Land East of Barton Road ,

Vision Document May 2017 Copyright The contents of this document must not be copies or reproduced in whole or in part without the written consent of Savills (UK) Ltd. All plans are reproduced from the Ordnance Survey digital map data @ Crown Copyright 2017 License number 0100031673. All rights reserved. Contents

1. Wider context 1

2. Placemaking 2

3. Site assessment 3

4. Developing a design concept 5

5. Masterplan 7

6. Benefits 9

Produced by Savills Urban Design Studio for The Crown Estate Savills (UK) Ltd Unex House 132-134 Hills Road Cambridge CB2 8PA

For further information contact e: [email protected] t: 01223 347069 1. Context

The Crown Estate Need for Housing

The Crown Estate is an independent commercial It is widely accepted that there is an urgent need business, established by an Act of Parliament. All of for new homes to address increasing issues of its annual profits are returned to the Treasury for the affordability. benefit of the public finances. The latest estimates are that Luton will need at least Across its diverse land portfolio, The Crown Estate’s around 17,800 new homes between 2011 and approach remains consistent; driving sustainable 2031. The Luton Local Plan proposes that 8,500 of returns and growth through an active approach to asset these can be accommodated within Luton itself and the management and long term investment. North Hertfordshire Local Plan proposes that 2,100 can be accommodated on the eastern edge of Luton. The Crown Estate’s history can be traced back This leaves at least around 7,200 new homes to be to 1066. In the 21st century, it is a successful, built around the north, west and south of Luton within commercial enterprise, established as a market Central Bedfordshire. leader in its key sectors and known for a progressive, sustainable approach that creates long term value, Planning Policy beyond its financial return. Luton is surrounded by Green Belt. Accommodating this unmet housing need will require land to be released from the Green Belt.

To the west of Luton the town already merges with and and the M1 provides a significant physical barrier to further growth. To the south the airport and – a Grade 1 Listed House and Estate – are further barriers to growth.

In contrast, to the north, there are no significant constraints and funding has recently been allocated for a new M1-A6 link road, part of road ultimately envisaged as linking the M1 to the A505.

The previous draft Central Bedfordshire Local Plan proposed significant growth to the north of Luton in the form of the ‘North Luton Strategic Allocation’ (NLSA). Site Location

The site is located on the northern edge of Luton, east of Barton Road. At present the site is located within the Green Belt. To the east is the Chilterns Area of Outstanding Natural Beauty (AONB) and the Site of Special Scientific Interest (SSSI).

Immediately to the west is the site of the NLSA.

Together with a significant area of land to the north and east, the site is owned by The Crown Estate. It is currently held on an agricultural tenancy and used for arable farming.

4 Land east of Barton Road, Luton - Vision document Access to the SSSI from the site boundary

Site

Local authority boundary

Important pedestrian route

Urban area

North Luton Strategic Allocation

Luton Airport

Railway line

Railway station

Motorway

‘A’ road

Local road Proposed Northern Bypass

Galley & Warden Hills SSSI

to Milton Keynes & to Bedford Birmingham

to Bedford

C h i l t e r n s A O N B

C e n t r a l B e d f o r d s h i r e N o r t h H e r t f o r d s h i r e to Hitchin

A505

A6

Leagrave

L u t o n J11 Dunstable

M1 Luton

to London to London & Brighton

Site within the wider context

Land east of Barton Road, Luton - Vision document 5 2. Placemaking

Design approach

A placemaking and landscape design approach is proposed to ensure that development of the site would not only lead to a successful community, but respond positively to its context and opportunities presented by the surrounding area.

Drawing these site-specific aspects together with best practice, the concept for the site is driven by the objective of creating a strong sense of place, fully integrated and linked into surrounding urban and rural areas.

The vision for the site is to create a sustainable new living environment, with new market and affordable homes, as well as opportunities for retirement, care and nursing accommodation and open space that is accessible to everyone; an inclusive place which makes everyone feel comfortable, safe and secure; a place where people want to live, which promotes an active lifestyle and sense of wellbeing; a place that future residents are proud to call home.

The site would deliver a high standard of design across all elements, including housing irrespective of price or tenure.

6 Land east of Barton Road, Luton - Vision document 3. Site assessment

Site Analysis Ecology

Studies have been undertaken to inform this Vision The site predominantly comprises arable land of low Document and masterplan, looking at landscape, ecological value. The hedgerows and woodland heritage, ecology and transport. around the periphery of the site provide habitat for protected species such as bats, hedgehog and These studies have demonstrated that, other than dormouse and should be retained. If they are retained, the Green Belt designation, there is no constraint to development of the main part of the site would not development of the site, in principle. lead to a loss of nature conservation value.

They have also demonstrated that access can be Ecological enhancement measures such as hedgerow achieved from Barton Road and that the site could be planting, wildflower grasslands and new nesting developed without any significant adverse impact on and roosting habitat would increase ecological the wider environment. connectivity within the site and increase food sources.

A detailed landscape appraisal has been carried out, With the retention of existing habitats around the which has informed the design principles in this Vision periphery of the site and the implementation of Document and guided the creation of the masterplan. enhancement measures, development would lead to an increase in biodiversity within the Site.

Transport

There is no existing access to the site other than for Heritage agricultural purposes. Studies have concluded that the The Scheduled Ancient Monument (SAM) – Dray’s most appropriate means of access would be to create Ditches, extends along the southern boundary of the a new roundabout on the A6 Barton Road towards the site. Overall, Dray’s Ditches is a scheduled monument south-west corner of the site. which survives predominantly below ground. As found today, the linear form of the section along the Pedestrian access could also be taken from the public boundary of the Site remains legible, through the rights of way along the southern boundary of the site public right of way that follows its course, and the (the John Bunyan Trail / Chiltern Way / Ickneild Way), boundary vegetation. However, overall, there is little that in turn provide a direct pedestrian connection to understanding or appreciation of the heritage asset the wider public right of way network. visually due to its lack of presence in the landscape The site benefits from access, via Barton Road, to and its compromised integrity having being infilled. good public transport, cycle and pedestrian routes. A well-designed residential scheme using local The development of the NLSA would introduce a much vernacular design queues and materials could be wider range of facilities within walking distance of considered to sit comfortably in the setting of the the site, and also additional and enhanced bus routes SAM. and services. Opportunities to route bus services through the site should be taken. The existing cycle In addition, there would be an opportunity arising from and pedestrian connections, and elsewhere such as the any development to better reveal the significance Chiltern Way, should be enhanced. of the SAM through the provision of new pedestrian routes and increased public access, as well providing Whilst it is prudent to safeguard a route for the heritage interpretation boards at or along the route proposed A6-A505 bypass, given the uncertainties of the SAM; this would improve the understanding and surrounding this, no access from the bypass has been appreciation of the Ditches and could have a positive considered. impact upon its setting.

Land east of Barton Road, Luton - Vision document 7 Landscape / Green Belt Character Context The landscape surrounding the site is heavily characterised by intensive arable farmland, with large The site is located at the base of a gentle depression fields to the east of Barton Road, and a mixture of field that lies between the distinctive chalk scarp of sizes to the west. Galley Hill and Warden Hill to the east and a local gentle ridgeline to the west; this largely contains long Woodland, copses, tree belts and hedges with distance views to the east and west. occasional hedgerow trees form important features within the landscape, providing a moderate level of To the south the site is contained by the existing built-up enclosure and containment. area of Luton. A tall mature hedge along the boundary currently conceals the Scheduled Ancient Monument – The golf course of South Bedfordshire Golf Club, Dray’s Ditches. The landform rises gently from south to extends along most of the lower slope and base north. of Galley Hill and Warden Hill and has a notable influence on the character of the local landscape Views from the north are partially contained by the between the scarp and the site. farmhouse and barns of New Farm, together with other buildings and intervening more distant tree belts and Chilterns AONB hedges. The northern boundary of the site is partially formed by a tall mature hedgerow and tree belt. The Chilterns Area of Outstanding Natural Beauty (AONB) lies immediately to the north and east of the The western boundary of the site is demarcated by a site, and incorporates the Galley Hill and Warden Hill mature hedgerow including semi-mature beech trees scarp. along the A6 Barton Road. The eastern boundary is largely open, with the boundary of the AONB not The scarp provides not only an important landscape being defined on the ground. and ecological feature, but also a notable backdrop in local views, as well as enabling panoramic views over Luton.

South Bedfordshire North Luton Golf Club Existing settlement Great Lane Strategic Allocation

Panoramic view from the east looking towards the site

8 Land east of Barton Road, Luton - Vision document A number of important long distance routes enable • Prevention of coalescence: The size of the access within this part of the AONB, including the John gap between the northern edge of Luton and Bunyan Trail, Chiltern Way and the Way. The neighbouring towns is substantial and reinforced latter follows the southern boundary of the site and by landform and landscape features, thus the site ascends the scarp through the golf course. makes only a limited contribution to this purpose.

However, the provision of additional land to the • Safeguarding of the countryside from east of the housing would provide an area of both encroachment: With the NLSA significantly and ecological and landscape value, assist in integrating noticeably increasing the presence of built form the housing into the surrounding landscape and provide adjacent to the site, encroachment would be fairly an important feature in its own right. Overall, the limited with the AONB serving to prevent further mitigation and enhancement measures proposed would development. As such, the site makes only a more than offset any adverse impacts on the setting partial contribution to this purpose. of the AONB, lead to no material harm being caused to the AONB in the medium to long-term, and improve • Preservation of the setting and special character peripheral parts of the AONB. of historic towns: Only small pockets of Luton are historic and with significant intervening Green Belt development, the site makes no contribution to this purpose. In relation to the five purposes of the Green Belt, : • Assisting urban regeneration: Given that all • Restriction of urban sprawl: With one side opportunities to develop on previously-developed bordered by existing residential development and land are already being taken, the site makes no the other by the NLSA, development of the site contribution to this purpose. could argued to become ‘infill’. Given this context, and the potential to strengthen the site’s northern Overall, the site could be released from and eastern boundaries with additional planting, the Green Belt with little harm to the five the site makes only a limited contribution to this purposes of the Green Belt. purpose.

North Luton Strategic Allocation Barton Road New Farm

Proposed site

Land east of Barton Road, Luton - Vision document 9 4. Developing a design concept

Context Improved AONB / Green Belt Boundary The sensitivity of the adjoining areas of landscape and views provides an important context for defining the One of the most important design principles is the design principles for development of the site. creation of a strong buffer to the AONB and new boundary to the Green Belt. A key consideration is the NLSA, which would lie immediately to the west of the site. To this end, it is proposed to further strengthen this buffer, by making land available to the east of the Another key consideration is the potential future site, within the ownership of The Crown Estate, for extension of the M1-A6 link road running through the natural green space including publicly-accessible NLSA around to the A505 to the east. areas of chalk grassland, together with new woodland, Design Concept woodland belts, copses and scrub. This would provide an area of both ecological and In response to the characteristics of the site and landscape value, extending the habitats of the Galley surrounding area, the new housing should be located & Warden Hills Site of Special Scientific Interest (SSSI) within the eastern part of the site, closest to Barton and Nature Reserve (NR) to the east of the site, and Road. This, lowest, part of the site lies outside the extending the distinctive landscape character found on AONB, and is visually well-contained. the upper slopes of the Hills, beyond the golf course, to The new housing would be characterised by strong, the base of the Hills. well defined areas of public open space forming an This would not only integrate the site into the integral element of the site, helping to break up the surrounding landscape, but would also provide built mass when viewed from Galley Hill and Warden an important feature in its own right, providing an Hill. extension and links to the habitats of the SSSI and New areas of woodland would define the northern and helping to offset of the effects of the golf course. eastern fringes of the residential development, enabling It would also more than offset any adverse effects that integration of the residential development within the would occur to the setting of the AONB, arising from wider landscape and views. development of the site. Key Trees, structure planting and green space would form an A green corridor would also be created within the important element throughout the development so that Existing Vegetation southern part of the site to provide a buffer to Dray’s together with the fringe areas of woodland, a strong Ditches (a ScheduledExisting Vegetation Ancient to be Monument) Removed and the treed and green character would be an evident aspect Icknield Way. both within the settlement and within views. Proposed Developable Area

This would represent a distinct improvement on the Proposed Woodland existing situation and avoid some of the existing harsh urban–rural interfaces and stark transitions to farmland. Proposed Formal Open Space

Proposed Chalk Grassland/Informal Key Accessible Space

Existing Vegetation Potential Pedestrian (and/or Cycleway) Links

Existing Vegetation to be Removed Corridor for Possible Bypass Proposed Developable Area Long Distance Views

Proposed Woodland North Luton Strategic Allocation

Proposed Formal Open Space Public right of way

Proposed Chalk Grassland/Informal Accessible Space

Potential Pedestrian (and/or Cycleway) Links

10 Corridor for Possible Bypass Land east of Barton Road, Luton - Vision document

Long Distance Views

North Luton Strategic Allocation

Public right of way POTENTIAL NORTHERN BYPASS Transition from formal to informal

Main developable area adjacent to the A6 View from Low density Galley Hill housing

Green wedge to break up built Village mass Green

Main developable area adjacent to existing housing

Buffer to Icknield Way

View from Warden Hill

Landscape analysis

Land east of Barton Road, Luton - Vision document 11 5. Masterplan

Vision: a new sustainable residential neighbourhood. A balanced mix of market and affordable homes. Small, medium and large houses with significant public open space and landscaping. Improving the setting of Luton and the landscape and ecological value of the AONB.

01 Gateway entrance 07 Green wedges A new vehicular access off Barton Road. A Provide direct connection to the landscape while combination of marker buildings and landscaping mitigating visual impact of the development on the would create a new entrance space surroundings.

08 Development edge 02 Entrance street Broken down by the tree lines, informal setting of Tree lined principal street into the development, buildings and planting. view terminated with a glimpse of central green 09 New areas of woodland Central green 03 Planted copses would define the northern and Central, circular space connecting various routes eastern fringes of residential development, and directions within the new neighbourhood. providing a visual screen from the landscape. Network of well-defined streets 04 10 Pedestrian links Streets would contribute to the sense of place - Emphasised pedestrian links between the as they would be designed as places rather than development and John Bunyan Trail / Icknield merely movement corridors, prioritising pedestrians Way. and cyclists. Trees and planting along Barton Road Principal streets 11 05 New planting to strengthen existing tree line along The main street would be distinguished and the road. formalised by grass verges and street trees on either side. 12 Potential extension of North Luton 06 Local green space Bypass A small, formal square could enhance the sense of Safeguared land for future extension of bypass identity and function as an arrival and community between A6 and A505. meeting space.

06 Children’s play spaces/pocket parks will be fully 04 New areas of woodland planting will be planted integrated into the design of the scheme, providing creating a natural soft edge to the development and a mix of formal and informal spaces. long term environmental and biodiversity benefits.

12 Land east of Barton Road, Luton - Vision document 12

Barton Road 06 08 09 11

05 07 06 06

04 09

03 07

02 01 06 09 08 Barton Road

06

10 06 09

10

Illustrative concept masterplan

Land east of Barton Road, Luton - Vision document 13 6. Benefits

There are significant benefits to the identification of the site for development: Inclusive housing The site could deliver over 300 much-needed new homes to help meet Luton’s unmet housing need, including approximately 90 to 120 new affordable homes for rent and shared ownership, as well as opportunities for retirement, care and nursing accommodation. Available Entirely within the ownership of The Crown Estate, the site is available for the early delivery of housing. Deliverable With easy access off Barton Road, other than the Green Belt designation, there is no constraint to its development, in principle. Viable Located on generally flat or gently sloping ground, with easy access, adjacent to existing residential development, there are no known viability concerns. Environment Studies have demonstrated that the site could be developed without any significant adverse impact on environmental issues such as ecology or heritage. Landscape The provision of additional land to the east of the housing would provide an area of both ecological and landscape value, assist in integrating the housing into the surrounding landscape and provide an important feature in its own right, more than simply offsetting any adverse effects on the setting of the AONB. Improved AONB / Green Belt boundary A thorough and detailed appraisal has concluded that the site makes only a limited contribution to two of the five purposes of including land in the Green Belt (restriction of urban sprawl and prevention of coalescence) and only partially contributes to a third (safeguarding of the countryside).

It concludes that the land could be released from the Green Belt with little harm to the purposes of the Green Belt, whilst also providing a number of gains to the local landscape and wildlife.

14 Land east of Barton Road, Luton - Vision document

Savills Urban Design Studio Savills Unex House 132-134 Hills Road Cambridge, CB2 8PA 01223 3470000