplan from the adopted ‘Masterplan Document’ (2014).

Land east of Arlesey

&RPPHQWVRQ'UDIW/RFDO3ODQE\)DLUÀHOG3DULVK&RXQFLO

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CERTAINTY TO PREVENT COALESCENCE 7KH JDS EHWZHHQ $UOHVH\ DQG )DLUÀHOG PXVW EH UHWDLQHG DQG SURWHFWHG WKURXJK D SROLF\ DOORFDWLRQWRHQVXUHWKHXQLTXHLGHQWLWLHVRIWKHWZRVHWWOHPHQWVDUHUHVSHFWHG

Why? AUOHVH\ DQG )DLUÀHOG DUH WZR VHWWOHPHQWV ZLWK FRPSOHWHO\ GLIIHUHQW LGHQWLWLHV DQG FKDUDFWHULVWLFV ZKLFK VKRXOG be maintained and respected through the allocation of an Important Countryside Gap, to protect against coalescence both now and into the future. The draft Local Plan states that coalescence can be controlled through the masterplanning process, however this provides no certainty to the extent of the gap. Therefore, it is necessary to allocate the Country Park as an Important Countryside Gap to provide absolute certainty in relation to coalescence between these settlements with two very different identities.

ARLESEY’S IDENTITY Arlesey is a town that has developed in a linear manner along the High Street. Arlesey is a much ROGHUVHWWOHPHQWWKHQ)DLUÀHOGZLWK6W3HWHU·V&KXUFK dating back to the 12th Century. The development of this town over centuries makes its architectural characteristics more eclectic than those found in )DLUÀHOGUHVXOWLQJLQWZRVHWWOHPHQWVZKLFKWKXVKDYH very different identities.

FAIRFIELD’S IDENTITY )DLUÀHOG LV D GLVWLQFWLYH YLOODJH DQG &LYLO 3DULVK ZLWK D VWURQJVHQVHRILGHQWLW\ZKLFKGUDZVRQLWVVLJQLÀFDQW historical context. The village was established in WKH EXLOGLQJV DQG JURXQGV RI )DLUÀHOG +RVSLWDO D psychiatric hospital which closed in 1999. Many of the important historic buildings have been retained and regenerated within the north of the settlement. The village has a strong sense of place, with a distinct coherence in building styles, materials and height, with the dwellings and retail units providing a strong sense of enclosure to the street scenes throughout. It is of vital importance to protect the unique identity DQGVHWWLQJRI)DLUÀHOGGXHWRLWV/LVWHG%XLOGLQJV

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BOUNDARY WITH THE SITE The eastern edge of Arlesey adjoins the allocated Site’s western boundary. The boundary here LV GHÀQHG EXW UHODWLYHO\ RSHQ SURYLGLQJ DQ opportunity for the new neighbourhood to be woven into Arlesey’s existing urban fabric. This would integrate the new development with the existing settlement, creating a new neighbourhood which can draw on Arlesey’s characteristics and sense of place.

BOUNDARY WITH THE SITE 3DUWV RI )DLUÀHOG·V ZHVWHUQ VHWWOHPHQW ERXQGDU\ DGMRLQLQJ WKH 6LWH DUH ZHOO GHÀQHG E\ YHJHWDWLRQ as can be seen on the image to the left. There are parts of the boundary which are more open, which makes it important to provide new tree and ZRRGODQGSODQWLQJZLWKLQWKH&RXQWU\3DUNWRÀOWHU YLHZV RI WKH QHZ GHYHORSPHQW IURP )DLUÀHOG ,W LV important to maintain a visual sense of separation EHWZHHQ$UOHVH\DQG)DLUÀHOGDVZHOODVDSK\VLFDO gap, to aid in strengthening and retaining the individual sense of place that each settlement possesses.



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7KH LQWHQGHG SXUSRVH RI WKH ,PSRUWDQW &RXQWU\VLGH *DS GHVLJQDWLRQ LV VHW RXW LQ 'UDIW 3ROLF\ 63 3UHYHQWLQJ &RDOHVFHQFH DQG ,PSRUWDQW &RXQWU\VLGH *DSVRIWKHHPHUJLQJ/RFDO3ODQ,WVWDWHV

the existing gap policy and considers additional sites ZKLFKKDYHEHHQLGHQWLÀHGWKURXJKWKH¶&DOOIRU6LWHV· exercise and have potential to cause coalescence between settlements.

¶1HZGHYHORSPHQWLQWKHFRXQWU\VLGHPXVW avoid reducing open land that contributes to the form and character of existing VHWWOHPHQWV

7KH VWXG\ LGHQWLÀHV WKH SXUSRVHV RI ,PSRUWDQW Countryside Gaps and states the following:

In considering applications for development WKH&RXQFLOZLOOKDYHUHJDUGWRPDLQWDLQLQJ WKHLQGLYLGXDOLGHQWLW\RIWRZQVDQGYLOODJHV DQG ZLOO UHVLVW DQ\ H[WHQVLRQV WR EXLOWXS areas that might lead to coalescence EHWZHHQVHWWOHPHQWV :LWKLQ WKH DUHDV GHÀQHG DV ,PSRUWDQW &RXQWU\VLGH*DSVSHUPLVVLRQZLOOEHUHIXVHG for unallocated development that would SURPRWHWKHYLVXDORUSK\VLFDOFRDOHVFHQFH RIQHDUE\VHWWOHPHQWV· The preamble to the policy notes that within Central Bedfordshire, there are a number of relatively sensitive and narrow gaps of countryside where there is a risk of coalescence as a result of development pressure. It goes on to state that: ‘It is considered essential that the open nature of countryside in these gaps is maintained in order to retain the character of these settlements and prevent the potential loss of their individual identity.’ Indeed, this key requirement is set out within the Council’s Spatial Strategic Approach in the emerging Local Plan section 5.4, which states that the Plan seeks to ‘Balance the delivery of VLJQLÀFDQW VXVWDLQDEOH LQIUDVWUXFWXUH DQG JURZWK ZLWK WKH HQKDQFHPHQW DQG SURWHFWLRQ RI H[LVWLQJ communities, landscape, heritage and countryside and actively prevent the coalescence of settlements DFURVVWKHDUHDWKURXJKWKHLGHQWLÀFDWLRQRI,PSRUWDQW Countryside Gaps.’ As part of the evidence base for the Local Plan, Central Bedfordshire has prepared the Important Countryside Gaps Study (January 2018). This document reviews

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¶,PSRUWDQW&RXQWU\VLGH*DSVDUHLPSOHPHQWHG in order to retain the separation of towns and YLOODJHVVRWKDWWKHLULQGLYLGXDOLGHQWLWLHVDUH maintained; and

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7KH\DUHDOVRXVHGWRSUHYHQWWKHUHGXFWLRQV DQGQDUURZLQJRIXQGHYHORSHGEUHDNVWKDWDUH VHHQDQGH[SHULHQFHGZKHQWUDYHOOLQJEHWZHHQ VHWWOHPHQWV·

7KHPHWKRGRORJ\FRQWDLQHGZLWKLQWKHVWXG\LGHQWLÀHV four different categories for inclusion within the study. The fourth category is relevant in respect of the land east of Arlesey, namely ‘Land where development has the potential to cause coalescence between existing settlements.’ The draft Important Countryside Gaps allocation methodology sets out that the sites which are included ZLWKLQ WKH VWXG\ UHÁHFW DUHDV DW VLJQLÀFDQW ULVN IURP coalescence, including land where development has the potential to cause coalescence between existing settlements. It further states that, when considering the location of Important Countryside Gaps, the impact of new and committed development should be taken into account, including land proposed for development through the new Local Plan. We would note that the land between Arlesey and )DLUÀHOG UHSUHVHQWV MXVW VXFK D FDVH KRZHYHU WKLV area has not been considered for allocation as an Important Countryside Gap, as the methodology IRU WKH LGHQWLÀFDWLRQ RI SRWHQWLDO JDS DOORFDWLRQV VSHFLÀFDOO\H[FOXGHGGUDIWDOORFDWLRQVLWHV3DUDJUDSK 5.1.7 of the Important Countryside Gaps Study states: ¶,Q DGGLWLRQ WKH UHVXOWV RI WKH 6+/$$ ZHUH DOVR FRQVLGHUHG:KHUHE\WKHSRWHQWLDOVLWHVIRUDOORFDWLRQ for development were reviewed in order to ensure WKDW DQ\ &RXQWU\VLGH *DSV DOORFDWHG DV SDUW RI WKH 3ODQGRQRWRYHUODSZLWKGUDIWVLWHDOORFDWLRQV·

7KHUHLVWKXVDIXQGDPHQWDOGLVFRUGEHWZHHQ&HQWUDO %HGIRUGVKLUH&RXQFLO·VPHWKRGRILGHQWLI\LQJSRWHQWLDO ,PSRUWDQW&RXQWU\VLGH*DSVLWHVZKLFKDXWRPDWLFDOO\ H[FOXGHV DOORFDWHG GHYHORSPHQW VLWHV DQG WKH SXUSRVH RI WKH ,PSRUWDQW &RXQWU\VLGH *DSV SROLF\ ZKLFK ZLOO EH XVHG WR SUHYHQW FRDOHVFHQFH DQG WR retain the separation of towns and villages so that their LQGLYLGXDOLGHQWLWLHVDUHPDLQWDLQHG$VVHWRXWDERYH the proposed development area between Arlesey and )DLUÀHOGUHSUHVHQWVDFOHDUFDVHZKHUHGHYHORSPHQW KDV WKH SRWHQWLDO WR FDXVH FRDOHVFHQFH EHWZHHQ H[LVWLQJVHWWOHPHQWVDQGZKHUHWKHLQGLYLGXDOLGHQWLW\ RIWRZQVDQGYLOODJHVVKRXOGEHPDLQWDLQHG+RZHYHU it was not even considered as a potential area for the DOORFDWLRQ RI DQ ,PSRUWDQW &RXQWU\VLGH *DS DV LW LV WREHDOORFDWHGIRUGHYHORSPHQW,WZRXOGVHHPWKDW WKH ODQG EHWZHHQ $UOHVH\ DQG )DLUÀHOG UHSUHVHQWV one of the most important locations to consider the GHVLJQDWLRQ RI DQ ,PSRUWDQW &RXQWU\VLGH *DS DV LW UHSUHVHQWV D VHQVLWLYH DQG QDUURZ FRXQWU\VLGH JDS ZKLFK LV DW ULVN RI FRDOHVFHQFH DV D UHVXOW RI GHYHORSPHQWSUHVVXUH The supporting text to Draft Policy SP5 (paragraph RIWKH3UHVXEPLVVLRQ/RFDO3ODQ WKDW,PSRUWDQW &RXQWU\VLGH *DSV KDYH QRW EHHQ LGHQWLÀHG LQ relation to the Strategic Allocations because the potential for coalescence will be mitigated through the masterplanning process. There are two key shortcomings to this approach: •

,WSURYLGHVQRFHUWDLQW\WR$UOHVH\RU)DLUÀHOG DVWRWKHH[WHQWRIWKHVHSDUDWLRQZKLFKZLOOEH maintained between the two settlements, and WKXVLWVHIIHFWLYHQHVVDWSURWHFWLQJWKHLUVHSDUDWH identities; and

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7KHUHZLOOQRWQHFHVVDULO\EHDQRSSRUWXQLW\IRU DQLQGHSHQGHQWH[DPLQDWLRQRIWKHDFFHSWDELOLW\ RIWKHFRDOHVFHQFHPLWLJDWLRQPHDVXUHVGXULQJ the masterplanning stage, whereas the location DQGH[WHQWRIWKH,PSRUWDQW&RXQWU\VLGH*DSV ZLOOEHVXEMHFWWRDQLQGHSHQGHQWUHYLHZZKLFK ZLOOSURYLGHFHUWDLQW\WRWKH&RXQFLOSRWHQWLDO developers and residents of the two settlements WKDWFRDOHVFHQFHZLOOQRWRFFXU

It is fundamental that certainty, in terms of the prevention of coalescence, is provided at this early stage, by designating the eastern part of the draft DOORFDWLRQ VLWH EHWZHHQ $UOHVH\ DQG )DLUÀHOG DV DQ Important Countryside Gap. As shown on the Concept 0DVWHUSODQDWÀJXUHGHVLJQDWLQJWKHHDVWHUQSDUW of the allocation site will not prejudice the allocated site’s development potential, however, it will take the responsibility for the prevention of coalescence out of the hands of the Council and potential developers, and ensure certainty for the residents of Arlesey and )DLUÀHOGWKDWWKHLUVHSDUDWHLGHQWLWLHVZLOOEHUHVSHFWHG and ensured, in line with the purposes of the Important Countryside Gap designation and the Council’s Spatial Strategic Approach. The designation of an Important Countryside Gap will not pose a constraint to development to the east of Arlesey; however the EHQHÀWV WR UHVLGHQWV RI WKH WZR VHWWOHPHQWV LQ WHUPV of providing separation and protecting the individual character of each other, are clear. $W SUHVHQW WKH ODQG DGMDFHQW WR )DLUÀHOG XQGHU WKH ownership of Linden Homes is not included within Policy SA3, but forms part of the Important Countryside Gap proposed within this document. In order for WKHUHWREHQRLQKHUHQWFRQÁLFWEHWZHHQWKHWZRDOO of the land in the Important Countryside Gap should EH LGHQWLÀHG LQ 3ROLF\ 63 LI DV FXUUHQWO\ SURSRVHG the Linden Homes land is not included within the allocated site (draft Policy SA3). However, ideally this land parcel should be covered in both policies SA3 and SP5.



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How? :HUHFRPPHQGWKDWWKHDUHDZLWKLQWKHHDVWRIWKHDOORFDWHG6LWHZKLFKZLOOEHFRPHWKH&RXQWU\3DUN DQGWKHSDUFHORIODQGDGMDFHQWWR)DLUÀHOGXQGHUWKHRZQHUVKLSRI/LQGHQ+RPHVVKRXOGEHGHVLJQDWHG DVDQ,PSRUWDQW&RXQWU\VLGH*DSDVVKRZQRQ)LJXUH:KHUHSRVVLEOHWKHSURSRVHGERXQGDU\IRUWKH GHVLJQDWLRQKDVEHHQDOLJQHGWRIROORZDORJLFDOURXWHDORQJH[LVWLQJGLWFKHVDQGÀHOGERXQGDULHV7KH SURSRVHG,PSRUWDQW&RXQWU\VLGH*DSEHWZHHQ$UOHVH\DQG)DLUÀHOGVKRXOGFRQQHFWLQWRWKHSURSRVHG ,PSRUWDQW&RXQWU\VLGH*DSDW/DQG6RXWKRI6WRWIROG¶&*·PDNLQJWKHSXUSRVHRIWKHGHVLJQDWLRQWZRIROG WRSURWHFWFRDOHVFHQFHEHWZHHQ6WRWIROGDQG)DLUÀHOGDQG$UOHVH\DQG)DLUÀHOG ,QDGGLWLRQWKHIROORZLQJVKRXOGEHLQFOXGHGZLWKLQWKHVXSSRUWLQJWH[WWRGUDIW3ROLF\6$WRHQVXUH certainty and effectiveness in relation to the separation between the settlements: •

7KH&RXQWU\3DUNWRWKHHDVWRI$UOHVH\ZLOOEHDPLQLPXPRIPLQGHSWKDQGZLOOLQFOXGHZRRGODQG SODQWLQJZLWKLQWKHZHVWHUQKDOIRIWKH&RXQWU\3DUNWRHQVXUHWKHRSHQVHWWLQJRI)DLUÀHOGLVSUHVHUYHG ZKLOHÀOWHULQJYLHZVEHWZHHQ$UOHVH\DQG)DLUÀHOG

•

%XLOWGHYHORSPHQWPXVWDGMRLQWKHH[LVWLQJVHWWOHPHQWHGJHRI$UOHVH\WRWKHZHVW

9LHZORRNLQJZHVWIURPWKHZHVWHUQHGJHRI)DLUÀHOGZLWK$UOHVH\YLVLEOHLQWKHEDFNJURXQG

9LHZORRNLQJQRUWKZHVWIURPWKHZHVWHUQVHWWOHPHQWHGJHRI)DLUÀHOG7KLVJDSVKRXOGEHSURWHFWHGWKURXJKWKHDOORFDWLRQRIDQ Important Countryside Gap.

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Land between Arlesey and )DLUÀHOGUHFRPPHQGHGWR be allocated as Important Countryside Gap

Land south of Stotfold (emerging ,PSRUWDQW&RXQWU\VLGH*DS&*

Site boundary Urban extent Emerging Important Countryside *DS&* Recommended Important Countryside Gap

)LJXUHParameters Plan



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THE RELIEF ROAD

The new link road could connect into the spine route proposed through Arlesey Cross to the north in the location shown on Figure 4.1. This link road could draw on the characteristics of the main route within Arlesey Cross; passing through the proposed development to create an enclosed, safe and overlooked route between the A507 and the south of Hitchin Road. 7KHOLQNURDGFRXOGUXQWKURXJKWKHSRWHQWLDOGHYHORSPHQWDORQJDWUHHOLQHGURXWHWKDWFRXOGSDVVE\DVHULHVRI key green focal spaces, adding interest and improving legibility. The new dwellings could be set back from this route EHKLQG D JUHHQ YHUJH DQG VKDUHG VXUIDFLQJ SULYDWH GULYHV RU SDUNLQJ FRXUWV 7KLV GHVLJQ ZRXOG HQVXUH VXIÀFLHQW UHVLGHQWLDOSDUNLQJDQGSDUNLQJDORQJWKHOLQNURDGFRXOGWKXVEHUHVWULFWHG7KLVZRXOGDOORZIRUIUHHÁRZLQJWUDIÀF while ensuring road speeds are kept low, and would allow for safer pedestrian crossing between the west of Arlesey and the facilities and Country Park east of the link road. The existing bridleway at West Drive should be maintained as a Public Right of Way and under no circumstances RSHQHG XS WR WKURXJK WUDIÀF EHWZHHQ $UOHVH\ DQG )DLUÀHOG 7KLV ZRXOG HQVXUH WKDW WKH OLQN URDG LV QRW GLUHFWO\ FRQQHFWHGWR)DLUÀHOGWKXVSURWHFWLQJLWVUHVLGHQWVIURPDQLQFUHDVHLQYHKLFXODUWUDIÀFWKURXJKWKHVHWWOHPHQW

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)LJXUHConcept Masterplan in Focus



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The link road could pass through the new KRXVHVZLWKDWWUDFWLYH landscaping softening the streetscene to create a legible route through the development

A507

A5 07 Site boundary

HITCHIN ROAD

A507

Hitchin Road Potential link road Potential connection to spine road within Arlesey Cross Spine route proposed within Arlesey Cross

)LJXUHMovement Plan

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Figure 4.3 shows extracts from the adopted Upper Cambourne Design Guide (2011) which has been implemented and works successfully as a primary road within the new neighbourhood. The new link road should be overlooked by dwellings on both sides, which will frame the route and ensure it is integrated into the new neighbourhood. The location of the link road within the built development would make it safer as it will ensure slower vehicle speeds. The houses alongside the road would also ensure safety through passive surveillance. Routing the link road through the built development also makes ÀQDQFLDOVHQVHDVLWFRXOGVHUYHWKHQHZGZHOOLQJVDV opposed to being single sided.

Potential for shared surface access

This also creates an opportunity to locate lower density housing along the countryside edge overlooking the Country Park, increasing the value of properties here and ensuring a softer and more sensitive developed edge and transition to the countryside. New formal avenue tree planting into verge

SECTION A - A1 SECTION A-A1

A A

A1 A1 Ditch Ditch Shared surface (car/pedestrian/ cycle)

Shared surface

(car/pedestrian/cycle)

Road Road Shared surface

Shared surface (car/pedestrian)

(car/pedestrian)

)LJXUH Extracts from Upper Cambourne Design Guide (2011) illustrating the characteristics of the spine route through the development.

7KHWUHHOLQHGOLQNURDGZRXOGUXQWKURXJKWKHQHZDUHDVRI KRXVLQJZLWKKLJKHUGHQVLWLHVGHÀQLQJWKLVPDLQURXWH

Lower density houses along the countryside edge would EHQHÀWIURPYLHZVDFURVVWKHFRXQWU\SDUN



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THE COUNTRY PARK The Country Park should be designed to create a sensitive edge to the settlement of Arlesey and should LQFRUSRUDWH QHZ WUHH ZRRGODQG DQG ZLOGÁRZHU meadow planting to create an attractive recreational space for the use of the new and existing residents of $UOHVH\DQG)DLUÀHOG7KH&RQFHSW0DVWHUSODQVKRZV that a minimum depth for the Country Park of 370 metres is realistically and practically achievable.

Figure 5.1 highlights some of the design principles that have informed the design of the Country Park as shown on the Concept Masterplan:

This area of public open space could incorporate the existing public footpaths as well as new landscaped routes which could meander through this large area of open space. The settings of Blue Lagoon and Green Lagoon would be retained and enhanced within the Country Park, with improved public accessibility.

1HZEDQGVRIZRRGODQGFRXOGEHORFDWHG ZLWKLQWKHZHVWRIWKH&RXQWU\3DUNWRÀOWHU views of the new development and help PDLQWDLQWKHVHQVHRIYLVXDOVHSDUDWLRQIURP )DLUÀHOG1HZUHFUHDWLRQDOIDFLOLWLHVFRXOG DOVREHORFDWHGZLWKLQWKH&RXQWU\3DUNWR HQVXUHWKH\DUHZLWKLQHDV\ZDONLQJGLVWDQFH IRUWKHUHVLGHQWVRIERWK)DLUÀHOGDQG$UOHVH\

7KH &RXQWU\ 3DUN KDV WKH SRWHQWLDO WR EH D GHÀQLQJ part of the new development, with green corridors running from this extensive green space through the development, creating a coherent and integrated green infrastructure network that adds interest and variety to the new neighbourhood.

7KHJUHHQLQIUDVWUXFWXUHZLWKLQWKH6LWHVKRXOG connect into the green link proposed within Arlesey Cross, integrating the Site into its ZLGHUFRQWH[WDQGLPSURYLQJDFFHVVLELOLW\

7KH%OXH/DJRRQDQG*UHHQ/DJRRQPXVWEH maintained and their setting respected and HQKDQFHGZLWKLQWKH&RXQWU\3DUN

The Concept Masterplan shows how the required provision of allotments could be accommodated within the Site. One set of allotments could be located south of the existing allotments on Hillary Rise, Arlesey, extending this existing facility and linking into the green network proposed as part of the Arlesey Cross masterplan. A second area of allotments should be located near )DLUÀHOGWRIXOÀORQHRIWKHFRPPXQLW\QHHGVLGHQWLÀHG LQWKH)DLUÀHOG1HLJKERXUKRRG3ODQ

7KHFRXQWU\SDUNFRXOGFUHDWHDUHGHÀQHGVHWWOHPHQW edge and would be overlooked by the new dwellings.

13

Allotment provision could be incorporated within the new country park for use by the new and existing residents.

1

1

2

2

3

3

)LJXUHGreen Infrastructure e Plan



14

LAND USES The Parish Council notes that the principles of the new development include the need for the mix of land uses set out below. The Parish Council consider that it is very important that these facilities are developed should the Site come forward, WRHQVXUHWKDWWKHUHLVQREXUGHQRQWKHIDFLOLWLHVRI)DLUÀHOG3DULVK&RXQFLO

Residential Development

Local Centre

7KURXJK6FKRRO

15

,QGRRUDQG2XWGRRU6SRUWV)DFLOLWLHV

Health Care Facility



16

CONCEPT MASTERPLAN Allocation Site Boundary

7KH &RQFHSW 0DVWHUSODQ LOOXVWUDWHV WKH SRWHQWLDO OD\RXWDQGFKDUDFWHURIWKHSURSRVHGGHYHORSPHQW RI ODQG HDVW RI $UOHVH\ WKH 6LWH WKH URXWH RI WKH UHOLHIURDGWKHORFDWLRQDQGH[WHQWRIWKHSURSRVHG ODQG XVHV DQG WKH DPRXQW RI EXLOW GHYHORSPHQW ,PSRUWDQWO\LWVKRZVKRZWKH6LWHFDQEHGHYHORSHG ZKLOHUHWDLQLQJWKHFKDUDFWHUDQGVHWWLQJRI)DLUÀHOG DQGWKHGHSWKRI&RXQWU\3DUNZKLFKLVUHDOLVWLFDOO\ DFKLHYDEOH This potential layout illustrates how the neighbourhood could incorporate a central link road to create a safe main route that is overlooked on both sides by the new dwellings. The link road’s alignment could provide a direct route between the A507/High Street link road in the north, and Hitchin Road in the south.

Existing Facilities Listed Buildings within Proximity of the Site Existing Bus Stops Proposed Land Use Residential development land: 57ha DSSUR[GZHOOLQJV#GSK Local Centre (including Community Centre, Retail Units and Drinking Establishment): KD 7KURXJK6FKRROEXLOWHOHPHQW 2ha Healthcare Facility: KD Leisure Centre: 4ha Movement Potential Link to Arlesey Cross Potential Link Road

The Concept Masterplan demonstrates how the provision of a new Country Park in the east of the Site could respect and maintain the settlement gap between Arlesey and )DLUÀHOGZKLOVWDOVRSURYLGLQJDQXPEHURIIRUPDODQGLQIRUPDO recreational opportunities for both the new and existing residents of the wider area. There is the potential for the dwellings along the eastern edge of the development to be of a lower density, creating a softer transition between the built development and the adjacent Country Park. The fundamental principles which have informed the Concept Masterplan are: •

•

•

•

•

17

,QFRUSRUDWLQJDOLQNURDGZLWKLQWKHQHZQHLJKERXUKRRG UHÁHFWLQJWKHFKDUDFWHULVWLFVRIWKHVSLQHURXWHSURSRVHG within the Arlesey Cross masterplan, which is framed by EXLOWGHYHORSPHQWWRFUHDWHDVDIHRYHUORRNHGURXWH 3URYLGHQHZFRPPXQLW\IDFLOLWLHVLQFOXGLQJDORFDO FHQWUHWKURXJKVFKRRODOORWPHQWVIRUUHVLGHQWVRIERWK $UOHVH\DQG)DLUÀHOGLQGRRUDQGRXWGRRUOHLVXUHIDFLOLWLHV KHDOWKFDUHFHQWUHDQGJHQHURXVDUHDVRIQHZJUHHQ LQIUDVWUXFWXUHDQGFKLOGUHQ·VSOD\DUHDV

Potential Secondary Road Potential Access Route to Blue Lagoon Potential Recreational Route Potential Pedestrian Linkage Existing Public Right of Way *UHHQ,QIUDVWUXFWXUHDQG5HFUHDWLRQ Potential Public Open Space (to include: QHZWUHHZRRGODQGDQGZLOGOÁRZHUPHDGRZ planting)

Potential Children’s Play Areas Potential Sports Pavilion Potential Sports Pitches Potential Allotments Existing Vegetation Existing Waterbody Arlesey Cross Masterplan

7RSURYLGHDQDWWUDFWLYHO\ODQGVFDSHG&RXQWU\3DUN within the east of the Site, respecting and maintaining the VHWWOHPHQWJDSEHWZHHQ$UOHVH\DQG)DLUÀHOG

Residential Land

7RORFDWHWKHQHZGHYHORSPHQWZLWKLQDQH[WHQVLYHJUHHQ LQIUDVWUXFWXUHIUDPHZRUNZKLFKFRQVHUYHVH[LVWLQJSXEOLF ULJKWVRIZD\KDELWDWVDQGODQGVFDSHIHDWXUHVDVZHOODV GHOLYHULQJHFRORJLFDODQGUHFUHDWLRQDOHQKDQFHPHQWV

Local Centre

To create an identity and character which responds to the 6LWH·VLQWULQVLFFKDUDFWHULVWLFV

Spine Road

Employment Land

First School Community Centre

Green Link

ARLESEY

Potential connection to spine road within Arlesey Cross

The new link road FRXOGSDVVNH\DUHDV of open space, creating a legible URXWHWKURXJKWKH development

Potential pedestrian linkage to connect into the JUHHQVSDFH3URSRVHG ZLWKLQ$UOHVH\&URVV

3RWHQWLDOORFDWLRQIRURXWGRRU sports facilities to serve the VFKRRODQGQHZDQGH[LVWLQJ residents of Arlesey and )DLUÀHOG

Potential location for OHLVXUHFHQWUH

West Drive retained as a SXEOLFULJKWRIZD\ZLWK QRYHKLFXODUDFFHVV

New woodland planting FRXOGÀOWHUYLHZVRIWKH new development

Potential location for children’s play area

Bannatyne Health &OXEDQG6SD

([LVWLQJSXEOLFIRRWSDWK ZRXOGEHUHWDLQHG within the Site

7KH&RXQWU\3DUNZRXOG respect the settlement gap EHWZHHQ)DLUÀHOGDQG$UOHVH\ Green Lagoon

Potential pedestrian linkage to provide easy access to H[LVWLQJSXEOLF transport

)DLUÀHOG3DUN Lower School

FAIRFIELD RESIDENTIAL LAND

5HFUHDWLRQDOURXWHV FRXOGPHDQGHU WKURXJKWKHDUHDVRI open space within WKH&RXQW\3DUN

%OXH/DJRRQ

7KHVHWWLQJRI%OXH/DJRRQPXVW be maintained and enhanced ZLWKLQ7KH&RXQWU\3DUN

)LJXUHConcept Masterplan



18

KEY REQUIREMENTS )DLUÀHOG3DULVK&RXQFLOZRXOGOLNHWRpropose changes to Policies 6$DQG63ZLWKLQ&HQWUDO%HGIRUGVKLUH·V3UH6XEPLVVLRQ/RFDO 3ODQ7KHVHSURSRVHGFKDQJHVZRXOGHQVXUHWKDWLQWKHHYHQWWKDW development comes forward in this location, the settlement gap EHWZHHQ$UOHVH\DQG)DLUÀHOGLVUHVSHFWHGDQGPDLQWDLQHG. The example layout contained within this document illustrates how the potential development could adjoin the existing settlement edge of Arlesey and SURWHFWWKHVHSDUDWHLGHQWLWLHVRI$UOHVH\DQG)DLUÀHOG through the provision of a new Country Park. The area which would become the Country Park, if the development was to come forward, and the parcel of land under the ownership of Linden Homes, must be designated as an Important Countryside Gap, providing certainty to ensure the separation between the two settlements both now and into WKHIXWXUH The Country Park to the east of Arlesey must be a minimum of 370m in depth, and must include woodland planting within the western part of the Country Park, to ensure theRSHQVHWWLQJRI)DLUÀHOGLVSUHVHUYHG ZKLOHÀOWHULQJYLHZVEHWZHHQ$UOHVH\DQG)DLUÀHOG. If the development is to come forward, an area ofFRPPXQLW\ allotments must be provided within the east of the Country Park IRUXVHE\UHVLGHQWVRI)DLUÀHOG The east of the proposed allocation at land east of Arlesey should be designated as an ,PSRUWDQW&RXQWU\VLGH*DS, to provide certainty LQUHODWLRQWRWKHSUHYHQWLRQRIFRDOHVFHQFHEHWZHHQ)DLUÀHOGDQG Arlesey.

Dixies Barns, High Street, Ashwell, Hertfordshire, SG7 5NT email: [email protected]