LAND WEST OF LANGFORD ROAD, HENLOW 01

INTRODUCTION

Introduction Gladman Developments Ltd. have successfully invested in communities throughout the UK over the past 20 years, developing high quality sustainable residential, commercial and industrial schemes. A process of public consultation is being undertaken by Gladman Developments Ltd. in order to present the emerging development proposals for land west of Langford Road, Henlow to the local community. We are proposing a development of 120 dwellings.

The purpose of the public consultation process is to outline the details of the draft scheme and seek comments from the local community which will be considered before the Outline Planning Application is submitted to Central .

Site Boundary (7.41ha)

The Application Gladman Developments Ltd. is intending to submit an Outline Site Description Application for up to 120 homes to Council. This The site is situated on the northern edge of Henlow to the west of application would establish the principle of development with details Langford Road. forming a reserved matters application if approval is given.

Development Proposals The site comprises of 7.41ha of arable land. It is sustainably located • Up to 120 new homes, with a provision of Affordable Housing. within easy access to existing community amenities and the local public • Proposed new vehicular access points via two locations on transport network. It is a logical housing site with existing development Langford Road. to the south. The site can be safely accessed via Langford Road and • Retention and improvement of landscaping providing public open with pedestrian links to the surrounding area. space. • Balancing ponds and swales as part of the SUDs Strategy. The village of Henlow is in close proximity to both Langford and Clifton • New footpath and cycle links across the site, improving connectivity with the larger settlements of , Stevenage and equidistant to the wider network. Tying in with aspirations outlined in the from the site. There is easy access to both the A6 and A1 from the Henlow and Langford Green Infrastructure Plans. A507 which provides access to Luton and into London respectively.

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HISTORICAL CONTEXT

Historic Maps The historic maps below show the proposed development site in the The site itself has been without development as shown in the earliest context of the growth of Henlow since the late19th century. maps in the late 18th century. A small gravel pit is present in the 1882 map on the south east corner of the site which is no longer noted on the 1901 map. Sometime between 1921 and 1938 the row of properities to Development in the area was minimal up until the early 1980s. Before the north of the site on Langford Road were built and remain seperate this residential development was focussed along the High Street (now from the main settlement of the village. a designated Conservation Area) and the juntion of the road leading to Clifton. The 1980s saw a significant increase in development in particular to the east and south west of the village.

18821881 1921

1965 1992

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HOUSING NEED

The need for new Why is the site suitable housing for development? Given the Government’s agenda to Settlements like Henlow provide significantly boost the supply of housing, opportunities to help meet the housing National Planning Policy requires each Local requirement for Central Bedfordshire. The Planning Authority to provide land for an site is sustainably located with easy access appropriate level of housing development for to Bedford and Letchworth Garden City as 5 years. well as Primary Schools, existing community amenities and the public transport network. Central Bedfordshire have identified a Typical housing incorporated in the scheme requirement to deliver 29,500 dwellings between 2011 and 2031 across the district.

Planning decision will be made in light of the presumption in-favour of sustainable development, with and impacts being weighed again the benefits of the proposal.

Langford Road

Clifton

Site Boundary

Developed Land

River Ivel

Key Green Space High Street High Water Course Henlow

Primary Roads

Secondary Roads

Public Footpaths Site Context Plan

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LANDSCAPE AND VISUAL CONTEXT

The visual analysis has identified the following points: 2 • Visually the site is relatively well-contained due to the existing topography and intervening 4 features within the landscape, such as existing built development of Henlow and Clifton and woodland blocks and field boundary trees and hedgerows. • There are relatively few residential visual receptors that include: properties at Kingfisher Farm; properties along Langford Road immediately adjacent the site to the northeast and southeast corners; properties located to the northeast edge of Clifton; and those at Stockbridge Farm. • Other sensitive receptors include users of the local Public Right of Way (PRoW) network. The site is visible from the footpaths located to the east leading from Millennium Meadows north to Kingfisher Farm, from limited locations along footpaths located south of Stockbridge Road 1 between Clifton and Henlow and from PRoW’s and permissive routes to the northwest of the site at Clifton Bury Farm. 3 • The site is viewed in the context of the existing urban fringe character created by the existing development along Langford Road. There is potential to filter and soften views of any proposed development through well-designed landscape proposals. Viewpoint Location Plan

Trees associated with Properties on the northern site boundary on Langford Road Properties on the south west site extent on Langford Road Hedgerow forms adjacent watercourse site boundary

Viewpoint 1:View looking north into the site from southern site boundary. Woodland block on the northern site boundary Northern site boundary Tree planting on the western site boundary Stockbridge Farm Bridleway Clifton 1

Viewpoint 2: View looking south west towards the site from Bridleway Clifton 1. Stockbridge Road Stockbridge Farm and associated farm buildings South west site boundary Henlow

Viewpoint 3: View looking north east from Stockbridge Road towards the site. Footpath Henlow 3 Site extent Langford Road Football ground and floodlights Kingfisher Farm and associated farm buildings

Viewpoint 4: View looking south west towards the site from Public Right of Way Henlow 3.

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LOCAL FACILITIES

What are the local facilities?

The site is sustainably located within easy access to existing community amenities and the public transport network. Existing amenities include Primary and Middle Schools, local shops, a Post office and a number of pubs and takeaways. Local bus services provide access to a wide range of services in and further afield.

2000m

25 mins

Langford 2.1miles 800m Biggleswade 4.6miles Site Boundary

10 mins Walking Distance from site

400m Public Footpaths/ Bridleways 5 mins

P Primary School

M Middle School

Retail Unit

Post Office

Takeaway

Public House M P

Spa Hotel

Local Bus Stops

Church 1.8miles 3.5miles Railway Station Letchworth 7.0miles 2.3miles Key Open Space

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CONSTRAINTS AND OPPORTUNITIES

Key Considerations The assessment of the site and its surroundings has identified a number of features which should be protected, retained and enhanced as a part of the development proposals for the site. These considerations provide the constraints and opportunities for development and have been used to inform the preparation of the Development Framework Plan.

6 9 3

4

2 7

5

6

35m

1

7 2 5 4

3 3

9

8 LANGFORD ROAD 5

2 3

2

Site boundary 7.41 ha

Views towards the site from Public Rights of 1 Contours 4 7 Approximate Flood Zone 3 extent Way

2 Existing main vehicular route 5 Existing Public Rights of Way 8 Important Countryside Gap

3 Views into the site from existing dwellings 6 Existing hedgerows and trees 9 Green links

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THE FRAMEWORK

Design Principles The assessment of the site and its setting has helped to inform the preparation of the Development Framework Plan for the site. A number of design principles have influenced the development proposal. These principles include: • Two vehicular access points and one pedestrian link into the site Public Open Space will serve as buffers to the surrounding from Langford Road. landscape. • Public Open Space will be focussed on the western extent of the • Enhanced connectivity across and out into the wider landscape. site with two green corridors connecting it to the development • Proposed balancing pond to be located at the lowest points of parcels the site, outside the extent of the flood zone extent which will be • New tree planting to the north and the retained vegetation and developed and maintained to enhance biodiversity.

BAULK WOOD Potential future connection to Baulk Wood

Proposed woodland planting buffer as extension to Baulk Wood LANGFORD ROAD BP New Community Park within adjacent land within ownership of applicant

BP

BP Potential future connection to N Stockbridge Road

HENLOW

Site boundary 7.41 ha BP Proposed balancing ponds 0.08 ha Main access point

Residential 4.48 ha Proposed main vehicular access routes Potential new pedestrian access points Up to 120 dwellings @ 27dph

Retained trees / hedgerows Existing Public Rights of Way Potential future links

Proposed Public Open Space 2.85 ha Proposed footpath / cycle links and potential with structural landscape connections beyond site

your-views.co.uk/henlow Gladman House, Alexandria Way, [email protected] Congleton, Cheshire, CW12 1LB LAND WEST OF LANGFORD ROAD, HENLOW 08

THANK YOU

Thank you for taking time to view our proposals. Your comments and suggestions will be taken into account when formulating the final planning application submission. All comments and feedback will be provided to the Local Planning Authority as part of the planning application.

Comments can be sent via the website: www.your-views.co.uk/henlow

Or you can respond by email: [email protected] (using Henlow as the subject line)

Or by post: Your Views - Henlow Gladman Developments Ltd. Gladman House Alexandria Way Congleton CW12 1LB

Gladman consider all correspondence received and our response formal application documents, the Council may publish it online, to the issues raised will be set out in a Statement of Community subject to their own Data Protection policies. Involvement (SCI). Should the application be the subject of an appeal, the same As part of the planning application, Gladman will submit a complete information will be forwarded to the Planning Inspectorate. copy of all correspondence received (including any details such as If further consultation is carried out as part of the planning process, your name, address and email where you have provided them) to Gladman may use your details to make you aware of this and to the Local Planning Authority. This ensures all your comments are ask for your views, but will not use this information for any other available to the Council during their consideration of the application purpose. and shows who we have consulted. As the SCI forms part of the

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