HAYFIELD VILLAGES On behalf of the Hayfield Consortium November 2017 Vision

Four villages drawing on the unique characteristics of the Central area, providing complementary facilities and local services designed to promote sustainability, community, health and well-being.

2 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 Contents

1 - Introduction 04 2 - A Village Approach 06 3 - Technical Studies 08 4 - Framework 22 5 - Viability and Delivery 34 6 - Conclusion 37 This document has been prepared by Savills. For further information please contact:

David Jackson Savills, Wytham Court, 11 West Way, OX2 0QL E: [email protected] T: +44 (0)1865 269187

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 3 1 - Introduction

The Hayfield Consortium is promoting the development of four new villages in in an area known locally as the Triangle, referred to as Hayfield in this document. The site is identified in the Central Bedfordshire Draft Local Plan as a location for 3,000-3,500 new homes (Area C).

Approach Proposals The vision for the site has been developed through The proposals comprise homes, jobs, leisure and The site is well-located for access to the strategic consultation and informed by studies of nearby community facilities, including primary and secondary road network (A421 and M1) in addition to rail stations villages. It has also been informed by a series of education, major highways improvements, Green and existing bus routes. A Park and Ride will facilitate technical studies, identified in this document, Infrastructure including a waterway corridor and a Park sustainable travel. No further strategic infrastructure is that have led to a robust development framework and Ride. These new communities would be in the form of needed to facilitate development in this location. that delivers all necessary infrastructure, facilities linked villages, distinct from . Detailed survey and design work has been carried out in and open space. The technical studies have been The site is relatively free of constraints. It lies on relation to the north-west of the site, allowing early delivery guided by a series of meetings with relevant predominantly low-lying land and is well defined within of part of the site, discussed in Section 3 in this document. technical officers. This document identifies the strong existing features. To the south, is the railway line and results of the technical work and shows how this The Hayfield Consortium has also prepared and submitted beyond that the Brickhills Ridge which is occupied by the has informed a robust development strategy for a planning application to the Council for an initial phase of settlements of , Aspley Guise and Woburn the allocation. development of the wider Hayfield proposals. Village One Sands. New development would be separated from these (Hayfield Park Village) to the north-west corner of the site, The Consortium controls some 250ha (Figure villages with extensive green buffers north of the railway has been designed as a stand-alone community including 1) of land south of the A421 / , line. lower school and Local Centre, that could also link in to the east of Road, north of the - This higher land is distinctively different in character from wider proposals. The Hayfield Park Village, comprising up railway line and west of Junction 13 of the site as it contains mature woodland. to 635 dwellings could provide a significant contribution the M1. The scale of land under single control towards the Council’s 5 year housing land supply. enables the proposals to be planned an delivered A large part of Central Bedfordshire is within the Milton comprehensively, at a scale which can deliver a Keynes Travel to Work Area. The site therefore represents highly sustainable series of communities. a sustainable location for Central Bedfordshire residents, particularly those working in Milton Keynes.

4 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 KEY

Site boundary

Figure 1 - Location plan Existing development

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 5 2 - A Village Approach

Analysis of consultation findings have highlighted a number A number of studies exploring the existing character of the The density and continuous frontage of of points that have been used to inform the proposals for surrounding villages has been carried out in order to inform and Aspley Guise create a strong and intimate sense of the Hayfield Villages. These are summarised below as: the design of the Hayfield Villages. Below is a summary of enclosure to both village centres. We have developed • a need to protect the setting of the existing settlements the common characteristics that are typical of this area of this use of scale within the Hayfield Villages to create a through appropriate landscape corridors; Central Bedfordshire, that have been considered during the mixture of densities, while preserving a recognisable village design process: character. • a commitment to ensuring that the character of any proposed development reflects its setting within Central • streets defined by mostly 2 and 3 storey buildings; The linked green network of spaces through Bedfordshire; • the use of brick as the dominant construction material. combined with the way that ‘The Square’ in Aspley Guise • the need to provide access for existing communities Red brick is used alongside blue and grey to add functions as the central ‘hub’ of the village, has influenced through the development, to enable them to benefit decoration to façades; how the design has employed a network of green spaces from new facilities; and • stone detailing seen on key buildings and vistas; which shape the proposed development and will form a • a careful consideration of connections to the series of nodal spaces within the new communities. • dormer windows and chimneys are prevalent along with surrounding villages in order to manage the levels of the use of tile pitched roofs; and The decorative use of materials within Aspley Guise and traffic congestion within existing settlements. Wavendon’s limited palette, could also be further developed • strong continuous frontages within the core of villages This document sets out the Consortium’s principle of at the detailed design stage, as a way to give each village a create an intimate sense of enclosure. creating a collection of connected villages across the site, more defined individual character. the analysis undertaken to date and the background to the scheme.

6 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 1. Walton Road, Wavendon. 1. The Square, Aspley 2. Timber detailing. Guise. 1. High Street, Woburn Sands. 3. Roof tiles with steep 2. Roofing with dormer pitches window. 2. Dormer windows. 4. Full and partial 3. Flemish bond red brick 3. Intricate brick detailing. construction. rendered façades 4. Partial render with 4. Rendered façades with timber detailing. strong street frontage.

Wavendon: Character details Aspley Guise: Character details Woburn Sands: Character details

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 7 3 - Technical Studies

The Consortium has over the last 10 years undertaken KEY and updated environmental and technical studies to guide proposals for this area. Comprising mainly large Site boundary arable fields, the land is relatively unconstrained and Local authority offers significant potential benefits as a location for boundary development. Range rings (1km intervals) The following pages provide a summary of the main Open access land findings of the technical studies and surveys carried out to date. Metropolitan green belt

Ancient and replanted Landscape ancient woodland Sites of special With regard to landscape and visual issues, those planning scientific interest or landscape designations help to inform an understanding Registered park and of the site are: garden • the site does not lie within any nationally designated Conservation area landscapes such as National Parks or Areas of Outstanding Natural Beauty (AONB); Scheduled monument • the Metropolitan Green Belt is located adjacent to the Grade I listed building south of the site, immediately south of the Bedford to Grade II* listed Bletchley railway line; building • the Central Bedfordshire Core Strategy (November Grade II listed 2009) includes reference to the Greensand Ridge building (Para 8.1.3) as a “notable natural physical feature of the district”, and at Policy DM14, that “proposals for development that lie within the Greensand Ridge …will Figure 2 - Environmental planning considerations be required to conserve or enhance the landscape”; and A number of heritage designations are located around the within settlements surrounding the site, with many relating • with the exception of routes immediately adjacent to the site, particularly to the south. This includes Woburn Abbey to the conservation areas named above. Most of these site, views of the site are generally filtered by existing mature landscape features within the local context. Registered Park and Garden (RPG), which lies 1.4km to the assets are distant to the site and would remain unaffected. south-east and a number of Conservation Areas, including Constraints posed by the settings of nearby heritage Aspley Guise, , Husborne Crawley, assets will be assessed as part of the detailed design of the and Woburn Sands. There are a number of listed buildings scheme.

8 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 Landscape Character sparse, trimmed hedgerows… Occasional hedgerow trees in the wider area. With the exception of mature landscape The main body of the site lies within the Salford Aspley (oak and ash) along road and Green Lane boundaries are an features at the site boundaries, internal field boundaries are Clay Vale Landscape Character Area (Central Bedfordshire important feature… Audible influence of the M1 and A421, considered to be in poor declining condition and contain Landscape Character Assessment, 2015), which is with glimpses of traffic on the A road… Open landscape few hedgerow trees. described as “…a large to medium scale flat and open clay with some long views… The steep slopes of the Greensand The variation in exposure of the site, with the highest vale contained by the adjacent elevated landscapes of are a dominant backdrop to the south.” ground being located around Hayfield Farm, requires the Wooded Greensand Ridge to the south and the Clay With regard to landscape quality and condition, the LSS careful consideration particularly in terms of placement Farmland to the north”. describes “A landscape with substantial hedgerow loss, of tallest buildings and public open space within the According to the Central Bedfordshire Landscape Character with extant boundaries often in poor condition – gappy or layout. In terms of wider potential impacts upon landscape Assessment, the key characteristics of this LCA, where overgrown. The area is affected by main roads – the M1 and character, the promoted development site offers the relevant to the site and its surrounding context, include parallel A421. Some parts of the area appear marginal and opportunity to respond to the guidance in relation to new (inter alia) “a large to medium scale, gently undulating no longer in active agricultural management either used development within the Aspley Triangle set out within the landscape… Intermittent views provided across the vale for horse grazing, glass houses, small holdings or small LSS, particularly to “Conserve the area as the setting and to the prominent landscapes of the Greensand Ridge… businesses (notably in the area for Aspley Guise station foreground to the ridge”. large arable fields… Fairly strong surviving pattern of field along Salford Road). The areas along the A421 and M1 are The promoted development also offers the potential to boundaries… prominent development surrounding Junction also perceived as being in poor condition”. maintain green links with the wider rural landscape, as 13 of the M1… an industrial influence… and the perception of Site Character Appraisal well as integrating future development into the existing the area’s proximity to the urban centre of Milton Keynes”. A field assessment found that, due to the site’s location suburban residential character of land to the south of the Aspley Guise Triangle Landscape Sensitivity Study (2007) within a relatively flat landscape, combined with mature site. The existing site is therefore considered to be capable The Aspley Guise Triangle Landscape Sensitivity Study landscape features aligning busy vehicular corridors, the of accommodating carefully designed development while (LSS) was carried out in 2007 by Land Use Consultants on visibility of the land is surprisingly limited. In addition, the retaining the key tree and hedgerow elements of the behalf of Bedfordshire County Council and Mid Bedfordshire site is not particularly constrained in terms of its landscape landscape character. District Council. It largely focusses on the site, placing it fabric or biodiversity value; the field boundaries of the The proposed linked villages, set in substantial surrounding within Area 5C(ii)a: Salford Vale (South) – Aspley Triangle. site are defined by species poor hedgerows with relatively landscape and incorporating structural planting, are well- few hedgerow trees present, particularly within the main According to the LSS, the key characteristics of the Aspley placed to surrounding development in this concept. No body of the site and at the boundaries aligning the existing Triangle, where relevant to the site and its surrounding development is proposed in the area previously identified as highway network. context, include “Low-lying ‘flat’ landform emphasised by a green buffer to Aspley Guise and Woburn Sands. proximity to steep Greensand slopes… Areas of arable and The landscape fabric of the site is relatively simple, pasture land use and some more marginal land along main comprised largely of several medium-sized fields under roads. Paddocks, nurseries and business units indicative arable cropping. The key characteristics of the site are of areas no longer in agricultural management… generally consistent with the current agricultural land use prevalent

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 9 Visual Amenity KEY Due to the relatively flat topography, particularly within open field parcels within the site, “longer range” views are Site boundary 1 possible from within the site, although mature landscape Range Rings (at 1 features within the local context provide some visual km intervals screening. Where longer views are possible, although Zone of Primary 5 Visibility encompassing many areas of agricultural land, views often include elements of large commercial built form within Greensands Ridge Milton Keynes and at Junction 13 of the M1, and major View location transport corridors with associated lighting and signage.

Following the site appraisal, the visibility of the site is summarised below: • north: Views of the western areas of the site are largely restricted by mature vegetation the alignment of the M1 and A421. The eastern areas, particularly around 2 3 Hayfield Farm which occupies slightly higher ground within the site, can be seen from elevated ground 4 within the local context, although views are limited to approximately 1.5km distance (see image 1); Figure 3 - Viewpoint locations plan • east: Views are largely restricted by mature vegetation Conclusions in close proximity to the site boundary. However, where The site is not subject to any local or national landscape enhance the landscape structure and, integration of sound land rises on Station Road, views of the western areas of the site will be possible (see image 2); designations. No part of the site is designated for its principles underpinning a site-wide Green Infrastructure landscape value or scenic qualities at any level, nor is approach that addresses the criteria of local and national • south: Due to local topography, views are possible it identified as being locally valued. In planning terms policy requirements. across the Clay Lowland Farmland from agricultural therefore, it has no more status than any other ‘open farmland with a north-facing aspect and well-treed high Careful regard to the slightly elevated ground around countryside’ beyond existing settlement boundaries. ground associated with the Greensand Ridge (see image Hayfield Farm within the centre of the site will limit visual 3). To the south-west, views of the site are possible from Given the size of the site, and the extent to which existing impacts, from some longer distance views as providing the Milton Keynes Boundary Walk (see image 4); and built form and mature landscape features within the the foreground at the foot of the Greensand Ridge. In turn, • west: Views are limited by roadside vegetation along local context filter views, the potential adverse effects of these considerations would contribute towards compliance Cranfield Road and scattered built form such that development within the site can be effectively limited by with local planning policy requirements and the aspirations views of the site are only appreciated from the site’s the retention and reinforcement of the distinctive landscape of the Aspley Guise Triangle Landscape Sensitivity Study. immediate context. features, establishment of new boundary hedgerows to

10 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 1 3

2 4

1. Taken from Salford Road, looking south towards Hayfield Farm 5 and the Greensand Ridge beyond. 2. Taken from Public Right of Way No. Aspley Guise 16 (Footpath), looking north-west. 3. Taken from Public Right of Way No. Aspley Guise 3 (Footpath) looking north. 4. View from PRoW No. Ridgmont 16, looking north-west. 5. View from junction between Cranfield Road and Lower End Road

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 11 Ecology Ecological investigations to inform the future use of the site The development of the site is not constrained by any birds (with the exception of yellow wagtail population), were initially carried out in 2005. Since then this baseline statutory ecological designations. In terms of non-statutory as well as foraging and commuting bats for the locality has been updated and detailed (Phase 2) surveys have been designations, it is considered that only Braystone County and habitat (with some rarer species), at least one badger undertaken at the site during 2013 and 2014. In addition, Wildlife Site (CWS), located immediately adjacent to the clan, and populations of great crested newts, grass snakes, update ecological surveys within the north-western corner central southern boundary as illustrated on Figure 4, common lizards and brown hare. Two species of scarce of the site have been undertaken in 2015-2017. could potentially pose an in-principle constraint to the arable weeds, and non-native species such as Chinese development of the site. It has therefore been given due water deer and invasive giant hogweed have also been These surveys ensured that a sufficient and robust level consideration in the masterplanning of the site by way of recorded within the site. These protected species have of baseline environmental information was captured, buffering from the development. been considered and mitigation proposed within emerging necessary to inform any future development proposals. proposals. The presence of recognised wildlife corridors abutting the The update ecological surveys undertaken at the site in site has been accounted for by way of inherent mitigation By virtue of the relatively limited constraint posed by the 2012-2017 are summarised in Table 3.1. embedded in emerging masterplan design to avoid any site’s habitats and protected species interest, coupled with potential impacts. This has been achieved by seeking to the flexibility in design response offered by a site this size, Survey Type 2012 2013 2014 2015 2016 2017 connect the site’s green infrastructure with the network of any scheme is capable of compliance with relevant planning Update surveys north west of the wildlife corridors adjacent to the site. policy for the conservation of the natural environment at all site levels. Ecological desk study • • • The ecological investigations completed to date have Extended Phase 1 Habitat survey • • identified that the habitats within the site are considered to National Vegetation Classification (NVC) • survey (HULA meadow) be of no more than local value, thereby providing significant Hedgerow survey • opportunities for biodiversity enhancement. The only Breeding bird survey • exception is the lowland meadow field south west of HULA Wintering bird survey • • Barn owl survey • (Home for Unwanted and Lost Animals) Animal Rescue (see Bat activity surveys (manual and Figure 4), which is considered to be of significant ecological • • • automated detector surveys) importance. Although the total area of the lowland meadow Bat roosting (preliminary ground level roost assessment and aerial tree • • habitat appeared to have been slightly reduced during the inspections) most recent survey, the meadow field is safeguarded as part Dormouse survey • • of the green infrastructure within the emerging proposals. Otter and water vole survey • Badger survey • • • The detailed (Phase 2) protected species surveys Great crested newt survey • • Reptile survey • • undertaken to date have confirmed that the site supports a relatively typical assemblage of breeding and wintering Table 3.1: Table of ecological surveys undertaken in 2012-2017

12 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 KEY

Site boundary Amenity grassland

Broad-leaved semi- Unimproved natural natural woodland grassland Broad-leaved Semi-improved plantation neutral grassland Plantation mixed Semi-improved woodland grassland Marshy/Marshy Trees grassland Lowland Meadow Field number (HULA Meadow) Braystone County Hedge number Wildlife Site (CWS) Important Poor semi-improved Hedgerow grassland

Woodland parcel Pond identifier Intact species rich Running water/ hedgerow stream

Intact species-poor Dry ditch hedgerow

Defunct-species- Building rich hedgerow

Defunct species- Fence poor hedgerow

Tall ruderal Habitat boundary

Dense continuous Hardstanding/bare scrub ground

Scattered scrub Target note

Arable grassland

Figure 4 - Phase one habitat plan

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 13 Arboriculture Archaeology and Heritage The arboricultural survey work comprises a detailed The appraisal of potential archaeological and heritage geophysical survey and trial trench evaluation, which arboricultural survey for the smaller area to the north west issues is based on readily available sources comprising the identified an Iron Age/Roman farmstead in the far north- of the site, which is likely to come forward as an initial following: west corner. It has previously been agreed with the LPA archaeological advisor that these remains do not phase of development, and a walk-over survey for the wider • the National Heritage List for , curated by need to be retained. Otherwise, the relevant Historic promotional site. All of the surveyed trees are located along Historic England; Environment Records only records two areas of isolated existing field boundaries and around the perimeter of the • aerial Photographs held at the Historic England Archives; ridge and furrow within the site. Therefore, the site has site. a low potential to contain remains of such significance • Milton Keynes and Central Bedfordshire Historic as to inhibit the deliverability or capacity of any future The detailed arboricultural survey for the north-west part of Environment Records (HERs); development. the site recorded 49 individual trees and 20 groups of trees • information from a geophysical survey and trial trench totalling 69 items. Of these 69 items, 6 are classified as evaluation undertaken within the north west of the site category A, of high quality and value; and 57 are classified in 2015; and as category B, of moderate quality and value. In addition, six items were identified as category C, of low quality and • a site walkover. value. These category C items have been identified as An appraisal of the archaeological and heritage context of they are located off-site and as they remain outside of the the site, comprising a desktop review and a site visit, has direct control of the scheme their above and below ground demonstrated that: constraints will need to be considered in future detailed • there are no designated heritage assets within the site, design work. where there would be a presumption in favour of their The high-level masterplanning carried out has sought to retention; retain as many category A and B items as practicable and • the settings of the scheduled monument, listed to respect the offsets as defined by canopy and designated buildings and conservation areas identified in the RPA extents. The current proposals retain good quality landscape surrounding the site are unlikely to be a trees wherever possible. Future detailed design work would significant constraint (if any) to development – the majority are contained within existing settlements and be informed by a detailed tree survey, based on topographic those that are closest to the site are demonstrated as survey data and in full compliance with BS 5837:2012. not deriving any significance from it; and • the site has been partially investigated through a

14 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 Ground Conditions Air Quality A Preliminary Environmental Risk Assessment (PERA) of Based on a review of local monitoring data and the results the site has been undertaken. This PERA has concluded that from the DMRB screening model it is considered that the based on the historical, current, and proposed end use the Air Quality Strategy objectives for nitrogen dioxide (NO2) overall risk rating for the Site is assessed as Low. Given the and particulates (as PM10 and PM2.5) will be met for the low risk rating the completion of an intrusive investigation baseline conditions at the Site. As such the introduction of pre-planning for the purposes of assessing the risk from residential users to the Site is considered not significant. contamination is considered not required. Historical and Design measures have been considered to ensure future current uses of the site are not considered to pose a users are not exposed to poor air quality. Therefore, air constraint of the development of the proposed masterplan quality is not considered to be a constraint on the use of the development. masterplan site for residential use.

Utilities Consultation has been undertaken with utility companies – UKPN (Electricity); SGN (Gas), Anglian Water (clean water and foul drainage) and BT Openreach – concerning the provision of upgraded apparatus to serve ‘Hayfield Park Village’, on the basis of it comprising 650 – 750 units and associated development (schools, doctors commercial etc). None of the utility providers has identified concerns that would be a constraint on the delivery of the proposed development. Further consultation has begun regarding the site and based on previous responses it is considered unlikely that any of the utilities will be unable to accommodate the larger development.

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 15 Noise The proposed development area is exposed to a number With reference to the constraints plan it can be seen of key existing noise sources including the A421 and M1 that the development framework has taken cognizance which delineate the northern site boundary and an existing of the noise modelling exercise and has been developed railway line which follows the south-eastern site boundary. to protect end users from existing sources of noise. Design guidance for residential development in the United Residential villages three and four have been set back from Kingdom is set out in the NPPF, ProPG ‘Planning and Noise’ the northern site boundary so as to fall outside of the 63dB BS8233:2014 and the WHO ‘Guidelines for Community LAeq,16-hour contour and non-sensitive uses such as Noise’. The criteria relevant to the proposed Development employment and park and ride located in those areas where are outlined below: elevated noise levels are expected.

• living Rooms 35dB LAeq,16 hour The following key noise control measures would be • bedrooms 30dB LAeq,8 hour incorporated in future design development to ensure that the required noise criteria would be achieved: • gardens 55dB LAeq,16 hour • provision of a landscape bund and acoustic fence to To identify the key constraints in relation to noise a Village One; comprehensive baseline noise monitoring and modelling • careful masterplan design of Villages Three and Four exercise was completed. The dominant source across the to orientate gardens away the primary noise sources site was road traffic noise with some intermittent noise identified previously; and associated with the railway line also noted. • provision of suitable acoustic glazing and ventilation for Typically, in order to allow an appropriate level of residential those properties exposed to noise levels in excess of amenity to be provided for future residents and to allow 50dB LAeq,16 hour during the daytime and 45dB LAeq,8 the design criteria outlined above to be achieved through hour during the night-time. the inclusion of standard acoustic attenuation measures In light of the above and given the careful consideration (acoustic fencing/bunding, double glazing and passive that has been given to noise at this early stage a high acoustic ventilation) residential development should be quality acoustic environment can be provided for all future minimised in areas where existing daytime noise levels are residents of the development. in excess of 63dB LAeq,16 hour. (See Figure 5)

16 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 KEY

63.0dB LAeq Figure 5 - Noise constraints plan demonstrating areas unsuitable for residential development following mitigation (i.e. the 63dB the 63dB LAeq,16-hour noise contour period.

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 17 Drainage Flood Risk Fluvial According to the EA’s Flood Map for Planning, the majority Other Sources of the Site is located within Flood Zone 1, which denotes The risk of flooding from groundwater and artificial sources a low probability of tidal and fluvial flooding. There are has been assessed and is considered to be low. areas within the site boundary to the north and north east which are shown to be within Flood Zone 2 and 3 which represent a medium and high probability of fluvial flooding respectively. These flooding areas appear to be associated with the Broughton Brook, which enters onto the site on the north-eastern edge flowing east to west.

A sequential approach has been taken and all buildings have been placed outside of the extent of all flooding from fluvial sources.

Pluvial A review of the EA’s Risk of Flooding from Surface Water map indicates that the Site is generally at a ‘very low’ risk of surface water flooding with the following exceptions; • areas of ‘low’ to ‘high’ risk of surface water flooding through the central areas of the Site associated with the watercourses and land drains running through the Site; and • areas of ‘low’ to ‘high’ risk of surface water flooding to north eastern extents of the Site associated with the Broughton Brook.

Some development areas on the Site will fall within the extent of the low risk surface water flooding (i.e. 1 in 1000 year return period). However, all development areas have been placed outside of the 1 in 100 year return period surface water flood extent.

18 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 KEY

Fluvial flood extents 1:1000

Pluvial flood extents 1:100

Potential areas for SuDs/attenuation features

Proposed development

Figure 6 - Flooding and drainage analysis

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 19 Transport In addition, improvements on Salford Road and Cranfield flows surrounding the site particularly rural roads which Highway Infrastructure Road could provide connections to Aspley Guise and are used as alternative routes at peak times. Consultation The site is located to the south of the A421, a key route Woburn Sands railway stations. Provision for a cycle way is with local villages to the south has highlighted this issue between Milton Keynes and Central Bedfordshire. In late incorporated into the A421 dualling, which would provide with schemes being developed to discourage through traffic 2015, improvements to the nearby Kingston Roundabout a further connection between the site and the Redway movements. and dualling of the A421 up to its boundary with CBC were network via Eagle Farm. completed to aid development along south eastern Milton M1 Junction 13 was improved as part of the A421 dualling Keynes, in particular, the Strategic Land Allocations (SLA) Public Transport scheme to Bedford; the design allowed for substantial at Wavendon to the west. The remainder of the dualling A number of bus services already run close to the site, growth on the eastern side of Milton Keynes including at between Milton Keynes and Jct 13 of the M1 is due to including the C, C3 and D and 300 services. The 300 is Hayfield Park. Whilst the interchange remains busy at peak be completed from Spring 2018 to 2019. Investment in a regular service which links with times the main cause of delay relates to the interaction with significant infrastructure in this area has therefore already Kingston, Magna Park employment area and Woburn Sands. the A421 single carriageway which restricts the ability of taken place in order to serve development in this location. Improvements to the 300 bus service are being promoted traffic to exit the interchanges. To the south the roads within the immediate vicinity as part of the SLA developments with services set to of the site are rural in character catering for local traffic extend along the A421 to Eagle Farm. Alongside this MKC Waterway movements. Discussions with Councils in relation to are promoting an expansion of their Park and Ride network the detailed proposals to the north-west of the site indicate with a new location close to the M1, junction 13 and express The Consortium is investigating the potential to deliver that there is local concern over increases in traffic on these services along the A421 corridor. part of the Bedford-Milton Keynes Waterway within the rural roads, which has been considered in the preparation of There are three rail stations close to the site at Woburn proposed strategic development area. Studies have been the planning application, and wider scheme. Sands (2.3km away), Aspley Guise (1.3km to the south) carried out to inform the route of the waterway, which and Ridgmont (a short distance from the eastern edge of would provide potential for cycle and pedestrian leisure Walking and Cycling the site). Woburn Sands and Ridgmont both provide cycle links in association with green infrastructure. National Cycle Route 51 passes close to the site connecting parking spaces at the station. Rail services link the site to Milton Keynes and Bedford. The route is accessible via Bedford and Bletchley, where passengers can interchange Lower End Road and Cranfield Road. for other locations across the country. Cyclists are also able to access Milton Keynes’ Redways, Baseline traffic studies of the existing road network via the National Cycle Route 51, off Newport Road. The surrounding have identified existing constraints principally Milton Keynes Redways are a network of shared footways/ along the A421 corridor. The dualling of the final single cycleways which provide access across the greater Milton carriageway section of the A421 is a key infrastructure Keynes area. There are opportunities to link into this improvement. This ‘bottleneck’ has wider effects on traffic network with new connections along Lower End Road.

20 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 Conclusions Having undertaken extensive environmental and technical studies, it is evident that the site affords a range of opportunities and has key advantages: • ability to preserve the character of Aspley Guise and • ability to retain important trees and hedgerows creating Woburn Sands by incorporating appropriate landscape a mature landscape with potential to provide new areas setbacks within the masterplan; of planting, in character with the villages of Central Bedfordshire; • the location of the site will enable sustainable connections to an established cycle, bus and rail • ability to preserve and strengthen areas of natural network, as well as provide direct access to the strategic open space and encourage habitat creation for existing road network; wildlife in the area; • upgraded infrastructure complete or forthcoming at Jct • ability to provide earth bunds and acoustic fencing 13, and the A421, with proposed Park and Ride providing to mitigate noise from the M1 and A421 and create a strategic infrastructure to support immediate delivery of new green corridor that can accommodate a variety of development habitats and recreational uses; • enhancing the overall condition of the landscape by • capacity to retain existing Public Rights of way that run restoring and repairing elements that have been lost through the site and proposing new walking and cycling or degraded, notably hedgerows, would significantly routes that strengthen the existing network to connect strengthen the landscape pattern and distinctiveness the proposal to the wider area; and of the 5C Salford Aspley Clay Vale Landscape Character • opportunity to safeguard a green-blue corridor through Area; the site for the future development of the Bedford- • ability to frame and enhance views toward the Milton Keynes Waterway. Greensand Ridge from new public open space; • opportunity to retain and enhance existing areas of ecological value in the site, incorporating them into a wider green infrastructure strategy;

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 21 4 - Framework

The key overarching design strategies for the proposals are detailed below in the following summaries.

Green infrastructure strategy The proposed green infrastructure strategy enables the retention of existing important habitats and features, including hedgerows and trees, and would serve to address visual amenity within the Salford Vale.

The proposals provide a green-blue corridor in association with the potential Bedford-Milton Keynes Waterway which could potentially form a limited part of the SuDS strategy within appropriate areas of the site.

The proposed Green Gap north of Aspley Guise is retained as a substantial green gap, save for an area that would accommodate school/community buildings. The green infrastructure Strategy also incorporates sufficient setbacks between neighbouring villages.

Attenuation Ponds, Swales and filter drains would be designed into the detailed proposals as part of the drainage strategy in order to mimic natural flow routes. These, in conjunction with pervious surfaces, rainwater harvesting, ponds, swales and bio-retention systems/rain gardens capture rainwater and naturally reduce the surface water runoff rates within the scheme. Figure 7 - Green Infrastructure Strategy The HULA land is retained as part of a wider, strategic green corridor, associated with key ecological enhancements. KEY

Key ecological Green corridor Green-Blue corridor enhancements Aspley Guise Green Waterway corridor Gap

22 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 Surface Water Drainage Strategy Ground conditions are not conducive to infiltration and it As well as providing amenity areas and attractive features, is understood that the existing Site drains to watercourses these SuDS will also provide benefits to biodiversity and and land drains running through the Site before connecting water quality. to the Broughton Brook. It is therefore proposed that the Site will discharge to these features as per the existing situation, albeit additional measures will be incorporated to reduce surface water run-off as set out below.

In line with the Central Bedfordshire Council and Bedford Group Drainage Board requirements, all surface water will be restricted to 3l/s/ha prior to discharge for the 1 in 100 year return period plus a 40% climate change allowance. This will ensure no increase to flood risk and will be achieved by the use of a number of Sustainable Drainage Systems (SuDS) in the following forms: • attenuation Ponds/Detention Basins located in natural low spots on the Site and outside of the extent of any fluvial flooding; • swales and filter drains where possible to convey water to the attenuation features to mimic natural flow routes; • pervious surfaces where possible to provide source control.;Rainwater harvesting where appropriate to reduce the demand on potable water; • bio-retention Systems/Rain Gardens to provide local attenuation and water treatment benefits; and • green/Brown roofs where appropriate to provide bio- diverse habitats as well as capturing rainwater and naturally reducing the surface water runoff rates.

In addition to the above measures, depending on connecting hydrology of the proposed Bedford-Milton Keynes Waterway, it may be possible to use the central part of the waterway for controlled drainage purposes.

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 23 Access and Movement strategy Public transport layout of the village road network would discourage through Early discussions with two local bus operators has indicated vehicle movements with tortuous low speed routes. This Walking and cycling that the site could support a new or diverted bus service would be supplemented by appropriate traffic calming The villages have been designed to be easily accessible on connecting the villages (see Figure 8) to the wider area, features on local roads to the south to ensure the majority foot and by bicycle. Each village centre and primary school including park and ride, employment, local and district of existing and future traffic movements remained on the is accessible with a 5-minute walk of all residents. A village facilities such as Milton Keynes and Bedford. principal road network. In addition, traffic modelling has bus service, linking the villages to each other and the wider been completed to establish the extent of improvements area, provide connections for pedestrians to other facilities. As noted connections would be improved for cycle access to the local highway network. Most notably junction The existing comprehensive network of public rights of to all three rail stations, which are all accessible by bicycle improvements to the Kingston roundabout will include way is proposed to be retained and linked to new routes, from the proposed development area. Ridgmont and widening of the A421 western approach and exit, widening except where the dualling of the A421 (design by Central Woburn Sands stations will benefit from enhanced services on the Newport Road south and Groveway exit, and Bedfordshire Council) proposes otherwise. Augmented and and connections as part of East-West Rail. introduction of new intelligent traffic signals. improved footpaths will link the villages to local services, Highways network leisure facilities and the wider countryside. Park and Ride The land under the control of the Consortium will assist The proposed Park and Ride, to the east of the site, has New dedicated cycle routes will provide good accessibility in enabling the dualling of the A421. This will deliver wider the A421 corridor, with an express service to Central Milton by bicycle, through formal (direct, well-lit and overlooked) benefits to the local road network reducing peak time Keynes. For this to be effective, the proposal needs to be routes, and leisure routes. Each village centre will make congestion and alleviating traffic volumes on rural roads in co-ordinated with Milton Keynes Council’s (MKC) wider provision for good quality cycle parking, from where a surrounding villages. transport strategy. Currently, MKC advise that this strategy network of cycle paths will connect to other facilities and Access to the site is proposed at two main junctions, via is supported, and the Council is reviewing options for mass services, residential areas, and open spaces. the existing roundabout at Junction 13 of the M1 and a new transit that could include provision for guided buses or A strategic cycle path will be provided connecting the roundabout serving Village One. An additional junction other mass transit. The Park and Ride would be connected villages which will continue to the east to the Park and to Village Three is shown on the development framework to Ridgmont via proposed cycle links, and also potentially Ride and via a segregated route to Ridgmont station. To which could be utilised in the event that access from in the future by the waterway corridor (which would include the west, the cycle route would connect to Route Junction 13 is not possible due to the proposed Oxford further cycle links). 51, and (via Lower End Road and the A421 dualling) to Expressway. the Redways within the Eastern Expansion Area of Milton Hayfield Park would provide the opportunity to further Keynes. Appropriate enhancements to the road network will discourage vehicle trips along rural roads and through create safe cyclist routes to Woburn Sands and Aspley Guise rural villages. As part of the overall access strategy limited station, which along with Ridgmont station, and Kingston connections would be provided to enable local traffic to District Centre are all within a 20 minute cycle ride of the access new facilities and services. However, the internal site.

24 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 Transport measures The location of the site means that it is ideally placed to maximise the opportunities for journeys by sustainable modes of transport. In addition, there are a number of measures proposed for further consideration within the development to encourage residents towards the use of more sustainable transport. These include: - • electric vehicle charging point for all homes; • electric vehicle charging within village centres, with car club vehicles; • extension of the Santander Cycles MK network and docking stations to the new villages; and • car sharing through Central Bedfordshire and Luton car share scheme.

Expressway The alignment of the proposed Oxford to Cambridge Expressway in this area is currently unknown. Research is ongoing but the announcement of a preferred alignment from Highways England is understood to be some time away.

The masterplan allows considerable flexibility in the east of the site (including contingent access arrangements), KEY which would be sufficient to allow for a number of potential Proposed park and ride Key nodes for Road network alignments. The Hayfield Consortium will seek to work with P with bus service community facilities the Department for Transport and other relevant parties, Potential extension of Sustrans route 51 where appropriate, on this matter as more information Proposed road network existing bus network becomes available. Potential inter-village Potential cycle link Existing bus network bus service and cycle improvements route Figure 8 - Access and movement strategy

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 25 Development framework The development framework has been informed by the • healthy living through use of allotments and community setting and character of the other settlements. vision for the site and emerging development principles. orchards, village markets, opportunities to access green The proposed Park and Ride to the east of the site, which These have been established in outline through the spaces and adopt an active lifestyle. utilises its proximity to the A421, M1 and existing rail consultation work carried out with local communities and The Hayfield Villages are designed to form a group of inter- network also offers the opportunity to further connect the officers, and include: - connected settlements. Residential areas are structured new communities of the Hayfield Villages to both Bedford The Villages will be designed in accordance with the around a hierarchy of open spaces and streets. The main and Milton Keynes. following emerging principles: street facilitates east-west movement between the villages and is connected to the A421 at both ends of the site. Green Existing rights of way will be retained and enhanced with • linked villages, each designed with reference to historic corridors separate the villages and provide attractive north- the addition of new pedestrian and cycle connections, village patterns and organic growth; south routes which connect into established communities designed to strengthen the existing network both within • a strong pastoral setting, providing separation between and footpaths to the wider countryside. and around the site. communities, and also linking them with rural footpaths and cycleways, including part of the Bedford-Milton The ‘city street’ concept proposed through the Strategic Keynes Waterway corridor; Land Allocation (SLA) to the west of the site draws influence • a village high street linking the communities with a bus from urban character and grid system within Milton Keynes. route and cycleways; As this road naturally extends and transitions from Milton Keynes into the site and the Central Bedfordshire landscape • a community core to each village providing a focus for its character will shift to that of a village high street. This village activity, including village greens, market square, will provide the same infrastructural abilities including bus local facilities, community and health provision and KEY leisure; and cycle networks, but of a character more reflective of the village context in which the site is positioned. Existing Existing • a network of complementary facilities and services in development employment each community; The fundamental structure of the illustrative framework Access and road Proposed • two formal sports hubs, linked to leisure facilities and to is a set of inter-connected villages with a high street. This network employment the wider green space network; model allows them to share facilities, in a similar fashion Residential Potential B-MK to other neighbouring villages, whilst also preserving their development Waterway route • integration of villages and the countryside with play own distinct character. spaces, parks, recreation routes, woodland and Public open space Park and ride ecological habitats; Connectivity to the existing villages is carefully managed Primary/ lower Footpath and cycle • improved access to shared bicycle and car services, and in order to enable services to be used by both new and school network to integrated bus services, with improved links to railway existing communities, whilst also preserving the historic stations and a Park and Ride; and All-through school Sustrans route 51 Figure 9 - Illustrative Framework

26 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 27 Schedule The land use comprises a mix of new homes local services and facilities, employment, infrastructure (including primary and a secondary education) and public open space. Figure 10 identifies the illustrative disposition of land uses proposed across the villages.

Land use Hectares(ha) Potential units

Village One 16.4 635

Village Two 26.1 990

(located within MKC boundary)* 14.7 425

Village Three 30.1 1350

Village Four 13.8 525

Primary schools 4.5 All through School 18.1

Employment 6.1 Park and ride 3.1 Canal corridor 7.1

Open space 127.2

Total 252.5 3500 KEY Figure 10 - Land use plan * A small element of the site lies within the administrative boundaries of Milton Keynes Council. This comprises circa 660 dwellings. However, the proposals remain deliverable without land within Milton Keynes, Waterway as this does not include any access points, or other elements crucial Village One Village Four Employment to implementation. As such, without the quantum of development corridor proposed within Milton Keynes the site can still provide circa 2,840 homes exclusively within the boundaries of Central Bedfordshire. Village Two Lower school Park and ride

All-through school General green Village Three campus space

28 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 primary schools if required, as these a larger than infant / New homes Self-build & modern build junior schools. Mix and Type techniques A further site is proposed at the central village for primary The Consortium is proposing a scheme that would be in The Hayfield Consortium proposes to work with Central and secondary education (i.e. lower, middle and upper broad accordance with the mix of housing outlined within Bedfordshire Council and local Town and Parish Councils schools) in order to maximise proximity (and therefore the latest version of the Luton and Central Bedfordshire to explore the potential for an appropriate proportion of accessibility by bicycle and on foot) to students across SHMA Update (Summer 2015). dwellings constructed on site to be subject to modern build the proposed villages. This location, adjacent to sports techniques. Members of the Consortium are investing in the pitches and proposed formal leisure, means there are The Consortium will consider the demand for retirement exploration and evaluation of design innovation alongside greater opportunities for shared use of pitches, pavilion and housing, care and extra care homes and for sheltered new products, materials and construction techniques, with changing facilities. housing. These typologies are likely to form part of the final a view to increasing efficiency and reducing environmental proposals. impacts. 3500 homes could provide: Employment Once there is further clarity over the details of the policies, Type % Number funding and delivery of self-build and modern build Within the context of the site there are a number of key Market techniques, the Consortium would be pleased to engage employment areas. To the east of the site, north of Junction Flats 1b 1 35 further in discussions with the Council as to how these 13 there are a number of large-scale distribution units. To the west along the newly dualled A421 is the Magna Park 2b 2 70 could be integrated and delivered as part of the proposals. industrial estate that forms an extension to the existing Houses 2b 10 350 employment area located around the Kingston roundabout. 3b 40 1400 Education 4+b 12 270 The proposals offer the opportunity to utilise the site’s proximity to the M1 by providing an employment area that Subtotal 65 2,275 Discussions with Central Bedfordshire education department indicate a potential need for six forms of entry could deliver additional large-scale warehouse units in a Affordable for primary education (i.e. lower school provision) arising desirable location. There is also an area of existing farm Flats 1b 4 140 from the proposals. The development framework makes employment, located between Villages Three and Four of 2b 6 210 provision for three two-form entry schools (rather than the proposal, that could be extended/intensified as a rural Houses 2b 10 350 three two-form entry schools) in order to maximise the employment hub. 3b 13 455 number of pupils within 400m (easy walking distance) The villages will also provide for employment in their 4+b 2 70 of the schools. Two of the schools are located in villages centres, creating a group of sustainable, mixed-use Subtotal 35 1,225 one and four. In order to maximise flexibility at this stage, settlements. TOTAL 100 3,500 the areas provided in the development framework allow sufficient space for each of these school sites to provide

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 29 Health Leisure The proposals will be designed to maximise health The development framework makes extensive provision for outcomes through healthy design and delivery, and public open space, sports pitches and facilities. Village One provision of health care on site. The area is within the would provide an initial phase of leisure provision, to include Bedfordshire Clinical Commissioning Group, with whom children’s play areas, parkland and natural amenity spaces initial discussions have taken place. Delivery of healthcare together with a sports hub incorporating formal sports provision would need to be phased in co-ordination with pitches (including a full size 3G pitch) and an associated the delivery of the wider scheme. Initially, provision would pavilion / changing rooms and parking. be made in Village One for an ‘outreach’ service, providing The framework proposes a further sports large hub, to the consultation, flu jabs, and other services to an existing south of the central village. This hub would form the main health hub (for example, Asplands). This service could facility for the development, in a location that is equally be linked to gym facilities and/or the local centre. As the accessible to new residential properties, and close to the development grows, further provision would be made for existing villages to the south. The proposals seek to co- ‘spokes’ serviced from an existing hub, including within locate new pitches close to the local centre and proposed Villages Two and Four. Village Three has a larger centre, and upper school, in order to encourage shared use and may be suitable for the relocation of an existing (or new) flexibility. health service, becoming a hub servicing the facilities in the nearby villages. The leisure network is complimented with a range of facilities throughout the villages, including potential for The site offers numerous opportunities to provide for commercial leisure, particularly in association with the healthy lifestyles through the inclusion of: sports pitches in Village Three, or in local centres (for • local food growing/allotments; example with the health spoke in Village One). The strategic • community orchards; green infrastructure network crosses the site north-south and east-west, the latter forming the route for the Bedford- • local markets; Milton Keynes Waterway which will provide leisure cycling • leisure routes for walking and cycling, including along routes. Cycle and running routes, and dog-walking routes, the waterway corridor; would be designed into the proposals at the appropriate • identified 2km and 5km running routes; stage.

• provision of local parks, play spaces, and formal leisure. In addition to the above on-site provisions, financial contributions would be made towards impacts on the strategic facilities provided at Leisure Centre.

30 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 Waterway The proposals offer the opportunity to integrate the potential Bedford-Milton Keynes Waterway as part of a green-blue corridor within the scheme in accordance with existing policy and emerging Green Infrastructure guidance. This east-west corridor would link with north-south green corridors, connecting a series of open spaces across the site including formal parkland associated within development and more natural openspaces for recreational use.

The setting of the proposed waterway has been carefully considered, to ensure the waterway park can provide an unique leisure opportunity for new and existing residents whilst preserving and enhancing the natural environment of Central Bedfordshire. The route of the waterway responds to the site contours in order to ensure that the waterway is not accommodated within deep cuttings. Development will overlook the majority of the route to one side ensuring good natural surveillance and security, but also maximising opportunities for associated habitat creation.

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 31 Community infrastructure Village One

Services and shops GP surgery 2 Village Three (principal village) The masterplan framework for the Hayfield Villages allows Pharmacy 1 Supermarket Gym each village centre to function as an independent hub for Hair salon shops, services and employment whilst also working with Local store Library the other centres to provide complementary services that Takeaway restaurant Post office Community hall offer variety and choice to communities across the site. Community hall Cafe Garage Figure 11 shows how each of the village centres could offer services such as a local shops, cafe and takeaway, Restaurant with other facilities such schools, doctors surgery, dentist being shared across the four villages. The types of facilities provided would depend on detailed issues of phasing, demand and commercial investment decisions, but would be facilitated through the design of the proposals.

This structure takes reference from the surrounding villages of Woburn Sands, Aspley Guise and Wavendon. The larger provision of services are located within Woburn Sands, however Aspley Guise and Wavendon also have local centres of their own, all of which co-exist without creating competition. Similarly, the central village at Hayfield would 3 provide a wider range of facilities to the adjoining villages. Village Four

This model also ensures that throughout the delivery of the Food store Hayfield Villages, each new community benefits from its Village Two Local newsagents own local resources, to aid in the sustainable growth and Cafe/coffee shop Hotel development of the settlements. Dental surgery Sport club Estate agent

Delicatessen

Figure 11 - Concept of Village centres with complementary services

32 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 Energy Strategy The focus of the design approach will be to limit the energy Feasible low carbon technologies will reduce the level of consumption and CO2 emissions through optimising the carbon emissions and help the development to achieve performance together with energy efficiency measures aspired energy and environmental standards. If on- through following the steps of “Energy Hierarchy” as site renewable energy integration is not feasible, the follows: development may consider meeting the requirement via supporting off-site renewable provision. The Consortium • use less energy; is currently considering the potential for the energy use • supply energy efficiently; and from the Covanta Rookery South Combined Heat and Power • use renewable energy. plant.

The detail of the energy consumption and sustainability strategy will be subject to detailed review of potential measures, likely to include: - • high performing insulation; • building orientation; • passive heating and cooling; • install energy efficient lighting and appliances; • wherever possible, use combined heat and power; • community heating; • cut transmission losses through local generation; and • install renewable energy technologies where practical.

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 33 5 - Viability and Delivery Viability Delivery An initial viability assessment has been undertaken Taylor Wimpey and Martin Grant Homes have a proven Taylor Wimpey has also been involved in the delivery of a using parameters and inputs based on the Consortium’s track record of the delivery of larger-scale projects within number of sites within Central Bedfordshire in recent years. considerable experience in delivering schemes of this type the district given their involvement in the 2,100 dwelling This includes the sites presented in Figure 12, which are and scale. Subject to the market conditions remaining stable scheme to the east of . The first phase of this under construction. and there being no significant additional costs identified development comprises 1,450 dwellings and it is currently As set out in the introduction, a planning application has as the more detailed design is progressed, the Consortium under construction. Taylor Wimpey and Martin Grant Homes been prepared for Village One, which could be delivered on is confident that the scheme will be capable of delivering are also partners in the development of the Berryfields its own or in conjunction with the wider proposals. Figure a policy compliant level of affordable housing alongside site, comprising 3,000 dwellings located to the north of 14 shows the illustrative masterplan for this village. required S106 and infrastructure obligations. Aylesbury in Aylesbury Vale District. Since commencement of the scheme in 2009, 1,828 residential properties on this site have been completed, with delivery rates increasing as Land Ownership the market has improved following the 2007/8 recession. The land bounded with a red line is currently controlled by the Consortium by means of a number of Option Agreements. This demonstrates that all of the land required Site Planning Delivery No. Plots for the proposed development is currently under the control of the Consortium and therefore the comprehensive Norton Road, (4.4A & 4B) 2011-2013 2012-2016 172 delivery of the scheme is achievable, integrated with Billington Grove - 15B & 15C 2009-2014 2009-2017 247 necessary community and transport infrastructure. Roman Gate - Leighton Buzzard 2013-2015 2015-2018 195 Funding The Paddocks - Clifton New Road 2014-2017 2016-2017 73 The Hayfield Consortium comprises Miller Homes, Taylor Gardens - Flitwick 2015-2017 2016-2020 400 Wimpey, Harcourt Developments and Martin Grant Homes. These are long established companies have access to Regents Place - Bedford Road 2015-2018 2016-2019 169 significant funds and a proven record of delivering new communities at a scale comparable with the Hayfield Figure 12 - Taylor Wimpey total scope for each site within Central Bedfordshire proposal.

34 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 It is envisaged that delivery of the villages at Hayfield could be as follows, with no one village delivering more than a maximum 150 dwellings at any one time: *

Year Village One Village Two Village Three Village Four Annual Total Cumulative Total 2020 50 50 50 2021 100 50 150 200 2022 150 50 100 300 500 2023 150 100 100 350 850 2024 100 150 100 350 1200 2025 50 50 150 100 350 1550 2026 35 100 150 50 335 1885 2027 100 150 25 275 2160 2028 100 150 250 2410 2029 100 150 250 2660 2030 100 100 200 2860 2031 100 100 200 3060 2032 100 50 150 3210 2033 100 50 150 3360 2034 100 100 3460 2035 40 40 3500 TOTAL 990 3500 3500 635 1350 525 KEY Figure 14 - Village One masterplan

* Contingent upon the council encouraging an early application for phase one. Primary road network Village green Waterway corridor

Figure 13 - Hayfield delivery rates Secondary road Lower/Primary school Public Open Space (POS) network Shared surface / Hedgerows / structural Emergency access private drive planting

New village homes Electricity sub station Sport pitches

Pump house Pavilion Indicative attenuation

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 35 Vision Hayfield villages will provide four new communities, inspired through rural history and designed for the 21st century, where health and quality of life are paramount. Each community will have its own identity, and work with neighbours old and new to provide a pastoral network of facilities and services, delivering residents and employees with choices for leisure, workplace and homes, linked with a strong network of green spaces, cycleways, leisure routes and a green corridor for part of the Bedford-Milton Keynes Waterway.

36 A VISION FOR HAYFIELD On behalf of the Hayfield Consortium 2017 6 - Conclusion

The Hayfield Villages provide a unique opportunity to deliver: -

The conclusions of repeated studies over a period of the • a new collection of villages containing 3,500 new dwellings that would provide a greater last 15 years, drawing on public consultation and technical choice of open market housing as well as analysis, have confirmed that the Hayfield site is a highly addressing the need for more affordable sustainable location for strategic-level growth. These housing; findings remain valid today, indeed they have become more • new complementary local centres providing compelling as supporting infrastructure has been delivered a wide range of retail, leisure and community and more is planned in the area, as identified in the National facilities; Infrastructure Commission (NIC) interim report.

• new primary (lower) schools and a secondary This report aims to provide a representation of what can be (middle and upper) school to meet the needs of delivered by the Hayfield site, based on accurate and recent the new community; technical work and a compelling vision. • enhanced ecological habitats that work with The Consortium will continue to work with Central SuDS features, where appropriate, to control surface water run-off as an integral part of Bedfordshire Council and other relevant agencies and the open space strategy, utilising the existing authorities to further refine these proposals, in addition topography; to future public engagement. To date, the Consortium has engaged in the development plan process of the current • employment provision within the scheme in order to create a sustainable mix of uses, whilst Central Bedfordshire and Milton Keynes Core Strategies facilitating the co-location of jobs and homes; and welcomes the progress that is being made with the Central Bedfordshire New Local Plan and Plan:MK, and the • new homes located in the vicinity of the existing jobs within the East of Milton Keynes; opportunity to further engage in this process in preparing a sustainable and robust development strategy for the sub- • a Park and Ride site along this key transport region. route, facilitating transfer to sustainable modes essential to the future success of the area; • provision of the Bedford-Milton Keynes Waterway corridor; and • a scale of development that is capable of integrating a range of facilities to form a sustainable new community.

On behalf of the Hayfield Consortium 2017 A VISION FOR HAYFIELD 37 This document has been prepared by Savills. For further information please contact:

David Jackson Savills, Wytham Court, 11 West Way, Oxford OX2 0QL E: [email protected] T: +44 (0)1865 269187