DEVELOPMENT BRIEFhallamland-biggleswade.co.uk/biggleswade-booklet.pdf · 2019-07-24 · I PAGE 01 INTRODUCTION This Development Brief has been prepared by Hallam Land Management (‘HLM’)

DEVELOPMENT BRIEF

HALLAM LAND MANAGEMENT JULY 2019

LAND NORTH OF BIGGLESWADECENTRAL BEDFORDSHIRE

Existing dwellings on Northfields

Date: Prepared by: Authorised by: File reference:

First Issue 25/02/2019 BRY/RR RR 2874/08

Second Issue 08/03/2019 BRY/RR RR 2874/08/A

Third Issue 14/05/2019 BRY/RR RR 2874/08/B

Fouth Issue 22/05/2019 BRY/RR RR 2874/08/C

Fifth Issue 28/06/2019 BRY/RR RR 2874/08/D

Sixth Issue 16/07/2019 BRY/RR RR 2874/08/E

CONTENTS01 INTRODUCTION

02 HALLAM LAND MANAGEMENT: CREATING A LASTING LEGACY

03 POLICY FRAMEWORK

04 THE SITE

05 DISTINCT IDENTITY

06 COMMUNITY ROOTS

07 RICH MIX

08 GREEN INFRASTRUCTURE

09 INFRASTRUCTURE SERVICES PROVISION

10 SUMMARY

11 APPENDICES

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Prepared by:

DisclaimerThis 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.CopyrightAll drawings are Crown Copyright 2012. All rights reserved. Licence number 100020449

Office Address:CSA Environmental Dixie’s Barns, High Street, Ashwell, Hertfordshire, SG7 5NTOffice Telephone Number:01462 743 647

On behalf of:

View looking west across the Site from Furzenhall Road East Coast Mainline

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This Development Brief has been prepared by Hallam Land Management (‘HLM’) for the Land North of Biggleswade (‘the Site’) that has been allocated (site reference HAS06) in the Central Bedfordshire Council Local Plan 2035 (Pre-submission January 2018).

The Brief draws together the national, regional and local policy context and then sets out the key aspects of the vision for the Site and the guiding principles for its development. The following sections explain in more detail how the development of the Site will meet the policy objectives and deliver the vision through the implementation of the principles for its development.

An outline application will be brought forward by HLM in accordance with this Development Brief. Subsequent Reserved Matters applications will be prepared to accord with the planning and design framework set out in this Development Brief to achieve a high quality and sustainable new neighbourhood.

THE SITE

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A PROUD TRACK RECORD

HLM have a proud track record of delivering a range of exciting strategic projects comprising residential, commercial, retail, mixed use and renewable energy development. Having been acquiring, promoting and developing land since 1990, Hallam fully supports good design and sustainable development, striving to achieve this within all its developments.

HLM have had the privilege of creating sustainable new communities, such as Cranbrook, near Exeter (5,500 dwellings) and strategic urban extensions, such as Lubbesthorpe, west of Leicester (4,250 dwellings and 50 acres of commercial land), in addition to many sustainable urban extensions to existing settlements across the country. Within Central Bedfordshire, HLM’s previous track record includes sites at Moreteyne Park and Marston Fields in Marston Moretaine delivering 490 new homes, which are currently under-construction by Bovis and Barratt David Wilson, and 210 homes at Ampthill, now developed out by Bloor Homes.

OUR PROPOSED DEVELOPMENT AT NORTH BIGGLESWADE WILL:

• Draw upon HLM’s extensive experience in creating exciting, sustainable and high-quality new communities.

• Create a vision for the proposed development based upon a collaborative approach with key stakeholders, including the local community and Central Bedfordshire Council.

• Be based upon a landscape-led approach to design, where matters of landscape impact, ecology and green infrastructure creation dictate the layout of the development.

• Respect that the Site is crossed by and lies close to a number of public rights of way, which provide connections to the nearby Biggleswade Green Wheel and Town Centre.

• Provide substantial areas of green infrastructure which support a range of recreational activities and deliver a number of ecological benefits.

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A COMMITMENT TO QUALITY

Promoting sustainable developments contributing to the social and economic growth of communities is a fundamental objective for HLM.

The priority of creating sustainable communities is an important element of the Government’s drive for housing growth. This proposal will integrate the principles of sustainable development within the scheme. A proactive approach to its planning and development that involves the wider community as well as the local authority, the landowner and the developer will be pursued.

Central Bedfordshire are planning for up to 20,000 new homes over the next 20 years in their draft Local Plan. The Site North of Biggleswade offers an important development opportunity in a location that is well located to existing facilities.

HLM firmly believes that whilst delivering growth, it is essential that an area’s natural and historic environment is protected and that good design principles are employed throughout. We are committed to these objectives in bringing forward the site at Biggleswade to create a new neighbourhood that will create a positive and lasting legacy for future occupiers and existing residents.

THE IMPORTANCE OF LANDSCAPE-LED MASTERPLANNING

• When we create a new place, we’re not creating it for buildings; we’re creating it for people. Creating a sense of community is the priority.

• Masterplanning all too often is driven by dwelling numbers, rather than the need to create a high quality place.

• Leading with the landscape means starting with people and how they will live, work and play within a site, looking at how wildlife value can be protected and enhanced, and understanding how existing and new landscaping can be utilised to ensure a site sits comfortably within its landscape setting.

• This approach creates development which is more acceptable to existing communities and delivers real value in respect of increasing tree cover, enhancing wildlife value and improving opportunities for recreation and children’s play.

• Leading with the landscape is about collaboration and having more meaningful conversations to create truly sustainable and successful new places.

•

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3.1 PLANNING POLICIES

There are three documents that provide the planning policy context for the Site at North Biggleswade as set out below. In addition, any proposals will need to have regard to a number of more detailed policies and guidance, including the Central Bedfordshire Design Guide. Detailed conformity with policy will be set out in the outline planning application.

A. The National Planning Policy Framework (February 2019)

The National Planning Policy Framework (NPPF) will be relevant and the most significant policy points are:

• Paragraph 68: Small and medium sized sites can make an important contribution to meeting the housing requirement of an area, and are often built-out relatively quickly.

• Paragraph 124: The creation of high quality buildings and places is fundamental to what the planning and development process should achieve. Good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities. Being clear about design expectations, and how these will be tested, is essential for achieving this. So too is effective engagement between applicants, communities, local planning authorities and other interests throughout the process.

February 2019 Ministry of Housing, Communities and Local Government

National Planning Policy Framework

Local Development Framwork

Annual monitoring report 5

December 2009

Former Mid Bedfor dshire a rea

Centra

l Bedfordshire

Local Development Framework

Core Strategy and Development Management Policies

November 2009

Former Mid Bedfor dshire a rea

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Local Development Framework

Adopted

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C. Core Strategy and Development Management Policies (2009)

The existing development plan will be relevant until the approval of the emerging draft local plan. The most significant policies are:

• Policy CS1(Development Strategy): Biggleswade is identified as one of a number of locations where growth will be concentrated.

• Policy CS7 (Affordable Housing): New development should provide an element of affordable housing.

• Policy CS14 (High Quality Development): The Council require new development to be of the highest quality.

• Policy CS17 (Green Infrastructure): A net gain in green infrastructure should be achieved.

• Policy CS18 (Biodiversity Conservation): Existing habitats should be maintained and enhanced.

• Policy DM10 (Housing Mix): New development should provide a mix of housing types.

D. Central Bedfordshire Pre-submission Local Plan 2015 – 2035 (January 2018)

The Central Bedfordshire Local Plan was submitted to Government on 30 April 2018. Modified Policy HA1 (Small and Medium Allocations) proposes the allocation of the Site for approximately 416 dwellings under allocation reference HAS06.

The Local Plan states that a Development Brief for the Site must be agreed with Central Bedfordshire Council prior to submission of an outline planning application. It also sets out that the Masterplanning of the Site will need to implement new landscaping and green infrastructure enhancements within the northern part of the Site in order to create a soft edge to the development and to protect the landscape and setting of Biggleswade Common.

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4.1 STRATEGIC CONTEXT

The Central Bedfordshire Pre-submission Local Plan places Biggleswade within the ‘A1 Corridor Area’, which is identified as an area of the district which has ‘great future potential for large scale growth’. In addition to the HA1 allocations, the Local Plan proposes two strategic scale housing-led allocations within the A1 Corridor Area in the form of East of Biggleswade (around 1,500 homes) and East of Arlesey (around 2,000 homes). In addition, the proposed allocation of the HAS06 Site forms an integral part of the growth strategy for the corridor.

The importance of the A1 Corridor Area is underpinned by Biggleswade’s strategic location. The town is served by a railway station, which is located 1.4km (0.86 miles) to the south of the Site, providing fast commuter services (average journey time approximately 45 minutes) to London King’s Cross and St. Pancras.

4.3 SITE DESCRIPTION

The Site comprises a large arable field with few notable landscape features. Furzenhall Road crosses the south eastern part of the Site, doglegging to demarcate the eastern Site boundary. The northern boundary is defined by a public bridleway linking between the railway line and Furzenhall Road. To the west, the boundary with the East Coast Railway Line is defined by a palisade fence. To the south are the rear gardens of dwellings at Northfields, Urban Way, Stonelands Avenue and Mountbatten Drive.

In common with the wider landscape, the Site is broadly flat, falling gently from the northern and eastern boundaries to a low point in its south western corner.

4.2 LOCAL CONTEXT

The Site lies on the northern edge of Biggleswade with the existing settlement edge located immediately to the south and an area of housing currently under construction immediately to the east. Biggleswade Common, which is designated a County Wildlife Site (‘CWS’), is located to the north and west of the Site. To the north, the CWS lies some 0.93km (0.58 miles) from the Site, separated by existing arable fields. To the west, the CWS lies approximately 0.2km (0.12 miles) to the west, separated from the Site by the East Coast Mainline. The East Coast Mainline abuts the Site immediately to the west.

A number of public rights of way either pass through or abut the Site, providing a number of connections to the countryside to the north and west, and the existing settlement edge to the south and east. The existing bridleway which runs adjacent to the Site’s northern boundary forms part of the Biggleswade Green Wheel Route whilst the bridleway (Furzenhall Road), which passes through the Site, forms part of the National Cycle Network (Route 2).

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EDWARD PEAKE MIDDLE SCHOOL

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Figure: 4.1: Site Context Plan

BIGGLESWADE COMMON

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MARTIN GRANT HOMES

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THE SITE

THE KINGS REACH PUBLIC HOUSE

ST ANDREWS C OF E VC LOWER SCHOOL EAST

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4.4 INFLUENCES

The main influences that will shape the development of the Site include:

• Noise from the East Coast Mainline: Noise from the adjacent railway is such that an area of open space up to 60 metres in width from the western Site boundary should be maintained. Such a distance would negate the need for a trackside noise barrier.

• Existing public rights of way: Where they pass through and adjacent to the Site, the existing rights of way should be maintained within corridors of open space. With vehicular access to be taken from Furzenhall Road, careful attention will be paid to maintain the integrity of the existing cycle route and bridleway as it passes through the Site.

• SuDS: A Sustainable Drainage Systems (SuDS) strategy is required to manage excess surface water run-off during periods of heavy or persistent rainfall.

• Adjacent residential properties: The majority of the existing dwellings that bound the Site to the south back onto the Site with rear gardens. The development of the Site must pay careful attention to ensure their amenity is protected.

• Watermains

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Existing public footpath

Existing bridleway and cycle route

Existing public bridleway

Northern boundary open to adjacent countryside

Noise from railway line

Low point defines location of SuDS feature Existing dwellings

backing onto the Site

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Figure 4.2: Influences Plan.

4.5 OPPORTUNITIES

The main opportunities for shaping the Masterplanning of the Site include:

• Accessibility: The existing public rights of way offer the potential to maximise connectivity with the wider countryside and the existing settlement edge to create an integrated new development.

• Northern boundary: The opportunity exists to create a softer development edge through the provision of new tree and hedgerow landscaping along the northern Site boundary.

• Green infrastructure: The relationship between the Site and the railway line will create a large area of open space which offers the opportunity to secure a number of green infrastructure enhancements, including a significant increase in tree cover.

• Central focal point: A central area of open space will create a community focal point for the new homes.

• Gateway feature: The development will create a gateway for pedestrians and cyclists between Biggleswade and the wider rural area.

Linkages to existing rights of way

Central area of open space to create community focal point

Existing rights of way maintained within green corridors

Opportunity to create soft development edge to northern boundary

Area of open space alongside railway

Figure 4.3: Opportunities Plan.

Potential to improve the current character of Furzenhall Road, especially for pedestrian and cyclist connectivity

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We will create an identity through an innovative masterplan based on setting the development in a high quality green infrastructure setting. The new landscaping will define the character of a range of public open spaces, ranging from the more formal central green to the less formal countryside edges, where new tree, thicket and hedgerow planting will create a soft edge to the development.

The new landscaping will play a key role in creating an attractive and enjoyable place to live.

5.1 OVERALL LAND USE – A LANDSCAPE-LED APPROACH

The key influences on the Site (noise from the railway line, the need to respect the existing public rights of way) and our desire for the development to be underpinned by a landscape-led approach, will guide the location of the new homes and the green infrastructure they will sit within.

THE DEVELOPMENT OF THE SITE WILL DELIVER:

• Approximately 5.75 hectares of green infrastructure.

• 11.21 hectares of residential development land, in a single phase, framed by a range of open space uses.

• Strong connections with both the countryside and the existing settlement edge.

• A strong sense of place fostered by a strong relationship between the new homes and the open spaces they will overlook.

• The site offers a gateway opportunity between Biggleswade and the wider rural area.

5.2 PARKING

The car parking within the development will be designed to accord with the residential parking standards and key car parking principles contained within Section 1 (Placemaking in Central Bedfordshire) of Central Bedfordshire Council’s Design Guide. Key principles will include minimising the use and size of rear courtyard parking, providing sufficient visitor parking and providing garages of a sufficient size.

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Figure 5.1: Concept Masterplan.

Opportunity to enhance existing recreational area

New tree belt to create wildlife corridor and provide appropriate noise buffer to new development

DEVELOPMENT FOR 227 NEW HOMES CURRENTLY UNDER

CONSTRUCTION

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Potential residential area: 11.21ha up to 416 dwellings @ 37dph

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© CSA Landscapes Ltd. Do not scale from this drawing. Refer to figured dimensions only.

Dixies Barns, High Street,Ashwell, Hertfordshire SG7 5NT

01462 [email protected]

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Land North of Biggleswade

Draft Allocated Site-Concept Masterplan

Hallam Land Management Ltd

CSA/2874/124

1:2500 @ A2

July 19

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A 16.01.19 RCAmended to reflect client'scomments

Vehicular access point

Opportunity to enhanceexisting recreational area

New tree belt to create wildlifecorridor and provide appropriatenoise buffer to new development

DEVELOPMENT FOR 227 NEW HOMESCURRENTLY UNDER CONSTRUCTION

Jubilee Recreation Ground

Edward Peake Middle School

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To Biggleswade Town CentreP O T T O N

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Potential residential area: 11.21haUp to 416 dwellings @ 37 dph

Proposed vehicular access point

Potential spine street throughthe development


Existing bridleway

Existing Sustrans Route 12

Existing main vehicular routes throughBiggleswade & existing bus stops

Existing vegetation

Potential public open space(including new landscaping & treeplanting, play areas & SuDS features)

Potential sustainable drainagefeatures (SuDS)

Potential play provision for children &young people

Trim trail stations

Potential combinedcycle/footways

B 28.01.19 BRY Minor amendmentsC 30.01.19 BRY Minor amendments

ROAD

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Stratton Way Play Area

The Kings ReachPublic House

Pedestrian and cycle links

D 31.01.19 BRY Minor amendmentsE 13.02.19 JFB Minor amendments

Potential allotment and carpark

F 26.02.19 BRY Site boundary amendmentsG 14.05.19 SM Minor amendmentH 25.05.19 BRY Minor amendments

Consented development underconstruction/recently completeddevelopment

I 28.06.19 BRY Minor amendmentsJ 10.07.19 SBW Easement amendments

To Peterborough and the North

To London

New landscaping to create softdevelopment edge

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Spine street through the development

Potential combined cycle/footways


Existing bridleway


Existing main vehicular routes through Biggleswade & existing bus stops

Existing vegetation

Potential public open space (including new landscaping & tree planting, play areas & SuDS features)

Existing Sustran Route 12

Potential sustainable drainage features (SuDS)

Potential play provision for children & young people

Consented development under construction/recently completed development

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59

35

Silvermead

2

2

25

122

El

15

85

2

60

4

106

33

32

19

24

92

4

37

175

165

68

11

7

1

18

13

8

66

23

1

9

169

1a

179

14

9

2

126

31

155

135d

14

2

28

5

12

120a

102

16

El Sub Sta

17

165a

173

3a

135c

11

11

6

177

12

34

104

18

40

2

1

9

71

1

57

24

1

115

1

137

11

46

24

21

114

1

26

Shamrock

Sandyacres

1

19

18

19

150

14

12

14

8a

17

2

15

29

29

135a

11

120

118

22

145

24

2

1

11

102

210

31

15

Sub

3

1

11

14

16

2

110

6

29

24

43

49

22

37

4

7

7

51

11

30

2

20

1110

18

2

35

26

1

21

27

14

34

1

Lodge

23

1 to 9

51

8

11

30

1

8

25

8

2

2

6

29

15

20


2

8

6

17

Edward Peake

26

17

15

Middle School

7

1

35

14

15

10

6

9

23

22

6

2

ESS

25

14

41

18

14

24

2

17

65

1

7

29

1

15

11

31

49

84

13

178

104

22

5 to 8

87

1

1

135b

9

34b

46

2

9

114

46

6

1

11

10

27

26

5135

85

Churchill Court

2

PO

43

168

34a

5

17

90

29

1

3

48

14

117

to

41

93

6

31

28

1a

119

39

2

73

1d

7

47

2

1

11

18

40 19

12

2

95

12

38

1b

136

34

1f

PH

2

30

23

34d

74

12

94

81

13 to 16

135e

149

21

1

17

22

1

1

67

1

102

59

35

2

34 to

48

133

50

1

14

89

25

2311

15

36

ESS

1c

26

50 to 56

61

11

35112b

45

78

200

92

37

182

14

1a

32

126

2

51

83

129

79

53

136

48

31

21

112a

1

135d

41

28

31

33

34e

12

76

6

63

2

135c

4

76

1b

7

1c

48

24

18

1

9

1

71

24

34c

57

5

7

36

124

13

6

42

24

29

37 2

34

97a

1 to 4

112

12

1

25

19

18

18 to

32

150

14

26

139

13

45

135a

95a

55

1

11

24

1

58

82

192

19

2

97

2

9 to 12

64

138

75

32

2

50

25

1

2 to 1

6

65

111

12

14

29.9m

31.5m

29.3m

32.6m

30.2m

31.9m

30.1m

32.8m

31.6m

32.6m

31.8m

29.0m

31.4m

29.8m

32.6m

29.5m

32.6m

30.7m

33.2m

29.5m

32.8m

31.3m

29.8m

30.1m

B 10

40

POTTON R

OAD

CARTERS MEADOW

VIE

W

SYCAMORE

WAK

ES R

OW

SALE MEWS

ROWLETTS VIEW

CLOSE

WILLIAMS COURT

GARDENS

DODIMEAD WAY

GARDENS

HO

LLY CLO

SE

SANDY

ASHLEY GARDENS

DODI

MEA

D W

AY

COLLINGS CRESCENT

FISH

ER M

EAD

NURSERY

PINE CLOSE


MO

UN

TBATTEN D

RIVE

FURZ

ENHA

LL R

OAD

PRESLAN

D D

RIVE

MAPLE CLOSE

POPLAR

GARDENS

ASH R

OAD

JUBILEE

CLOSE

NORT

HFIE

LDS

UR

BAN W

AY

CLO

SE

BODDING

TON G

DNS

SALC

OM

BE C

LOSE

DEVON DRIVE

COMPTON MEAD

EXMO

OR AVENUE

TORQ

UAY CLOSE

DA

RTM

OO

R W

AY

STRATTON W

AY

LABUR

NH

AM R

OAD

BELLINGHAM

RE

DM

AN

GA

RD

EN

S

BANK'S ROAD

EAST WALK

BODDING

TON G

DNS

PL

POTTON ROAD

LIME TREE W

ALK

BOOTHEY CLOSE

CRICK ROAD

SHERRINGTONGROVE

HUNT ROAD

WARREN CLOSE

ROAD

RO

WAN

AVENU

E

NEWTO

WN CO

URT

STON

ELAND

WILSHERES

WIN

STON

CR

ESCEN

T

COMPTON MEAD

UR

BAN W

AY

BODDINGTON GARDENS


TCB

LB

El Sub Sta

LB

LB

LB

JubileeRecreation

Play Area

Ground

El Sub Sta

El Sub Sta

El Sub Sta

El Sub Sta

Sta

Ppg Sta

Balancing Pond

El Sub

Sta

Cemetery

El Sub Sta

El

El Sub Sta

Sub

El Sub Sta

El Sub Sta

Drain

*

*

* *

*

**

0 50 100 metres




tew

Project

Title

Client

Drawing No.

Scale

Date

Rev

Drawn

Checked


*




CSA/2874/124

1:2500 @ A2

July 19

J

RC

RR








PO

TT

ON

RO

AD



R O A D






Existing bridleway



Existing vegetation




Trim trail stations



ROAD

FUR

ZENH

ALL










To London


**

MP

SL

MP 42

SLs

Level Crossing

SLs

MP 0.75

Track

MS

Path Post

Track

Path (um)

Track

Track

Barnstable Walk

Track

MS

Post


Elmside

132

Sunnyside

7

74

19

46

159

11

135b

34

6

9

46

10

6

32

2

2

15

171

2

14

14

5

23

2

161

31

70

25

15

14

104

157

11

7

11

9

16

54

8

124

Sta

80

11

31

90

13

19

20

36

8

5

Ppg Sta

9

9

25

19

2

14

77

1

1

82

15

62

16

54

4

1

16

2

53

14

7

5

1

7

21

38

159

3

11

18

2

11

6

12

25

9 to 12

26

12

44

8

2

2

2

1

23

31

28

12

2

1

1b

10

52

135e

16

20

163

18

1

10

59

35

Silvermead

2

2

25

122

El

15

85

2

60

4

106

33

32

19

24

92

4

37

175

165

68

11

7

1

18

13

8

66

23

1

9

169

1a

179

14

9

2

126

31

155

135d

14

2

28

5

12

120a

102

16

El Sub Sta

17

165a

173

3a

135c

11

11

6

177

12

34

104

18

40

2

1

9

71

1

57

24

1

115

1

137

11

46

24

21

114

1

26

Shamrock

Sandyacres

1

19

18

19

150

14

12

14

8a

17

2

15

29

29

135a

11

120

118

22

145

24

2

1

11

102

210

31

15

Sub

3

1

11

14

16

2

110

6

29

24

43

49

22

37

4

7

7

51

11

30

2

20

1110

18

2

35

26

1

21

27

14

34

1

Lodge

23

1 to 9

51

8

11

30

1

8

25

8

2

2

6

29

15

20


2

8

6

17

Edward Peake

26

17

15

Middle School

7

1

35

14

15

10

6

9

23

22

6

2

ESS

25

14

41

18

14

24

2

17

65

1

7

29

1

15

11

31

49

84

13

178

104

22

5 to 8

87

1

1

135b

9

34b

46

2

9

114

46

6

1

11

10

27

26

5135

85

Churchill Court

2

PO

43

168

34a

5

17

90

29

1

3

48

14

117

to

41

93

6

31

28

1a

119

39

2

73

1d

7

47

2

1

11

18

40 19

12

2

95

12

38

1b

136

34

1f

PH

2

30

23

34d

74

12

94

81

13 to 16

135e

149

21

1

17

22

1

1

67

1

102

59

35

2

34 to

48

133

50

1

14

89

25

2311

15

36

ESS

1c

26

50 to 56

61

11

35112b

45

78

200

92

37

182

14

1a

32

126

2

51

83

129

79

53

136

48

31

21

112a

1

135d

41

28

31

33

34e

12

76

6

63

2

135c

4

76

1b

7

1c

48

24

18

1

9

1

71

24

34c

57

5

7

36

124

13

6

42

24

29

37 2

34

97a

1 to 4

112

12

1

25

19

18

18 to

32

150

14

26

139

13

45

135a

95a

55

1

11

24

1

58

82

192

19

2

97

2

9 to 12

64

138

75

32

2

50

25

1

2 to 1

6

65

111

12

14

29.9m

31.5m

29.3m

32.6m

30.2m

31.9m

30.1m

32.8m

31.6m

32.6m

31.8m

29.0m

31.4m

29.8m

32.6m

29.5m

32.6m

30.7m

33.2m

29.5m

32.8m

31.3m

29.8m

30.1m

B 10

40

POTTON R

OAD

CARTERS MEADOW

VIE

W

SYCAMORE

WAK

ES R

OW

SALE MEWS

ROWLETTS VIEW

CLOSE

WILLIAMS COURT

GARDENS

DODIMEAD WAY

GARDENS

HO

LLY CLO

SE

SANDY

ASHLEY GARDENS

DODI

MEA

D W

AY

COLLINGS CRESCENT

FISH

ER M

EAD

NURSERY

PINE CLOSE


MO

UN

TBATTEN D

RIVE

FURZ

ENHA

LL R

OAD

PRESLAN

D D

RIVE

MAPLE CLOSE

POPLAR

GARDENS

ASH R

OAD

JUBILEE

CLOSE

NORT

HFIE

LDS

UR

BAN W

AY

CLO

SE

BODDING

TON G

DNS

SALC

OM

BE C

LOSE

DEVON DRIVE

COMPTON MEAD

EXMO

OR AVENUE

TORQ

UAY CLOSE

DA

RTM

OO

R W

AY

STRATTON W

AY

LABUR

NH

AM R

OAD

BELLINGHAM

RE

DM

AN

GA

RD

EN

S

BANK'S ROAD

EAST WALK

BODDING

TON G

DNS

PL

POTTON ROAD

LIME TREE W

ALK

BOOTHEY CLOSE

CRICK ROAD

SHERRINGTONGROVE

HUNT ROAD

WARREN CLOSE

ROAD

RO

WAN

AVENU

E

NEWTO

WN CO

URT

STON

ELAND

WILSHERES

WIN

STON

CR

ESCEN

T

COMPTON MEAD

UR

BAN W

AY

BODDINGTON GARDENS


TCB

LB

El Sub Sta

LB

LB

LB

JubileeRecreation

Play Area

Ground

El Sub Sta

El Sub Sta

El Sub Sta

El Sub Sta

Sta

Ppg Sta

Balancing Pond

El Sub

Sta

Cemetery

El Sub Sta

El

El Sub Sta

Sub

El Sub Sta

El Sub Sta

Drain

*

*

* *

*

**

0 50 100 metres




tew

Project

Title

Client

Drawing No.

Scale

Date

Rev

Drawn

Checked


*




CSA/2874/124

1:2500 @ A2

July 19

J

RC

RR








PO

TT

ON

RO

AD



R O A D






Existing bridleway



Existing vegetation




Trim trail stations



ROAD

FUR

ZENH

ALL










To London


**

MP

SL

MP 42

SLs

Level Crossing

SLs

MP 0.75

Track

MS

Path Post

Track

Path (um)

Track

Track

Barnstable Walk

Track

MS

Post


Elmside

132

Sunnyside

7

74

19

46

159

11

135b

34

6

9

46

10

6

32

2

2

15

171

2

14

14

5

23

2

161

31

70

25

15

14

104

157

11

7

11

9

16

54

8

124

Sta

80

11

31

90

13

19

20

36

8

5

Ppg Sta

9

9

25

19

2

14

77

1

1

82

15

62

16

54

4

1

16

2

53

14

7

5

1

7

21

38

159

3

11

18

2

11

6

12

25

9 to 12

26

12

44

8

2

2

2

1

23

31

28

12

2

1

1b

10

52

135e

16

20

163

18

1

10

59

35

Silvermead

2

2

25

122

El

15

85

2

60

4

106

33

32

19

24

92

4

37

175

165

68

11

7

1

18

13

8

66

23

1

9

169

1a

179

14

9

2

126

31

155

135d

142

28

5

12

120a

102

16

El Sub Sta

17

165a

173

3a

135c

11

11

6

177

12

34

104

18

40

2

1

9

71

1

57

24

1

115

1

137

11

46

24

21

114

1

26

Shamrock

Sandyacres

1

19

18

19

150

14

12

14

8a

17

2

15

29

29

135a

11

120

118

22

145

24

2

1

11

102

210

31

15

Sub

3

1

11

14

16

2

110

6

29

24

43

49

22

37

4

7

7

51

11

30

2

20

1110

18

2

35

26

1

21

27

14

34

1

Lodge

23

1 to 9

51

8

11

30

18

25

8

2

2

6

29

15

20


2

8

6

17

Edward Peake

26

17

15

Middle School

7

1

35

14

15

10

6

9

23

22

6

2

ESS

25

14

41

18

14

24

2

17

65

1

7

29

1

15

11

31

49

84

13

178

104

22

5 to 8

87

1

1

135b

9

34b

46

2

9

114

46

6

1

11

10

27

26

5135

85

Churchill Court

2

PO

43

168

34a

5

17

90

29

1

3

48

14

117

to

41

93

6

31

28

1a

119

39

2

73

1d

7

47

2

1

11

18

40 19

12

2

95

12

38

1b

136

34

1f

PH

2

30

23

34d

74

12

94

81

13 to 16

135e

149

21

1

17

22

1

167

1

102

59

35

2

34 to

48

133

50

1

14

89

25

2311

15

36

ESS

1c

26

50 to 56

61

11

35112b

45

78

200

92

37

182

14

1a

32

126

2

51

83

129

79

53

136

48

31

21

112a

1

135d

41

28

31

33

34e

12

76

6

63

2

135c

4

76

1b

7

1c

48

24

18

1

9

1

71

24

34c

57

5

7

36

124

13

6

42

24

29

37 2

34

97a

1 to 4

112

12

1

25

19

18

18 to

32

150

14

26

139

13

45

135a

95a

55

1

11

24

1

58

82

192

19

2

97

2

9 to 12

64

138

75

32

2

50

25

1

2 to 1

6

65

111

12

14

29.9m

31.5m

29.3m

32.6m

30.2m

31.9m

30.1m

32.8m

31.6m

32.6m

31.8m

29.0m

31.4m

29.8m

32.6m

29.5m

32.6m

30.7m

33.2m

29.5m

32.8m

31.3m

29.8m

30.1m

B 10

40

POTTON R

OAD

CARTERS MEADOW

VIE

W

SYCAMORE

WAK

ES R

OW

SALE MEWS

ROWLETTS VIEW

CLOSE

WILLIAMS COURT

GARDENS

DODIMEAD WAY

GARDENS

HO

LLY CLO

SE

SANDY

ASHLEY GARDENS

DODI

MEA

D W

AYCOLLINGS CRESCENT

FISH

ER M

EAD

NURSERY

PINE CLOSE


MO

UN

TBATTEN D

RIVE

FURZ

ENHA

LL R

OAD

PRESLAN

D D

RIVE

MAPLE CLOSE

POPLAR

GARDENS

ASH R

OAD

JUBILEE

CLOSE

NORT

HFIE

LDS

UR

BAN W

AY

CLO

SE

BODDING

TON G

DNS

SALC

OM

BE C

LOSE

DEVON DRIVE

COMPTON MEAD

EXMO

OR AVENUE

TORQ

UAY CLOSE

DA

RTM

OO

R W

AY

STRATTON W

AY

LABUR

NH

AM R

OAD

BELLINGHAM

RE

DM

AN

GA

RD

EN

S

BANK'S ROAD

EAST WALK

BODDING

TON G

DNS

PL

POTTON ROAD

LIME TREE W

ALK

BOOTHEY CLOSE

CRICK ROAD

SHERRINGTONGROVE

HUNT ROAD

WARREN CLOSE

ROAD

RO

WAN

AVENU

E

NEWTO

WN CO

URT

STON

ELAND

WILSHERES

WIN

STON

CR

ESCEN

T

COMPTON MEAD

UR

BAN W

AY

BODDINGTON GARDENS


TCB

LB

El Sub Sta

LB

LB

LB

JubileeRecreation

Play Area

Ground

El Sub Sta

El Sub Sta

El Sub Sta

El Sub Sta

Sta

Ppg Sta

Balancing Pond

El Sub

Sta

Cemetery

El Sub Sta

El

El Sub Sta

Sub

El Sub Sta

El Sub Sta

Drain

*

*

* *

*

**

0 50 100 metres




tew

Project

Title

Client

Drawing No.

Scale

Date

Rev

Drawn

Checked


*




CSA/2874/124

1:2500 @ A2

July 19

J

RC

RR








PO

TT

ON

RO

AD



R O A D






Existing bridleway



Existing vegetation




Trim trail stations



ROAD

FUR

ZENH

ALL










To London


**

MP

SL

MP 42

SLs

Level Crossing

SLs

MP 0.75

Track

MS

Path Post

Track

Path (um)

Track

Track

Barnstable Walk

Track

MS

Post


Elmside

132

Sunnyside

7

74

19

46

159

11

135b

34

6

9

46

10

6

32

2

2

15

171

2

14

14

5

23

2

161

31

70

25

15

14

104

157

11

7

11

9

16

54

8

124

Sta

80

11

31

90

13

19

20

36

8

5

Ppg Sta

9

9

25

19

2

14

77

1

1

82

15

62

16

54

4

1

16

2

53

14

7

5

1

7

21

38

159

3

11

18

2

11

6

12

25

9 to 12

26

12

44

8

2

2

2

1

23

31

28

12

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30.2m

31.9m

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32.8m

31.6m

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29.0m

31.4m

29.8m

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Project

Title

Client

Drawing No.

Scale

Date

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*




CSA/2874/124

1:2500 @ A2

July 19

J

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B

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13PAGE

5.3 VARIATION – CREATING DISTINCTIVE CHARACTER AREAS

It is envisaged that the Site can accommodate up to 416 dwellings at an average net density of 37 dwellings per hectare (‘dph’). This equates to a gross density 25 dph.

Within this overall density framework, there will be variation in the density and form of the new homes. When combined with landscape and building form, this will assist in providing different areas of recognisable character, as follows:

• Higher densities along the principal streets and spaces, such as the central green, will create stronger and more continuous frontages to assist in enclosing and framing the key movement routes and focal spaces.

• Lower density development comprising predominantly of detached houses overlooking the northern boundary. This will combine with new landscaping in this part of the Site to create an appropriate and sensitively considered transition between the built environment and the countryside beyond.

• Lower density development of mostly detached and semi-detached dwellings fronting the green corridor running through the heart of the Site.

This approach to the design of the development will allow the creation of a distinctive new neighbourhood, rather than a monotonous area of housing which lacks any character. The variation in character will add to the legibility of the new neighbourhood and help to create a strong sense of place. This approach will be supported by a carefully considered approach to locating key buildings and groupings at

important locations within the development, such as:

• To create a strong gateway to the development from Furzenhall Road, clearly defining the principal access and creating a sense of arrival.

• To mark the importance of the central green to reflect its status as the development core and primary community focal point.

• To terminate key views along the development streets, particularly along its principal streets.

• To mark key corner locations within the development, particularly at pivotal location such as where the principal streets have a pronounced change in direction.

At the detailed design stage, the key buildings and groupings will be designed to mark their importance in the streetscape by a range of methods, including:

• More elaborate detailing.

• An increase in eaves or storey heights.

• Enclosure to front gardens – walls, railing and/or hedging.

• Use of more contemporary materials and building styles.

THE DEVELOPMENT WILL:

• Create a distinctive new neighbourhood underpinned by a variation in character that responds to different aspects of the Site.

• Possess a strong sense of place and legibility.

• Be welcoming for residents and visitors alike.

05 D

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Figure 5.2: Key Design Principles.

Furzenhall Road: The existing road is to be retained within a green corridor incorporating new landscaping

Green Corridor: Linear area of open space containing a new pedestrian route aligned with existing public footpath to the east

Spine Streets: The spine streets run through the heart of the development and form part of a legible movement framework

Gateway: Formally landscaped area of open space located to the east of Furzenhall Road to mark gateway to development. Opportunity may exist to improve existing public open space to west of Furzenhall Road

Central Green: Centrally located area of open space to provide a community focal point for the new homes

Sustainable Drainage (SuDS): An attenuation basin will contribute to the biodiversity of the Site, as well as managing the flow of surface water during periods of heavy and persistant rainfall

Western bounday: Large area of green infrastructure to certain new woodland, thicket and tree planting together with new allotments, a community orchard and a SuDS feature

Northern bounday: New tree and hedgerow planting will combine with new public open space to create a soft development edge

Children’s Play: New children’s play areas will cater for a range of age groups, including teenagers

15PAGE

6.1 A THRIVING PUBLIC REALM

Despite the Site’s relatively small size, it will still be designed to be a thriving and sustainable community. The existing public rights of way will create the basis for a vibrant and busy public realm as they are already well-used. The development will complement this vibrancy by:

• Locating the new homes on a central area of open space containing a new children’s play area to create a community focal point.

• New pedestrian and cycle connections will maximise integration with the existing public rights of way to encourage pedestrian and cyclist movement through the Site. This will inherently create a vibrant development where there will be good opportunities for social interaction and a greater feeling of safety with ‘eyes on streets’.

• The green spaces will be attractively landscaped and cater for a number of informal activities such as children and young person’s play within the play areas, informal play within the areas of public space, exercise along a new trim trail and the growing of fruit and vegetables within the allotments.

• An attractive public realm will encourage movement within the development and to wider area.

6.2 PUBLIC ART

In accordance with the Central Bedfordshire Design Guide, a development of this size will require public art as an integral part of the public realm. It is considered that this presents an

exciting opportunity for a local community group or a local school to be involved in the design of the public art. A Public Art Plan will be submitted as part of the outline planning application, which will detail the nature and purpose of the public art, the process for community liaison and engagement and responsibility for future care and maintenance.


• Create a thriving and vibrant new neighbourhood through a high-quality public realm.

• Provide public art designed by the local community.

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Figure 6.1: Focal Points Diagram.

Focal points

Focal point frontages

Key focal point buildings

Key views to focal points

Green frontage - focusing onto open spaces

7.1 A DIVERSE MIX OF NEW HOMES

The new homes will be designed to create a balanced, mixed and diverse new neighbourhood, as follows:

• Family homes of varying sizes, typically 3-5 bedroom types.

• Starter and smaller homes suitable for first time buyers, typically 1-2 bedroom types.

• Affordable homes, including affordable rent and shared ownership types.

• 1 and 2 bedroom bungalows.

7.2 AFFORDABLE HOMES

In accordance with Central Bedfordshire Council’s requirements, the development will provide a proportion of the new homes as affordable housing, including both affordable rent and other intermediate tenures, including shared ownership.

At the detailed design stage, the affordable housing will be distributed throughout the development.


• Provide up to 416 dwellings.

• Include affordable housing.

• Comprise a range of dwelling sizes.

7.3 CUSTOM BUILD HOUSING

The development will include some serviced plots to help meet the demand for Custom Build Housing. At the outline application stage, the section 106 agreement will cover issues including timescales and phasing of the serviced plot’s delivery, appropriate marketing of the plots to custom builders and length of time after which unsold plots will be returned to the developer. The serviced plots will have access to a public highway and have connections for electricity, water and waste water, and gas if applicable.

7.4 SUSTAINABLE HOMES

The new homes will be designed to meet national and local targets in respect of reducing energy demand, carbon emissions and energy efficiency. At the detailed design stage, there will be a focus on fabric performance and the provision of efficient heating systems, together with installing energy efficient appliances. Equally, the demand for water will be reduced through installing water efficient products, such as spray taps and dual flush toilets, together with providing a water butt in each garden for watering plants. 07

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17PAGE

7.5 DESIGNING FOR QUALITY

The new homes will display a diversity of architecture and commitment to high quality design that reflects the local vernacular and local building traditions. The diverse mix of new homes will include garden apartments, mews houses, coach houses, terraced cottages, townhouses, semi-detached homes and detached family houses.

Such a wide range of building types will create the basis for rich and varied streetscenes, which will include for example, traditional terraced streets, apartments contained within buildings resembling a fine country house or a complex of buildings arranged to reflect the character and appearance of converted barns.

At the detailed design stage, the homes will be designed to cater for a range of living arrangements, including houses with large open plan family rooms and those with subdivided living spaces. Other variations will include different approaches to garden sizes and more adaptable designs to allow for adaptation over time to respond to changes in occupants needs and lifestyles.

Central Bedfordshire Council place great emphasis on new development to be of the highest possible quality, ensuring that the places created now provide a lasting legacy and are locally distinctive. In accordance with the design principles that underpin the Central Bedfordshire Design Guide, it is recognised that design encompasses far more than the aesthetics of a building. It also involves the space around buildings, the features required to make the buildings

function successfully (parking, garden space, access for people with disabilities) and the way in which buildings and spaces can mitigate and adapt to the effects of climate change. Key design principles shall include:

• Buildings which are appropriate in scale and design to their setting – taller buildings up to 3 storeys in height will line the principal streets to mark their importance whilst building heights will reduce to towards the countryside edges.

• Contributing positively to creating a sense of place and respecting local distinctiveness through design, layout, use of material and landscaping – key buildings will terminate vistas, street tree planting will provide emphasis to the development’s principal streets and lower density development will be located towards the countryside edges.

• Materials will reflect the local vernacular and include red brick, buff brick, white and cream render, red plain tiles and slate tiles. The opportunity may also exist to use more contemporary materials, such as on key buildings to reflect their landmark status.

• Respect the amenity of adjacent properties and their occupiers through sufficient back-to-back distances and appropriate new landscaping.

• Provide adequate parking provision in accordance with Central Bedfordshire’s parking standards.

• Enhance community safety – the new dwellings will create high levels of natural surveillance, whilst outdoor activity will be encouraged to create ‘eyes on streets’.

07 R

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• Maximise connectivity between the adjacent countryside, the Site and the existing settlement edge to create a truly integrated development. This will include new connections to the existing rights of way and new pedestrian and cycle routes which align with the adjacent public rights of way.

• Promote the use of shared space and passive speed management measures to encourage safe vehicular movement through the Site.

• Provide soft and hard landscaping, greenspace and green corridors appropriate in scale and design to the development and its setting with appropriate linkages for wildlife and pedestrian access to existing landscape features, corridors and green infrastructure.

Marston Fields

Ampthill

19PAGE

8.1 AN INTEGRATED LANDSCAPE FRAMEWORK

The structure of the green infrastructure will respond to the assessed influences and opportunities of the Site, as follows:

• Create a landscaped edge to the northern boundary to assist in assimilating the new homes into their wider landscape setting.

• Maintain Furzenhall Road within a green corridor.

• Maximise integration between the adjacent countryside, the Site and the existing settlement edge.

• Provide a significant area of open space alongside the railway line.

• Focus the new homes upon a central area of open space, with other open space connections linking it to the development’s wider green infrastructure provision.

• Maintain wildlife connectivity through the Site and maximise opportunities for ecological enhancements.

8.2 LANDSCAPE DESIGN PRINCIPLES

• Creation of multi-functional open spaces which will incorporate new recreational opportunities, habitat creation, new native tree and hedgerow planting; and the creation of new areas of meadow grassland.

• The central green will have a more formal character in comparison to the other areas of open space. A children’s play area located within the central green presents the opportunity to incorporate elements of natural play and to be designed to enable children with disabilities the same play opportunities as other children.

• New allotments and community orchard located within the western part of the Site. The opportunity exists for some of the allotments to allow disabled access.

• It is envisaged that a SuDS feature will be located within the south western corner of the Site and will incorporate new landscaping to maximise its ecological and landscape value.

• Incorporate new tree planting within the residential areas to compliment the landscape-led approach to the development.

8.3 ECOLOGICAL MITIGATION AND ENHANCEMENT

The scheme will be designed to seek net gain of biodiversity. A number of ecological surveys have been carried out to identify which species the Site supports and inform the masterplanning and any required mitigation. An area of open space including a tree belt will be located along the railway line on the west of the site which will provide a wildlife corridor and area for mitigation – including the requirement for an artificial badger sett. Ecological enhancement will be provided within public open space at the site, to include native hedgerow planting, a community orchard, allotments and wildflower grassland, seeking habitat connectivity across the Site. Where practicable, SuDs features will also be utilised to provide biodiversity enhancements and habitats for a range of species.


• Provide a variety of open spaces reflecting on-site conditions and the Site’s wider context.

• Deliver a net increase in tree and hedgerow cover.

• Maintain wildlife connectivity through the Site.

• Offer ecological enhancements.

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Figure 8.1: Landscape Strategy.

Application boundary

Existing trees/vegetation

Woodland with understorey

Woodland without understorey

Thicket mix

Focal tree

Avenue/street tree

Ornamental tree

Native tree

Orchard tree

Ornamental hedge planting

Native hedge planting

Ornamental shrub

Aquatic planting

Bulb planting

Amenity grass

Wildflower meadow/long grassland

Mown grass footpath

Recreational footpath/cycleway/access route

Potential wildlife area/pond

Play areas

Potential location for play

Furzenhall Road for public bridleway


Timber seat

Trim trail station

Street Furniture

Softworks

Focal open spaceBuffer to railway

Countryside edge

Green corridors

Furzenhall Road entrance

Orchard

Allotments

21PAGE

8.4 GREEN INFRASTRUCTURE AND LANDSCAPE BUFFERS

The illustrative sections demonstrate how the proposed landscape treatment of the key landscape edges and green infrastructure can be delivered. For location of sections please refer to Figure 8.1 Landscape Strategy.

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Figure 8.2: Illustrative Landscape Section A-AA: Section Through South Eastern Boundary (1:150@A3)

Figure 8.3: Illustrative Landscape Section B-BB: Section Through Access Road and Green Corridor (1:150@A3)

23PAGE

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Figure 8.4: Illustrative Landscape Section C-CC Section Through Northern Boundary (1:150@A3)

Figure 8.5: Illustrative Landscape Section D-DD Section Through Open Space at Western Boundary (1:150@A3)

25PAGE

8.5 LANDSCAPE, ECOLOGY AND PLAY STRATEGY

The following table set out the planting and play strategy for the key landscape spaces. The following table provides an indication of appropriate species and is not intended to be prescriptive.

LANDSCAPE/ECOLOGY STRATEGY

LOCATION LANDSCAPE / ECOLOGICAL OBJECTIVES

Countryside Edge:

Provide a soft transition from the new homes to the countryside edge. Proposals will include new native hedgerow planting, and pockets of tree and thicket planting. Landscape proposals will include new native hedgerow planting, areas of thicket and tree planting, and species rich grassland creation. Occasional Native pine species will be included within the planting palette in order to reflect the wider landscape character evident on the Greensand Ridge to the north. Lighting design should be low key and sympathetic to the rural edge character.

Western Boundary:New woodland planting (to accord with Network Rail Guidance) will provide a buffer to the railway, and a new area of wildlife habitat. Proposals will include woodland edge habitat and woodland glades. Areas of amenity grassland will provide areas for passive and active recreation.

Furzenhall Road Gateway :Formal landscaping incorporating avenue and specimen tree planting, clipped hedgerows and ornamental shrubs and bulbs to provide attractive entrance to the development.

Green Corridors:Informal tree and shrub and hedge planting to provide attractive recreational routes through the development.

Eastern Boundary:Informal area of open space to provide a transitional area between new houses and the development to the east.

Central Open Space: Ornamental tree and shrub planting with areas of short mown grassland to facilitate recreation.

Allotments and Community Orchard:Perimeter of allotments to be defined by native treed hedgerows. The opportunity may also exist to incorporate fencing around the perimeter of the allotments, which can be designed to incorporate elements of public art. Orchard to be planted with fruit trees of local provenance. Meadow grassland to be sown beneath orchard trees to provide areas of additional habitat. Potential to provide wildlife pond and area of aquatic planting.

Street Trees: Ornamental trees of regular habitat and suitable stature for the space available.08 G

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PLAY STRATEGY

LOCATION/TYPE OBJECTIVES

Central Play Area:

Formal equipped Super LEAP/LAP play area for children aged 3-10 years. To be located within the central green in close proximity to surrounding residential areas. To include formal play and natural elements and setting to encourage adventurous and imaginative play.

Teenage Provision:

Formal equipped provision for young people providing age appropriate facilities, to be located in order of preference as follows:

1. The parcel of land owned by Central Bedfordshire Council located immediately to the south of the Site and to the west of Furzenhall Road.

2. Within the eastern part of the Site within the proposed green corridor between the proposed new development on the Site and the existing development immediately to the east.

3. To be located on a nearby recreation ground to be secured by way of a financial contribution.

Provision could include a seating/meeting area and / or outdoor gym equipment. Opportunities to be explored to provide a ball court to be located off the Site by way of a financial contribution. An on-site trim trail will also assist in providing appropriate provision for young people.

Trim Trail:A number of trim trail stations can be installed alongside recreational routes at the perimeter of the site for the benefit of health and exercise.

INDICATIVE SPECIES LISTS

Native Trees Quercus robus

Acer campestre

Prunus avium

Pinus sylvestris

Pinus nigra

Native Shrubs / Hedgerow Crataegus monogyna

Prunsus spinosa

Corylus avalana

Viburnum opulus

Rosa Canina

Street Trees Pyrus calleryana ‘Chanticlear

Acer campestre ‘Elsrijk’

Acer platanoides ‘Drummondii’

Ornamental Trees Prunus avium ‘Plena’

Sorbus Aucuparia ‘Asplenifolia’

Betula utilis ‘Jaquimontii’

Avenue Trees Tilia cordata ‘Greenspire’

Acer camperstive ‘Elsrik’

Formal Hedgerows Ligustrum ovalifolium

Fagus sylvatica

Carpinus betulus

Acer camperstive

Ornamnetal Shrub A mixed palette of ornamental shrubs will be used. At the detail design proposals should include a high percentage of flowering varieties of proven benefit to invertebrates & pollinators.

27PAGE

9.1 STRATEGIC AND SUSTAINABLE TRANSPORT

A Transport Assessment (TA) will accompany the future applocation. This TA will demonstrate how the development will:

• Mitigate the development’s impact on the local road network.

• Encourage sustainable modes of transport

• Relate to Biggleswade’s existing public transport network, particularly in links to the town centre and the town’s railway station.

• Implement a comprehensive travel plan promoting sustainable transport solutions and modal shift.

9.2 SITE ACCESS

Access to the site will be by way of an extension to the existing alignment of Furzenhall Road. A carriageway with a minimum width of 5.5m will be provided with a footway adjacent. Within the allocation land, Furzenhall Road where it fulfils a function as Bridleway 10, would be widened to 5.5m in width with footways on either side.

A priority (give-way) t-junction is proposed to be provided from Furzenhall Road, with movement priority afforded to the users of the bridleway. To the junction of the proposed access junction, the carriageway width would taper to the existing width of the bridleway.

9.3 SERVICES PROVISION:

The development will contribute, as necessary, to health, education and community infrastructure, and be provided with high-speed broadband.

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Figure 9.1: Site Access Proposals

30.32

30.30

30.21

30.16

30.12

30.12

30.10

30.11

30.11

30.08

30.0830.08

30.09 30.17

30.28

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30.36

30.30

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30.44

30.40

30.54

30.59

30.78

30.71

30.94

30.96

31.18

31.19

31.31

31.31

31.48

31.40

31.56

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31.63

31.63

31.67

31.71

31.68

31.65

31.53

31.58

31.43

31.38

31.26

31.24

31.07

31.02

30.83

30.75

29.37

29.03

29.00

28.93

28.80

28.71

28.57

28.46

28.27

28.22

28.16

28.23

28.21

28.07

27.99

27.97

27.81

27.68

27.64

27.55

27.30

27.27

27.31

27.23

27.24

27.11

27.04

27.13

27.35

27.30

27.48

27.57

27.56

27.59

27.57

27.71

27.92

28.01

28.06

28.32

28.43

28.35

28.45

28.38

28.31

28.28

28.37

28.49

28.62

28.70

28.85

28.87

28.99

29.08

29.36

29.39

29.21

29.04

28.88

28.85

28.83

28.88

28.93

29.07

29.20

29.41

29.60

29.72

29.90

29.99

29.95

29.98

29.98

29.65

29.37

29.22

29.07

28.82

28.44

28.20

27.96

27.60

27.86

28.15

28.51

28.70

28.83

29.20

29.40

29.71

29.68

29.61

29.57

29.53

29.36

29.14

28.90

28.77

28.63

28.59

28.62

28.67

28.75

28.62

28.52

28.46

28.50

28.58

28.78

28.97

29.11

29.33

29.22

29.21

29.24

29.05

28.83

28.52

28.38

28.15

27.75

27.54

27.73

27.87

28.05

28.21

28.49

28.52

28.58

28.07

27.91

27.6827.66

28.76

28.81

28.64

29.12

28.99

28.87

28.76

29.42

29.24

29.05

28.99

28.99

29.06

29.21

29.23

29.34

29.48

29.67

29.77

29.89

30.06

30.19

30.11

30.15

30.15

29.82

29.51

29.40

29.38

29.08

28.74

28.50

28.20

28.44

28.80

29.10

29.37

29.60

29.70

29.80

30.15

30.35

30.37

30.32

30.45

30.27

30.03

30.03

29.95

29.83

29.68

29.60

29.50

29.37

29.34

29.27

29.21

29.24

29.46

29.64

29.47

29.46

29.48

29.54

29.63

29.81

29.94

30.01

30.16

30.21

30.24

30.27

30.51

30.56

30.51

30.51

30.47

30.28

30.11

29.94

29.84

29.53

29.25

29.01

28.68

28.80

29.18

29.49

29.67

30.03

30.11

30.32

30.55

30.63

30.66

30.64

30.71

30.61

30.49

30.47

30.44

30.33

30.31

30.21

30.07

29.91

29.79

29.74

29.66

29.72

29.98

30.17

29.90

29.85

29.94

30.06

30.19

30.40

30.44

30.48

30.59

30.60

30.58

30.66

30.80

30.70

30.73

30.69

30.73

30.63

30.36

30.22

29.93

29.58

29.29

28.99

29.03

29.39

29.67

29.98

30.28

30.42

30.57

30.78

30.85

30.85

30.85

30.85

30.81

30.72

30.70

30.70

30.66

30.62

30.55

30.47

30.35

30.25

30.15

30.02

30.10

30.33

30.43

30.17

30.16

30.27

30.40

30.56

30.65

30.68

30.68

30.75

30.79

30.79

30.83

30.96

30.86

30.84

30.79

30.77

30.65

30.44

30.29

29.92

29.65

29.30

29.31

29.73

29.97 30.19

30.43

30.71

30.86

30.84

30.82

30.87

30.94

30.86

30.79

30.85

30.86

30.82

30.78

30.75

30.67

30.55

30.41

30.32

30.23

30.44

30.67

30.45

30.54

30.66

30.70

30.82

30.84

30.81

30.83

30.88

30.90

30.86

30.95

30.93

30.85

30.84

31.03

30.86

30.55

30.26

30.09

29.81

29.5829.20

29.19

29.43

29.84

30.08

30.29

30.48

30.79

31.03

30.81

30.87

30.82

30.92

30.92

30.95

30.92

30.86

30.85

30.85

30.81

30.75

30.73

30.69

30.64

30.65

31.30

31.28

31.21

31.10

31.07

30.98

30.85

30.59

30.49

30.41

29.77

29.62

29.3529.23

29.05

28.85

29.71

29.52

28.79

28.69

29.43

29.44

28.63

28.50

29.19

28.91

28.25

28.08

28.55

28.09

28.11

27.84

27.64

27.63

27.55

27.49

27.41

27.32

27.41

27.34

27.27

27.21

27.20

27.15

27.10

27.09

27.08

26.98

26.88

26.80

26.74

26.75

26.82

26.80

26.87

26.89

26.95

26.95

CL 27.20IC

27.23

27.19

26.94

27.08

26.89

28.11

27.26

27.00

PO

26.7527.43

27.4826.75

27.43ToW

27.08

27.37 27.07

27.55

27.80

27.78

28.0927.94

28.1628.50

28.39

28.32

28.55

28.77 28.58

28.8229.01

29.1128.98

29.1829.29

29.3829.16

29.1729.39

29.25

29.33

29.50

29.64

29.94

30.15

30.41

30.63

31.11

31.07

31.02

31.09

31.06

31.07

31.08

31.06

31.05

31.05

30.83

30.70

30.55

30.49

30.33

30.19

30.07

29.83

29.59

29.55

29.45

29.46

29.54

29.66

30.99

31.01

31.16

30.99

30.8830.89

30.85

30.80

31.06

30.90

30.89

30.95

31.07

30.95

30.83

30.88

29.19

29.26

29.38PO

29.11

28.95

29.2129.28

PO PO

PO

29.19

29.27BARRIER

29.06

29.16

29.30

29.11

PO

PO

30.1230.20

30.0729.97

29.83 29.86

29.8329.70

29.89

TV

WM

30.00

LP

TV

WM

TC

30.05

30.08

30.21

30.23

30.20

30.0629.8329.92

29.9230.01

29.92

29.78

29.59GG

29.53

29.6329.42

29.25

29.35

29.16

29.13

29.23

29.02

29.01

29.01

29.10

29.25

29.15

29.30

29.41

29.5229.62

29.6729.81 29.80

29.93

CL 29.95MH

29.94

29.99

30.02

LP

30.03

30.02

29.99

29.96

30.03

TV

MP

WM

FH

TCTV

WM29.74

29.59

WM

TC

TC

29.5129.4429.3829.32WM

TV29.33

WMTV

29.12

29.11

29.29

29.46

29.86

29.54GG

TC

CL 29.88IC

SV

29.21Lime 12h

29.32

29.50

29.68

29.82

29.84

UK 8h

WBSI(Pub.Path)

30.77

30.58

30.23

29.90

29.98

29.87

29.82

30.1630.17

30.2330.37

30.27GG

30.3330.45

29.97

29.88

29.78

29.76

29.75

29.71

29.75

29.70

29.68

29.68

29.70

29.67

29.67

29.65

29.68 29.68

29.67

29.67

29.68

29.66

29.64

DC

29.63

29.61

29.63

29.80

29.77

29.81

29.93

30.16

30.29

30.36

30.50

30.53

30.53

30.65

30.61

30.62

30.59

30.81

30.76

30.59

29.83

29.83

29.83

CL 29.79IC

29.66

CL 29.63MH

29.64CL 29.67MH

29.63

29.63

29.74

29.74

29.7629.69

29.68

30.03

29.71

29.95

29.81

29.67

29.70

30.10

30.22

30.51

30.58

30.65

30.81

30.53

30.47

30.2

7

CL 30.14MH

CL 30.24MH

UK 12h

30.62

30.8030.87

30.79

30.92

31.11

31.32

31.49

31.58

31.4631.59

31.44

Dense Vegetation 1-2h

31.1331.12

31.26

31.38

31.40

31.13

31.12

31.01

30.96

30.86

30.65

30.61

30.76PO

PO

30.74

30.68

30.60

30.74

30.79

30.87

30.89

30.93

30.90

30.90

30.9430.91

30.85

30.92

30.87

30.83

30.80

30.76

30.6530.75

30.70

30.75

31.16

31.12

31.28

31.36

31.43

31.48

31.57

31.58

31.59

32.13

31.86

31.13

31.13

31.15

31.04

30.85

30.83

30.61

30.42

30.30

30.35

30.33

30.35

30.35

SVSV

PO

CL 30.35MH

30.51

30.78

31.05

31.24

31.37

31.45

31.54

31.57

31.47

31.43

31.45

31.57

31.55

CL 31.58MH

PO

31.60

31.74

31.97

31.99

31.97

31.86

31.76

31.75

31.82

31.76

31.67

31.60

31.42

31.07

30.98

30.67

30.52

30.28

30.03

29.85

29.71

29.50

29.52

29.62

29.73

29.90

30.08

30.33

30.50

30.79

30.99

31.13

31.47

31.72

31.91

31.91

31.96

31.92

31.94

32.03

32.21

32.18

32.21

31.96

31.87

31.71

31.53

Hedge 1.8h

31.82

31.73

31.5731.56

31.57

31.52

31.51

Hedge 2.0h

31.53

31.68

32.34ToW

31.61

31.70

31.60

32.98ToW

31.52

31.35

31.02

30.86

Hedge 3.0h

30.94

30.38

30.28

30.35

30.74

30.74

30.61

30.34

30.27

30.38 30.56

30.65

30.71

30.83

31.05

Hedge 2.0h

30.83

30.64

30.66

30.65

30.76

32.01

31.86

31.72

31.50

31.20

30.44

30.33

30.00

29.80

29.69

29.80

29.61

29.62

29.5829.71

29.91

29.94

29.98

30.05

30.19

30.35

30.45

30.66

30.75

30.76

30.80

30.92

31.15

31.15

31.04

30.93

30.90

30.84

30.75

30.58

30.32

30.11

29.92

29.71

29.57

29.54

29.59

29.83

29.57

29.40

29.37

29.48

29.45

29.29

29.18

29.04

28.88

28.73

28.46

28.40

28.11

27.70

27.78

27.78

27.67

27.67

27.42

27.27

27.05

27.03

27.01

27.12

27.12

27.01

26.92

26.7526.6326.84

26.85 26.85

26.84

POSV

SVCL 26.84MH

26.6226.78

26.7626.49

26.8227.08

27.52 27.22

27.4127.84

28.19

27.67

27.8328.32

28.5028.03

28.29

28.29

28.56

28.55

28.56

28.57

29.03

28.94

28.5628.73

29.0329.12

29.53

28.57

28.27

28.58

28.47

28.69

28.04

28.55

28.53

28.28

28.23

28.34

28.01

28.26

28.22Apple 4h

27.86

28.33

28.01

28.0128.11

27.95

28.12

28.28

27.99

28.41

28.20

Apple 6h28.42

28.67

28.67

28.67

28.61

28.88

29.0329.11

29.13 29.43

28.99

29.4329.51

29.23

29.52

29.8029.86

0.1X1.0H

30.04

29.71

29.96

30.08

29.90

30.04

30.58

Hedge 2.5h

30.01

30.18

30.39

30.68

30.72

30.92

31.22

33.65EL

35.35RL

35.75RL

34.23EL

38.63RL

38.43RL

38.15RL 38.31

RL

38.13RL

38.06RL

37.99RL

37.94RL

38.13RL

38.29RL

38.48RL

36.68EL

36.33EL

36.15EL

36.16EL

35.97EL

36.06EL

36.13EL

36.31EL

36.37EL

36.48EL

36.55RL

36.32RL

38.62RL

38.62RL

38.40RL

37.98RL

35.99RL

32.81EL

32.49EL

33.15EL

33.52EL

33.69EL

33.83EL

33.34EL

32.78EL31.31

ToW

31.02ToW31.02ToW

31.47ToW

31.43ToW

31.06ToW

30.96ToW

31.28ToW

31.01ToW

LP

TP

30.43

30.52

30.67

30.66

30.75

TV

30.87

30.80

30.80

WM30.76

TV

WM

30.65

30.61

WM

WM

Grass

30.50

TV

30.43

30.39

30.66

Concrete

Wall

I/R 1.2h

I/R 1.2hI/R 1.8h

I/R ?.?h

Foot

way

- As

phal

t

P/R

1.0

h

P/R

1.0

h

C/B 2.0h

Foot

way

- A

spha

lt

Footway - Asphalt

Pan 2.0h

Wall 2.0h

Wall 2.0h

Concrete

P/R 0.6h

Asphalt

Concrete

Concrete

I/R 1.6h

C/B 2.0h

C/B

2.0h

Asphalt

Concrete

Conc.

C/B 2.0h

Pan 2.0h

C/L 1.2h

C/L 1.0h

Wall

C/B 1.3h

Wall

C/B 2.0h

C/B 2.0h

OHLOHL

OHL

C/B 2.0h

C/B 2.0h

C/L 1.2h

Concrete

I/R 1.3h

I/R 1.3h

C/B 1.8h

C/L 1.3h

P/R 1.3hP/W 1.3h

C/B 1.8h

C/L 1.0h

C/L 1.6h

P/W 1.0h

I/R 1.0h

Wall 1.0h

C/L 1.0h

OH

L

30.63

30.90

31.10

31.27

31.32

31.49

31.43

31.51

31.49

31.44

31.52

31.45

31.44

31.60

30.61

30.74

30.58

30.47

30.24

30.45

30.76

30.99

30.98

31.12

31.05

31.14

31.36

31.56

31.54

31.12

31.19

31.02

30.91

31.03

30.95

30.73

30.53

30.55

30.89

30.91

30.98

31.08

31.02

31.16

31.3431.36

31.45

31.41

31.19

31.16

31.15

31.03

30.94

30.89

30.88

30.8530.83

30.87

31.05

31.05

31.19

31.21

31.37

31.1231.12

31.28

31.04

31.07

30.75

30.62

30.5230.50

30.63

30.74

30.89

30.82

30.84

30.59

30.49

30.48

30.35

30.34

30.10

30.22

30.24

30.26

29.95

29.82

29.93

29.60

29.89

29.79

29.55

29.50

29.47

29.46

31.36

31.34

31.16

30.97

30.91

30.8231.04

31.1831.19

31.05

30.97

30.81

30.8230.78

30.62

30.47

30.53

30.21

30.21

29.63

29.45

29.22

28.84

28.35

27.92

27.38

27.47

27.54

27.71

27.94

28.24

28.01

27.75

27.59

27.36

27.33

27.45

28.04

28.54

28.94

29.32

29.57

29.80

29.94

30.12

30.34

30.31

30.24

30.29

30.24

30.03

29.78

29.74

29.48

28.99

28.45

28.00

27.37

27.29

27.37

27.60

27.66

27.65

27.45

27.49

27.37

27.26

27.28

27.20

27.58

28.06

28.65

29.15

29.41

29.32

29.86

29.82

29.98

29.95

30.0630.06

29.84

29.69

29.67

29.71

29.49

29.16

28.98

28.70

28.45

27.88

27.41

27.0126.95

27.18

27.17

27.07

27.05

26.75

26.80

26.95

26.82

26.87

26.77

26.52

26.60

26.87

27.15

27.59

27.86

28.21

28.62

28.55

28.98

29.19

29.26

29.32

29.67

29.65

29.50

29.31

29.27

29.15

29.08

28.72

28.47

28.07

28.03

27.80

27.68

27.21

27.46

27.70

27.63

27.86

28.24

28.78

28.87

29.02

29.12

29.02 29.34

29.15

29.09

29.04

28.86

28.79

28.65

28.32

27.92

27.58

29.05

29.05

29.15

28.94

28.94

28.87

28.73

28.62

28.18

27.96

30.33

30.35

30.35

30.39

30.48

30.5030.4830.48

30.32

30.33

30.39

30.49

30.51

30.54

30.56

30.60

30.66

30.76

30.75

30.73

30.69

30.66

30.58

30.50GV

WM

MPFH

FH

WM

WM

WM

TV

TV

WM

WM

TV

TV

WM

WM

WMMP

WM

WM

30.45

30.39

30.43

30.33

30.41

30.37

30.50

30.44

30.47

30.56

30.50

30.50

30.62

30.57

30.51

30.56

30.59

30.63

30.64

30.61

30.65

30.77

30.77

30.72

30.70

30.67

30.59

30.53

30.58

30.6130.6130.57

30.56

30.46GG

30.46GG

30.45

30.3430.30

30.33

30.40

30.3530.37

30.45

30.57

30.61

TV30.66

30.68

30.71

30.70

30.7330.77

30.82

30.82

30.8330.89

30.86

30.76

30.79

30.79

30.77

30.51

30.40

30.49

30.48

30.41

30.41

30.45

30.44

CL 30.34MH

CL30.45IC

CL30.56IC

30.51

30.58

30.67

30.68

30.62

30.53

30.55

30.63

30.70

30.66

30.27

30.26

30.45

30.66

30.74

30.80

30.84

30.88

30.91

30.90

30.90

30.91

30.93

30.94

30.92

30.91

31.13

30.96

30.95

30.94

30.94

30.90

30.90

30.90

30.86

30.81

30.76

30.70

30.47

30.27

30.25

30.35

30.29

30.46

30.64

30.77

30.80

30.83

30.86

30.89

30.89

30.92

30.93

30.93

30.92

30.90

30.89

30.82

30.77

30.59

30.40

30.30

30.62

30.70

30.34

30.42

30.59

30.67

30.75

30.76

30.68

30.60

30.48

30.37

30.78

30.90

30.54

31.25

31.43

31.37

31.23

31.23

30.90

30.99

31.18

31.23

31.25

31.25

30.95

30.90

31.22

31.25

31.22

31.23

30.92

30.95

31.23

31.24

31.25

31.21

30.93

30.94

31.20

31.24

31.17

31.16

30.95

30.81

31.06

31.14

31.05

31.02

30.83

30.77

30.85

30.87

30.77

30.73

30.62

30.37

30.49

30.51

30.42

30.38

30.21

30.44

30.53

30.33

30.50

30.44

30.42

30.45

30.56

30.91

31.09

31.13

31.17

31.32

31.40

31.06

30.95

31.01

30.94

30.53

30.55

30.28

30.34

30.49

30.61

30.92

31.07

31.14

31.21

31.31

31.41

31.01

31.04

31.04

31.06

31.08

31.12

31.07

31.08

31.09

31.08

31.07

31.16

31.06

31.05

31.12

31.17

31.28

31.22

30.91

PO

30.90

30.54

30.57

30.41

30.43

30.23

30.21

29.98

29.94

29.63

29.75

29.3229.24

29.29

29.25

29.16

29.01

29.55

29.38

29.36

29.52

29.55

29.68

29.58

29.48

29.35

29.38

31.27

31.19

30.92

29.13

29.62

29.67

30.10

30.68

30.62

30.61

30.70

30.77

29.15 29.09

29.09

29.04

29.24

29.30 29.36

29.32

29.88

30.05

30.16

30.33

30.46

30.99

30.81

30.88

30.86

Temporary Fence 2.0h

Footway - Asphalt

Brick Setts

Gravel

Paved

Brick Setts

Brick Setts

Concrete

Concrete

Brick Setts

Grass

Concrete

Brick Setts

Grass

Concrete

Brick Setts

Grass

Brick Setts

Track

I/R 2.0h

I/R 2.0h

I/R 2.0h

I/R 2.0h

GarageSingle Storey

Brick Construction

GarageSingle Storey

Brick Construction

Private DwellingTwo Storey

Brick Construction


Brick Construction

Dense Vegetation 2-3hUnable to Survey

Grass

Edge of Cultivation

Grass

Edge of Cultivation

Grass

Edge of Cultivation

Grass

Edge of Cultivation

Grass

Edge of Cultivation

Shed

Shed

GarageSingle Storey

Brick Construction

GarageSingle Storey

Brick Construction


Brick Construction


Brick Construction

Dense Vegetation 2hUnable to Survey

Unable to Survey



Brick Construction


Brick Construction


Brick Construction


Brick Construction


Brick Construction


Brick Construction

Private DwellingSingle Storey

Brick Construction

Private DwellingSingle Storey

Brick Construction

GarageSingle Storey

Brick Construction

OH

LOHL

OHL

OHL

OHL

OHL

OH

L

OH

L

OH

L

OH

LO

HL

OHL

OHL

OHL

OHL

Footway - Asphalt

Footway - Asphalt

Footway - Asphalt

Footway - Asphalt

Wall

Wall

Wall

Wall

Wall

Wall

Wall

Stoneland Avenue

Asphalt - 20mph

Stoneland AvenueAsphalt - 20mph

Concrete

AsphaltAsphalt

ConcreteP/R 0.6h

P/R 0.6h

I/R 1.6h

Foot

way

- As

phal

t

GarageSingle Storey

Brick Construction

C/B

2.0

h

Hedge 3.0h

C/L 1.0h

Hedge 1.8h

Grass

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge

of C

ultiv

atio

n

Edge

of C

ultiv

atio

n

Edge

of C

ultiv

atio

n

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass






Arable Land

Arable Land

Arable Land

Arable Land

Arable Land

Arable Land

Arable Land

Arable Land

Arable Land

Arable Land

Asphalt

Asphalt

Hedge 2.0h


Grass

Grass

GrassGrass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Edge of Cultivation

Edge of Cultivation

Edge o

f Cult

ivatio

n

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge

of C

ultiv

atio

n

Edge

of C

ultiv

atio

n

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

I/R 1.4h

I/R 1.4h

I/R 1.4h

I/R 1.

4h

I/R 1.4h

Dense Vegetation 2.0h

Unable to Survey

Arable Land

Arable Land

Arable Land

Arable Land

Arable Land

Arable Land

Grass

Grass

Gravel

Gravel

Gravel

30

31

31

31

27

27

28

28

28

29

29

30

30

31

31

31

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

I/R 1.8h

Grass

Grass

Grass

Grass

Grass

Grass

GrassGrass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

GrassGrass

Grass

Railway Line

Railway Line

Railway Line

Railway Line

Railway Line

Asphalt

Asphalt

Asphalt

Asphalt

Asphalt

Asphalt

Asphalt

Arable Land

Arable Land

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation

Edge of Cultivation



Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Grass

Unmade Ground

Unmade Ground

Unmade Ground


Brick Construction


Brick Construction


Brick Construction


Brick Construction


Brick Construction


Brick Construction


Brick ConstructionPrivate Dwelling

Two StoreyBrick Construction


Brick ConstructionPrivate Dwelling

Two StoreyBrick Construction

29.55

29.47

29.44

29.44

29.51

29.40

29.21

28.99

28.64

28.59

28.54

28.13

27.89

27.82

27.70

27.44

27.45

27.38

27.27

27.35

27.18

27.19

27.16

27.02

26.83

26.88

26.82

Winston Crescent

Asphalt - 30mph

Furz

enha

ll R

oad

Asph

alt -

30m

ph

Footway - Asphalt

Furz

enha

ll R

oad

Asph

alt -

30m

ph

Furz

enha

ll Roa

dAs

phal

t - 3

0mph

Furzenhall Road

Asphalt - 30mph



Asphalt

Grass

Grass

Peg

Peg

Peg

Peg

Peg

Peg

Peg

Peg

Asphalt

Asphalt

Asphalt

Grass

Grass

INDICATIVE

W ES

RESERVED COPYRIGHT

REVISION:DRAWING NO:JOB NO:

SCALE: DATE: DRAWN: CHECKED: APPROVED:

DateRev Details CheckedDrawnbyby

Approvedby

A1ORIGINALPLOT SIZE

PROJECT:

CLIENT:

TITLE:

STATUS:

A 24.05.19 Junction priority changed to bidleway SL JC JC

Transport Planning

Sheraton HouseCastle ParkCambridgeCB3 0AX

NOTES:1. Based on Survey Solutions Topographical Drawing No.s 22735ea-01 to 31 .

Hallam Land Management

Land at Biggleswade North

PreliminaryInternal Layout

FEASIBILITY

1:1,000 31.01.19 JA JC JC

1512-07 SK21 A


• Use a variety of street types with differing levels of scale and formality that reinforce the hierarchy of movement, ranging from a wider tree-lined main street to ‘traditional’ streets flanked by footways to more informal shared surface lanes and mews streets.

• Appropriately mitigate the traffic impact of the development.

• Take practical methods to provide more sustainable methods of transport.

9.4 FURZENHALL ROAD ACCESS

As part of the proposed vehicular access point from Furzenhall Road, investigation will be undertaken to identify and enhance the public realm and street scenes along Furzenhall Road to mitigate the impact of the development.

To enhance the street scenes along Furzenhall Road, the potential measures may be investigated and identified such as:

• Chicanes with wide tree planting and car parking;

• Raised table junctions with / without marked priorities;

• Single lane narrowing with no priority; and

• Gateway features.

These potential measures have been illustrated on a set of four visuals contained on the following four pages. These have been designed to be complementary to the existing road context where appropriate to ensure that any signage or road markings and with occasionally restricted carriageway widths all to contribute to slower speeds and a people friendly environment.

P O T T O N R O A D

W I N S T O

N C L O S E

W I N S T O N C R E S C E N T

L A N D N O R T H O F B I G G L E S W A D E

S I T E

V1

V2

V3

V4

F U R Z E N H A L L R O A D

Figure 9.2: Location of Visuals.

29PAGE

09 IN

FRA

STRU

CTU

RE S

ERV

ICES

PR

OV

ISIO

N

POTTON ROAD

FURZENHALL ROAD JUNCTION

PROPOSED NEW TREE PLANTING

LIME TREE WALK

1.8M TEXTURED SURFACE TO DELINEATE CHANGE IN SURFACE

COLOURED SURFACE AND/OR RAISED TABLE

VISUALISATION 1 - VIEW SOUTH WEST ALONG POTTON ROAD AT THE JUNCTION WITH FURZENHALL ROAD

VISUALISATION 2 - VIEW NORTH WEST AT THE JUNCTION WITH WINSTON CLOSE



KERB RADII TO BE REDUCED AND A NEW TREE PLANTED WITHIN A NEW GRASSED VERGE

TEXTURED CENTRAL SURFACE OVER RUNNABLE BY BUSES AND OTHER LARGE VEHICLES

NEW STREET LIGHTING

31PAGE

VISUALISATION 3 - VIEW NORTH EAST TOWARDS THE SITE AT THE JUNCTION WITH WINSTON CRESCENTVISUALISATION 3 - VIEW NORTH EAST TOWARDS THE SITE AT THE JUNCTION WITH WINSTON CRESCENT

09 IN

FRA

STRU

CTU

RE S

ERV

ICES

PR

OV

ISIO

N

TACTILE PAVING TO DELINEATE CHANGE IN

SURFACE



2.6M WIDE LANES TO REDUCE VEHICLE SPEEDS

NEW STREET LIGHTING

VISUALISATION 4 - VIEW NORTH EAST TOWARDS THE SITE ALONG FURZENHALL ROAD

PROPOSED NEW HOMES WITHIN THE SITE

POTENTIAL CHILDREN’S PLAY AREA

POTENTIAL BRICK PILLARS TO CREATE AN ENTRANCE FEATURE

INTO THE SITE

PROPOSED NEW AVENUE STREET TREE PLANTING ALONG

FURZENHALL ROAD EXTENDING THROUGH THE SITE

33PAGE

Throughout this brief the key proposed outcomes for the development of the site at Land North of Biggleswade have been set out. These are summarised below:

RESPOND TO THE SITE CONTEXT

• Assist in the sustainable growth of Biggleswade.

• Connect and add to the green infrastructure and retain existing routes.

• Introduce new landscape features, including new landscaping to the northern boundary.

• Be based upon a carefully considered Masterplan that integrates the developable area with the areas of green infrastructure.

• Maximise integration of the Site within the local area.

LANDSCAPE-LED APPROACH TO DESIGN

• Approximately 5.37 hectares of the Site to be green infrastructure.

• Strong open space connections with the adjacent countryside.

• A strong sense of place fostered by a strong relationship between the new homes and the open space they will overlook.

• New landscaping to create soft development edge to northern boundary.

• Mix of open spaces, including a central green, children’s play areas and allotments.

A SUSTAINABLE MIX OF NEW HOMES

• Up to 416 new homes, including family homes and smaller homes suitable for first time buyers.

• Affordable homes.

DESIGN FOR QUALITY

• High quality design to create a positive and lasting legacy.

• Buildings which are appropriate in scale and design to their setting.

• Respect amenity of adjacent residential properties.

• Enhance community safety, provide adequate parking and passive speed management measures.

• Distinctive character areas to create a strong sense of place and aid legibility.

10 S

UM

MA

RY

Principle National and Regional Local Plans

05: Distinct Identity(Page 11)

NPPF (2019)Paras 124-131

Draft Plan (2018)HA1: Small and Medium AllocationsHQ1: High Quality Development;HQ7: Public Art;SA4: 7, 8, 12 Use of site area and mitigationCC3: Flood Risk Management;CC4: Development close to watercourses;CC5: Sustainable Drainage

Core Strategy (2009)CS1: Development Strategy;CS14: High Quality Development:CS13: Climate Change:

06: Rich Mix(Page 13)

NPPF (2019)Para 72b & 72C

Draft Plan (2019) H1: Agreed Mix;H2: StandardsH4: Affordable;H6: Starter Homes;H7: Self Build

Core Strategy (2009)CS5: Providing Homes:CS7: Affordable Housing:

07: Green Infrastructure(Page 19)

NPPF (2019)Para 72a & 170d

Draft Plan (2019)HE1: Archaeology and Scheduled Monuments;HE3: Built Heritage;EE1: Green Infrastructure;EE2: Enhancing Biodiversity;EE3: Nature Conservation;EE4: Trees, Woodlands and Hedgerows;EE5: Landscape Character and Value;EE6: Tranquillity;HQ10: Small Open Spaces

08: Infrastructure Services Provision (Page 17)

NPPF (2019)Paras 72a & 72b

Draft Plan (2018)HQ3: Provision for Social and Community Infrastructure ;EE13: Outdoor sport, leisure and open space;HQ4: Indoor Sport and Leisure Facilities Core Strategy (2009)Policy CS3;

11 A

PPEN

DIC

ES

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

Documents

DEVELOPMENT BRIEFhallamland-biggleswade.co.uk/biggleswade-booklet.pdf · 2019-07-24 · I PAGE 01 INTRODUCTION This Development Brief has been prepared by Hallam Land Management (‘HLM’)