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1.0 Brogborough – Site Context and Proposal

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1.0 Brogborough – Site Context and Proposal Former Brogborough Landfill Compound Sirius Planning 1.0 Brogborough – Site Context and Proposal Central Bedfordshire Local Plan (2015 – 2035) Representations. 20th February 2018 Produced by Sirius Planning on behalf of FCC Environment Online submission, relating to Section 12.4, Supply of Sites. Site Address: Brogborough Landfill (former), Woburn Road, Lidlington, Brogborough, Bedfordshire, MK43 0TN 1.1 The Site FCC’s Brogborough site covers an area of c.193 ha. located within the Marston Vale, c.1km to the north of the village of Brogborough and c.2km south west from the large village of Marston Moretaine. The proposed c.4.3ha. site allocation is located within the landholding of the restored Brogborough Landfill (former clay pit) upon peripheral non landfilled land which was previously the location of site infrastructure including the site offices, storage sheds and weighbridge. The site is bordered by fixed features; the landfill structure to the west and south, the A421 dual carriageway to the east and the landfill gas electricity generation engines and compound to the north. This remaining underutilised (previously developed) and disturbed land is now available for sustainable redevelopment, reducing the need to develop upon virgin agricultural land within the wider borough. The following image of the site, taken prior to the construction of the A421 illustrates the site context and previously developed brownfield nature of the site, some of the structures still remaining in place today. Report No. PIN1001 1 Sirius Planning Former Brogborough Landfill Compound Sirius Planning The wider landfill area has been restored to grass, with areas of scrub and woodland planting. The proposed allocation would provide a sustainable re use, rejuvenating a derelict former brownfield compound area. The site is excellently located for vehicular access located by the A421 dual carriageway, which is accessed via an interchange at junction 13 of the M1, c.2km to the south west. A bridleway passes through the site upon the western boundary, connecting with routes in the area between local villages. Lidlington train station is c.2km to the east and Ridgmont Station c2km to the south, accessible upon the local road network. Existing Site Allocations (MWLP: SSP) adopted by the Full Council in January 2014 The site is allocated within the Minerals and Waste Local Plan: Strategic Sites and Policies document (2014) as a ‘Strategic site for future waste management development’ under policy Strategic Waste Site 3: Land at Former Brogborough Landfill, Policy WSP2. The policy states that the site would be suitable for a waste recovery use and potential energy generation. FCC consider there is a possibility the site may not come forward for development Report No. PIN1001 2 Sirius Planning Former Brogborough Landfill Compound Sirius Planning for a waste associated use. In this instance the MWLP does not include a specific policy that would restrict its development for other uses. Given the principle of development of the site is established, it is considered that the site would also be appropriate for employment use. The local area contains similar characteristic employment development to that which is being proposed, North Common Farm which is c.600m to the south of the site beside the site entrance is host to the ‘Barretts of Aspley’ steel fabricators business www.boa.uk.com/facilities/. The site contains several office and warehouse buildings extending to over 90,000 sq ft. The land to the east of the site and the A421 is proposed to be allocated as a mixed use employment and housing zone, Policy SA2: Marston Vale New Villages, within the emerging local plan. The land for Marston Vale New Villages, as identified in the Proposal Maps, is allocated for a mixed-use development comprising of up to 5,000 dwellings and a minimum of 40 hectares of employment land. The employment land is intended for B1, B2 and B8 uses, specifically for employment relating to research and development, office, distribution, services and tourism. Should the Brogborough site be reallocated for employment, whilst separated by the road corridor it would remain within the grouping by the Marston Vale New villages, facilitating the redevelopment and reuse of derelict brownfield land and reducing future employment land pressure on surrounding green field sites in the local area. Report No. PIN1001 3 Sirius Planning Former Brogborough Landfill Compound Sirius Planning The following aerial extract illustrates the FCC land ownership boundary (blue), proposed employment allocation area (orange) and the approximate boundary of the Policy SA2 area (red). Report No. PIN1001 4 Sirius Planning Former Brogborough Landfill Compound Sirius Planning 1.2 FCC’s Vision To create new self-contained employment uses to meet the demands of the local community and expanding settlement, easily accessible set within a maturing naturalistic setting, utilising previously developed land, preserving the wider landscape. 1.3 Proposal It is envisaged small to medium sized work units and / or offices will be provided, with the potential however that the site could be developed to serve one larger tenant providing a district strategic base, two illustrative site layout plans are provided. The Functional Economic Market Assessment and Employment Land Review has identified a shortage of smaller scale units, particularly freehold. FCC envisage the development of the site would meet these needs The proposed employment zone will help to reduce distant commuting from the expanded settlement, providing an enhanced employment offer to local residents easily accessible by foot and cycle and close to rail links. Through the provision of smaller units the scheme could support local small businesses or alternatively, the site is large enough to accommodate a larger unit potentially providing longer term jobs and career training and development opportunities, resulting in inward investment in the locality. It is also noted that the scheme location, adjoining the restored landfill site area, additionally presents a longer term opportunity to develop (subject to planning) on site renewable energy generating technologies (i.e. Solar), the power generated could be fed directly to the users of the employment zone, thereby enhancing the sustainability credentials of the district, site and occupants. Report No. PIN1001 5 Sirius Planning Former Brogborough Landfill Compound Sirius Planning Concept Development Option One: The below concept has the potential to provide a total of c12,270m2, (132,000 sq ft) of employment floor space, set within a landscaped setting to meet the 30% land cover Forest of Marston Vale requirements. Layout illustrates that 13 small and medium sized units (c.18m x 25m, c.30m x 25m) could be accommodated on the site. Report No. PIN1001 6 Sirius Planning Former Brogborough Landfill Compound Sirius Planning Concept Development Option Two: This concept provides c.16,827m2, (c.181,000 sq ft) of employment floor space set within a landscaped setting to meet the 30% land cover Forest of Marston Vale requirements. This layout illustrates the flexibility the site could offer to a single occupier. Report No. PIN1001 7 Sirius Planning Former Brogborough Landfill Compound Sirius Planning 1.4 Conclusion Overall the development of the site for employment use would secure the redevelopment of c.4.3ha. of previously developed land, currently lying vacant, in a sustainable and contained location, avoiding the requirement for additional land take of agricultural land elsewhere within the borough. Allocating the site within the Central Bedfordshire Local Plan 2035 will provide a flexible employment site which will contribute towards the provision of a variety of employment spaces, securing employment growth opportunities within the borough. Report No. PIN1001 8 Sirius Planning .
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