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Land East of Ivel Road, Shefford

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Land East of Ivel Road, Shefford Land east of Ivel Road, Shefford Vision Framework February 2018 Contents 1. Introduction 2. Planning Context 3. Site Context 4. Why this location? 5. Site Considerations * 6. The Concept 7. Summary 8. Who are Urban&Civic 9. Our Approach View towards the north from the south east of site 3 1. Introduction This Vision Framework has been prepared to accompany representations to the emerging Central Bedfordshire Council Pre-Submission Local Plan. It presents Catesby Estates vision for a new residential allocation on land east of Ivel Road, Shefford referred to as land allocation HAS44 in the emerging Local Plan. Catesby Estates specialise in the delivery of land through the planning system and boast a significant track record of delivering viable planning permissions that are fit for purpose for housebuilders across the country. As promoters of the land east of Ivel Road, Catesby has the expertise and experience to deliver new residential development within the plan period, helping to meet Central Bedfordshire Council’s strategic housing needs. Catesby is owned by Urban&Civic - a property development and investment company listed on the London Stock Exchange’s Main Market, with a market capitalisation of over £300 million. Catesby and Urban&Civic’s approach is one of detailed engagement with the local community and stakeholders alike to ensure that development is sustainable and meets community requirements. This document highlights some of the benefits of developing at Shefford; describes the site and its surroundings and presents the masterplan concept. It should be read in conjunction with supporting landscape, heritage, ecology and transport technical notes which have informed the rationale behind the proposals. 4 5 2. Planning Context Shefford is located within the administrative boundary of Central To be considered deliverable, sites should meet the following tests: Bedfordshire Council. The adopted Development Plan includes of the Central Bedfordshire North Core Strategy and Development Management • Be Available Policies DPD adopted in 2009, and the Central Bedfordshire North Site • Be Suitable Allocations DPD adopted in 2011. These documents are to be replaced by • Be Achievable a new Local Plan which will set out planning policies over the period to 2035. Once adopted, it will replace the adopted DPDs. The site at Shefford (Ref: HAS44) satisfies each of the NPPF criteria as follows: The pre-submission version of the Local Plan is based on the SHMA for Available Luton and Central Bedfordshire (January 2018) which proposes that the number of homes needed is 1,600 dwellings per annum. In parallel to Catesby Estates has secured legal agreements with the landowners of the this, the Government are seeking to introduce a standardised method of site and promotion for residential development. The site is therefore within calculating housing need, which could raise this figure to around 2,500 the control of Catesby Estates, who are committed to the sustainable dwellings per annum. This would represent a significant step change in development and can ensure permission is sought for residential uses housing delivery in Central Bedfordshire and it is clear that the Council will to help meet Central Bedfordshire’s housing need. Catesby Estates seek have to plan for a significantly higher housing requirement than previously prepare and apply for planning permission immediately. envisaged. In order to meet its new requirement, the Council are planning to start a partial review of the Local Plan within 6 months of adoption. Suitable Shefford is a tier 2 “minor service centre” which is considered a larger The site is suitable for housing development because it: settlement suitable for new housing development. Accordingly, the site is a proposed allocation in the latest version of the Local Plan published in • Offers a suitable location on the urban edge of Shefford and is January 2018 for 72 dwellings (Ref HAS44). immediately adjacent to existing development; • Can be developed immediately; Deliverability • Has no identified environmental constraints that would prevent it from coming forward for residential development; The NPPF and the Government’s growth agenda seek to ensure that • Will deliver public benefit in addition to new housing including much sufficient land is available in the most appropriate locations to increase needed affordable housing. housing supply, support growth and boost home ownership. Importantly • Is highly sustainable and is within walking distance to local services this land should be deliverable, to ensure that Central Bedfordshire Council and facilities located in Shefford. can meet their housing need. 6 Achievable The concept masterplan illustrates that the site could deliver a minimum of “Development that is sustainable should go ahead, without delay – 86 dwellings which would make a significant contribution towards meeting a presumption in favour of sustainable development that is the basis for the housing needs of Central Bedfordshire. This Vision Framework and every plan, and every decision.” technical assessment identifies that the site has no restricting constraints for development. (The Framework, Ministerial foreword) Fixing our broken housing market 7 3. Site Context The site is situated within Shefford, a market town in Bedfordshire containing a range of facilities and services. Regionally the town is situated approximately 15km south east of Bedford, 18km north west of Stevenage, 24km north of Luton, 40km east of Milton Keynes and 75km north of London. Key facilities in the town include three schools, a newly built Health Centre and Pharmacy, a Supermarket, Newsagent, Post Office, a number of cafes and restaurants, an Industrial Park, two Filling Stations, a Community Hall, Library, Allotments, a Recreation Ground and a number of Churches. Locally, towns such as Biggleswade, Letchworth and Hitchin are located within a 10km radius of Shefford. The smaller towns and villages of Arlesey, Stotfold, Ampthill, Flitwick, Clifton, Henlow and Meppershall are all within this same catchment radius. The town lies centrally between the A1/A1(M) and the A6. The M1 motorway is accessed further west approximately 16km at Junction 13. The site lies on the southern edge of Shefford, east of where Ivel Road meets with the A507. The site comprises a single agricultural field bordered by new development (at Tillers Close and Planters Close) which is located along the northern boundary, young tree planting and farmland to the east, the A507 to the south and Ivel Road to the west - with a Tesco Esso Express situated opposite. Countryside lies further east and south of the site, beyond the A507. In terms of public transport, a number of bus services operate through the town on a regular basis. Two rail stations are within easy reach at Arlesey and Hitchin, 5.1km and 11.5km from the site respectively. First Capital Connect services operate directly to London along the Great Northern line with a travel time of approximately 40 minutes. London Luton Airport is located 25km to the south of the town. The variety of local facilities and public transport connections make Shefford a sustainable location for future development. The site boundary is in red on the Site Location Plan on the opposite page. The gross site area extends to 4.28 hectares (10.57 acres). 8 ue en Churchill Spitfire Road Way Montgomery Avenue Harvest Rise Close Tillers Ivel Road Planters Close A507 A507 Shefford Road Site Location Plan A507 9 4. Why this location? Local Facilities and Services As previously mentioned, a number of facilities and services are available in Shefford, as shown on the opposite plan. The majority of amenities are located between 800m and 1200m of the site - which is equivalent to a 10 to 15 minute walk or a 5 to 7 minute cycle. Local educational facilities include Shefford Lower School (1.2km away from the site), Robert Bloomfield Academy (1km from the site) and Samuel Whitbread Academy (1.6km away from site). The nearest Doctors Surgery, Pharmacy and Dentist is based at the Shefford Health Centre and Pharmacy (1.4km from the site). Accessible Location Ivel Road is to the west of the site and runs in a north-south direction linking Clifton Road to the north with the A507 to the south. The A507 is subject to the National Speed Limit which reduces to a 20mph zone upon approaching Ivel Road off the roundabout adjacent to the site. The speed limit remains at 20mph along the duration of Ivel Road up towards Clifton Road. The Facilities Plan shows local bus routes. The nearest bus stop to the site is located on Ivel Road (600m from the site entrance) which is served by the 79 bus running to Shillington, Barton and Luton. 4 buses per day run between Mondays and Fridays whereas 3 buses run on Saturdays. The bus stop on Clinton Road (720m from the site entrance) offers more frequent journeys from the 71, 72 and 200 bus services. The 71 and 72 buses run to destinations such as Bedford, Henlow and Hitchin, offering an hourly service between Mondays and Saturdays and a twice hourly service on Sundays. The 200 bus travels to Flitwick, Ampthill, Clophill and Biggleswade, with 4 buses running between Mondays and Fridays and 3 buses running on Saturdays. Arlesey Railway Station is the closest Railway Station to the site (5.1km away), operating a northbound service to Peterborough and a southbound service to Kings Cross (half hourly services between Mondays and Saturdays; hourly on Sundays). The average journey time to Kings Cross and Peterborough is 44 minutes and 42 minutes respectively. Hitchin Railway Station (11.5km away from the site) is an alternative option which operates two trains per hour to Peterborough and Cambridge (a 37 minute journey) and four trains per hour to London Kings Cross. One train per hour runs to Moorgate during weekdays whereas on Sundays there are three trains per hour to London, two per hour to Cambridge and an hourly service to Peterborough.
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