DEVELOPMENT BRIEF

Land West of Langford Road, Henlow Central Councill Introduction

Gladman Developments wish to promote land at Langford Road, Henlow for development. The 6.29-hectare site presents an ideal opportunity to create a sustainable, high quality residential development situated in a sought-after location. A new residential development on this site would incorporate both new market and affordable housing of a variety of types and tenures, to help meet the current and future housing needs of Henlow and the District. Development of this site would respond and complement its surroundings to achieve seamless integration. Gladman would welcome the opportunity to discuss the potential delivery of this site with you in more detail so it can be considered fully in the preparation of your emerging Local Plan.

Should you wish to discuss our proposals further, please contact: [email protected] Site & Planning Context

Site & Surroundings Principle of Development

The site is located to the west of Henlow, west of Langford Road and is Henlow is identified as a ‘Large Village’ under the emerging Local Plan. Gladman approximately 6.29 hectares in area. Although it is currently envisaged that built have addressed ’s decision to downgrade Henlow to a large development would only be situated in the eastern parts of the site in order to village from a minor service centre (as stated in the July 2017 Draft Local Plan) retain existing landscape features. With this in mind, the proposed developable within their main representations. area is 4.48 hectares, up to 135 dwellings. The Central Bedfordshire Pre-Submission Local Plan (January 2018) states that the A Vibrant Community plan will seek to deliver 39,350 homes and a minimum of 24,000 new jobs between 2015-2035. The pre-submission plan also states that Central Bedfordshire will deliver an additional 7,350 homes as to meet Luton’s residual Henlow is a vibrant settlement. The civil parish of Henlow hosts a population in unmet housing need. the region of 2,338 people according to a UK national statistics population 2015 estimate. The growth of villages and changes to settlement boundaries is an inevitable Henlow has good public transport links to larger employment centres, consequence of meeting additional housing needs. There is nothing within in particular Hitchin, Luton and . The nearest bus stops to the site can planning policy or law that makes it wrong in principle to breach settlement boundaries to accommodate sustainable development. As referenced in the be found immediately adjacent to the eastern boundary of the site on ministerial foreword to the Framework; “The purpose of planning is to help Langford Road, which represents an approx. 260m walk from the centre of the site. The 71 service operated by Stagecoach is the main service in Henlow and achieve sustainable development ... Development means growth.” links the village to Hitchin-Bedford running from 7:10-22:40. The service is hourly throughout the day in each direction, and there is a reduced service running on Sundays. Henlow is an active and successful community and provides residents with direct Going Forward access to community facilities including: Emerging Policy SP7 states that within Settlement Envelopes of Large Villages, • Raynsford VC Lower School small-scale housing and employment uses, together with new retail, service, and community facilities to serve the village and its catchment will be • Henlow Church of Middle School supported. • Post Office • Public Houses Residents in Henlow can easily access facilities in , which offers employment, leisure and retail opportunities. Site Development Potential

This site offers a unique opportunity for Central Bedfordshire Council to plan, and more importantly deliver, a new development where people will genuinely want to live, whilst embracing the distinctive character of the surrounding area.

Housing Delivery The Community Park will link to a central corridor of open space as well as other landscape features throughout the site. New footpath links will be created to The site is capable of delivering up to 135 dwellings of varying sizes, types and allow access to the wider footpath network in particular providing opportunities tenures (including affordable housing delivered in accordance with planning to achieve the local community aspirations outlined within the Henlow and policy). Langford GI Plans. These Proposals will combine to help lessen the impact of the proposed built development upon the existing landscape. Gladman consider that housing on this site is capable of being delivered in full within the next 5 years. The site is located adjacent to the main settlement of Henlow and is set within a landscape character with a medium landscape value and medium susceptibility to Landscape Character change. As such, it has been assessed as being able to accommodate a well- deigned and considered development as set out by the Development Framework The Development Framework Plan has been sensitively designed with Plan. consideration given to the baseline information and findings of the LVA. The The site is considered to be visually well-contained within the context of the layout has been designed to ensure that the development is set within a wider landscape. The existing local topography and features within the landscape substantial Green Infrastructure network which incorporates existing boundary combine to provide limited views to a small number of residential receptors, users vegetation. A substantial area of open space will be retained within and to the west of the application area to form a new Community Park. of PRoW and promoted walk routes and only a very small number of less sensitive vehicular routes. Whilst there will be inevitable adverse impacts on the landscape and visual receptors during construction and after completion, the overall visual effects are considered to be minor in the longer term. Impacts are there considered to be acceptable within the landscape context and would not result in any overall landscape and visual harm. Site Development Potential

Biodiversity, Green Infrastructure & Local Wildlife Arboriculture

The proposed development will aim to enhance the environment through the Tree cover is confined to the site boundaries and includes a number of provision of green infrastructure, comprising new publically accessible specimens within the verge adjacent to Langford Road and furthermore mature greenspace, equipped play areas and recreational paths increasing permeability specimens adjacent to the water course and the site’s western boundary. to surrounding areas of interest and facilities. The proposals will see all of the existing individual trees and tree groups retained Our initial ecology work, carried out by specialist consultants found that no within a landscape strip adjacent to Langford Road and incorporated into an breeding habitat suitable for great crested newts was present within the site area of public open space and a new community park within the west of the site boundary, no buildings or trees suitable to support a bat roost were present which would extend along the length of the site’s western boundary. within the site boundary. There are also no records of water vole within the 1km of the site, with the closest record being 2.5km to the south east. Only two, approximately 20m sections of hedgerow, would need to be removed to facilitate two proposed new vehicular access points from Langford Road. The A single designated site of local importance was situated 790m north-east of the removal of these two 20m sections of hedgerow should no however raise an site. Henlow Common and Langford Meadow Local Nature Reserve (LNR) is objection from an arboricultural perspective and their loss would be mitigated publicly accessible via a network of footpaths and as the proposed development for through new tree and hedgerow planting which has been illustrated both is residential, the development is likely to lead to a small increase in the number within the frontage landscape strip and open space provision of the proposed of people utilising the LNR for walking and recreation. development. Where necessary, the development proposals will provide adequate mitigation In conclusion, the proposed development will see nearly all of the existing tree and enhancement, wherever possible to ensure species are protected. cover retained within green space and the extensive new tree planting illustrated within the open space provision will more than adequately mitigate for the hedgerow loss required to facilitate the access points. The new planting Heritage as part of the supporting landscaping proposals for the development is set to significantly increase the tree cover on the site in the future, which along with retention of existing tree cover is positive from an arboricultural perspective. There are no Scheduled Monuments or other designated assets on the application site.

A highly speculative route of a Roman road is recorded on the Historic Environment Record (HER) traversing the site in a south-west to north-east alignment; however, no evidence of the road or associated activity was identified during the recent geophysical survey.

Based on the available evidence including the results of the recent geophysical survey the site is considered to have low archaeological potential. Site Development Potential

Hydrology Topography

The development proposal falls entirely within the Environment The local landform is relatively flat with the villages of Henlow, Clifton and Agency Flood Risk Zone 1 i.e. land assessed as having a less than 1 in Langford being located on land between 35 and 40m AOD. 1,000 annual probability of flooding. The landform relates to the local watercourses of the and the A sustainable drainage solution to manage surface water run-off River Ivel Navigation. The landform starts to rise at several points will be provided as part of the proposals. approximately 2km from the site east of Langford and south west of Clifton. The site lies on a gentle west facing slope falling to Henlow Brook, a watercourse that skirts the western edge of Henlow and flows north to meet the River Ivel at Langford. The highpoint of the site lies at Design approximately 39m above ordnance datum (AOD) at the southern end of the site’s eastern boundary along Langford Road. The site’s western The proposed development will follow a design-led approach, boundary broadly follows the contour height of approximately 35m AOD. informed by consultation with the Council, key stakeholders and There is also a low point located at the southern tip of the site which forms the local community, responding sensitively to the site’s setting and a localised ‘bowl’ with a low point of approximately 36m AOD. respecting the grain of the surrounding landscape, both built and undeveloped. The development will be a positive addition to Henlow, complementing the character of the surrounding area in terms of scale, density, character and quality. Accessability

Development in this location will provide quality pedestrian, cycle and public transport connections with the existing built form of Henlow and nearby communities. The site fronts directly onto Highways land. An access solution with suitable visibility splays can be achieved without the need for third party land. Site Development Potential

Socio-economic

Our preliminary research shows that the proposed development could lead to a significant boost in local spending and there is an indication that the gross spending power of the new residents could be in excess of £3.2 million each year, a proportion of which will be spent in the locality.

Central Bedfordshire’s population has grown by 16.3% since 1991 and is anticipated to grow a further 38% by 2039. This population is likely to be accommodated across the district and their significant contribution to the economy can be captured locally by allowing smaller, sustainable settlements such as Henlow to grow.

Central Bedfordshire is clearly a sought-after location to live. The ratio of house prices to average earnings at 8.2 is significantly above the national average and demonstrates this fact, but equally shows that this location is a particularly unaffordable place to live. The proposal to build 135 homes will go some way to improving both these situations – the development will provide new market and affordable homes which will open the settlement up to local people, key workers and others previously unable to purchase a house in Henlow.

NPPF Paragraph 19 states that significant weight should be placed on the need to support economic growth through the planning system. This has been endorsed by a number of Inspectors reporting on recent appeals (as discussed in the Report) In this regard, the economic benefits derived from this scheme will be substantial and will impact positively on the local area and are a significant material consideration in the determination of this application. Indicative Framework Plan

This drawing is the property of FPCR Environment and Design Ltd andThis is issueddrawing on is the the condition property itof is FPCR not repro Environment- and duced, retainedDesign or disclosed Ltd and to is any issued unauthorised on the condition person, it is not repro- either wholly orduced, in part retained without or written disclosed consent to any of unauthorised FPCR person, either wholly or in part without written consent of FPCR PotentialPotential Access Access for for Environment and Design Ltd. Pumping Station and Environment and Design Ltd. Pumping Station and Dedham Road Aerial imagery © 2015 Microsoft Corporation Farm Land Aerial imagery © 2015 Microsoft Corporation Farm Land Dedham Road Ordnance Survey material - Crown Copyright. All rights Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive. reserved. Licence Number: 100019980 (Centremapslive. com) com)

KEY: KEY:

Site BoundarySite (7.58ha)Boundary (7.58ha)

Proposed ResidentialProposed Residential Development Development (4.21Ha) (4.21Ha) Up to 118 dwellingsUp to 118 @dwellings 28dph @ 28dph

Potential VehicularPotential AccessVehicular Access

Indicative MainIndicative Access Main Route Access Route Site with Consent for Residential SiteDevelopment with Consent of for16 dwellingsResidential Indicative Location of proposed Development(Ref: 15/01218/DETAIL) of 16 dwellings Indicative Location of proposed (Ref: 15/01218/DETAIL) Pumping StationPumping (0.01Ha) Station (0.01Ha)

Potential Retained Green InfrastructureGreen Infrastructure (3.36Ha) includes: (3.36Ha) includes: PotentialFarm Retained Access Farm Access Ingram’s Piece Ingram’s Piece Existing PublicExisting Rights Public of Way Rights of Way

St. Mary’s Church St. Mary’sof England Church Existing VegetationExisting Vegetation to be Retained to be Retained of EnglandPrimary School Primary School Proposed TreeProposed Planting Tree Planting

Proposed ReplacementProposed Replacement Hedgerow Hedgerow Planting (alongPlanting Wick (along Lane) Wick Lane)

Indicative Attenuation Area Aveline Road Indicative Attenuation Area Wick Lane A137 Colchester Road (0.25Ha) Aveline Road (0.25Ha) Wick Lane A137 Colchester Road Proposed LEAPProposed Play LEAP Area Play Area (0.07Ha) (0.07Ha)

Proposed FootpathsProposed Footpaths/ / CyclewaysCycleways Gernon Road Gernon Road Proposed PublicProposed Open Public Space Open Space (2.77Ha) (2.77Ha)

Station Road Proposed AllotmentsProposed Allotments A137 Colchester Road (0.07Ha) Station Road (0.27Ha) A137 Colchester Road Potential Land to be Gifted to St. Mary’s Church of England School (0.20Ha)

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J:\7000\7017\LANDS\Plans\7017-L-03 Framework Plan rev H.indd masterplanning environmental assessment masterplanning 1:2500@A3 landscape design FPCR Environment and Design Ltd Gladman Developments Ltd. environmental assessment urban design Lockington Hall 1:2500@A3 landscape design FPCRmasterplanning Environment and Design Ltd Gladman Developments Ltd. ecology Lockington urban designenvironmentalLockington assessment Hall 14 April 2016 KAD / KMN architecture Derby DE74 2RH Wick Lane Framework plan 1:2500@A3 ecology Lockingtonlandscape design FPCR Environment and Design Ltd Gladman Developments Ltd. 15 March 2017 KAD / KMN Derby DE74arboriculture 2RH Wick Lane Framework plan architecture urban design Lockingtont: 01509 Hall 672772 arboriculture ecology Lockingtonf: 01509 674565 rev fpcr Ardleigh 15 7017-l-03March 2017 KAD / KMNG t: 01509architecture 672772 Derbye: [email protected] DE74 2RH Wick Lane Framework plan f: 01509 674565 w: www.fpcr.co.uk rev fpcr arboriculture Ardleigh 7017-l-03 H e: [email protected] t: 01509 672772 w: www.fpcr.co.uk f: 01509 674565 rev fpcr Ardleigh 7017-l-03 H e: [email protected] w: www.fpcr.co.uk Gladman Land Gladman House, Alexandria Way, Congleton, CW12 1LB

[email protected] www.gladmanland.co.uk