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 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 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 , , Ampthill, Flitwick, Clifton, 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. 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. (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.

10 KEY:-

THE SITE ISOCHRONES SHOWN AT 400m, 800m and 1200m SPACINGS PUBLIC RIGHTS OF WAY 10 15 9 PERMISSIVE FOOTPATHS 6 800m 14 TRANSPORT LINKS 13 71 bus route - Stagecoach 18 8 Bedford - Shefford - Henlow - Hitchin Monday to Saturday - Hourly 72 bus route - Stagecoach 11 16 Bedford - Shefford - Henlow - Hitchin Monday to Saturday - Hourly 3 Sundays - Twice hourly 79 bus route - Grant Palmer 19 Shefford - Shillington - Barton - Luton Monday to Friday - 4 buses per day Saturday - 3 buses per day 200 bus route - Grant Palmer Flitwick - Ampthill - Clophill - Shefford - Biggleswade Monday to Friday - 4 buses per day 2 4 Saturday - 3 buses per day 1 Nearest bus stops to site 5 EDUCATION 400m 12 1 Shefford Lower School 2 Robert Bloomfield Academy (Middle School) 3 Samuel Whitbread Academy

RECREATION AND LEISURE 4 Recreation Ground

HEALTH AND WELFARE 5 The Shefford Health Centre and Pharmacy 6 Lloyds Pharmacy

RETAIL 7 Tesco Esso Express 7 8 Morrisons 9 Shefford Post Office 10 The Papershop Newsagent 11 Jet Petrol Station

COMMUNITY 12 Allotments 13 Shefford Community Hall 14 Shefford Library 15 St Michaels and All Angels Parish Church 16 Shefford Methodist Church 17 Shefford Baptist Church 18 St Francis of Assisi RC Church

EMPLOYMENT

19 Shefford Industrial Park

Local Facilities Plan

11 5. Site Considerations

This section provides an overview of the site’s characteristics and all environmental and technical matters. It confirms there are no significant physical, environmental or technical constraints to developing the site for residential use. The plan at the end of this section shows the site’s physical, technical and environmental constraints and opportunities.

Landscape

The site has well-established urbanising influences in close proximity to it, and is well contained by existing built form to the north and A507 to the south. Any potential landscape and visual effects resulting from proposed development within the site would be limited to those properties in close proximity to the site boundary.

The development of the site provides an opportunity to enhance and View across the southern boundary from the north augment the remaining landscape features across the site and along its boundaries. The site currently does not benefit from a public rights of way therefore there are opportunities to develop the site in way to create new green routes and public open space. Furthermore, a sensitively designed landscape scheme would be able to provide areas for biodiversity enhancements over and above the current ecology value of the farmed fields.

The proposals would seek to respond positively to the character and situation on the edge of Shefford. The proposals would seek to be of a similar density and character to the existing development to the north of the site, incorporating structural tree planting to ensure the site integrates and does not harm neighbouring amenity whilst also providing new public benefits. View towards the eastern boundary from the existing site entrance

12 Arboriculture

The site is largely defined by hedgerow, trees and scrub along the eastern, southern and western perimeters, and partially across the northern boundary towards the north east. Hedgerows also run along the northern boundary adjacent to where the site abuts new development off Harvest Rise, Tillers Close and Planters Close. The significance of all vegetation on site is to be determined through further detailed investigation.

Trees adjacent to the proposed site access will need to be cleared in order to facilitate construction and provide suitable visibility splays. Every effort will be made to preserve all other significant trees and hedgerows within the development proposal. New tree planting will be proposed throughout the site in order to soften development and match the green character of the existing settlement edge. View along the western boundary from the south of site

Ecology

Habitats of elevated value within the site, including hedgerows and semi- mature trees will be retained unless they are required to be removed in order to facilitate access. Overall, the site is considered to provide only minor opportunities for protected species, however ecological surveys would be undertaken to confirm this. In any event, it is anticipated that any species will be safeguarded and enhanced under a sensitively designed masterplan.

Significant opportunities for biodiversity enhancement exist following the removal of land from agricultural use. In addition, the creation and reinforcement of green infrastructure, such as hedgerows and mature trees, will give rise to significant potential gains. View towards the north from the south eastern boundary

13 Flood Risk and Drainage Ground Conditions

The whole of the site falls within Environment Agency Flood Map for It is understood that the site does not have any significant geotechnical Planning (Rivers and Seas), Flood Zone 1 ‘low probability’. constraints given its greenfield nature.

Development surface water will be restricted to the equivalent greenfield BGS mapping identifies the bedrock geology across the site as Gault run off rate, before outfalling into the existing surface water drainage Formation (Mudstone). No deposits are recorded to the north west corner network to the north west of the site. On site surface water storage will be of the site, however the remainder contains deposits of the Lowestoft provided within an attenuation basin, that will also provide water quality Formation (Diamicton). and biodiversity benefits. Historically the site has been fields since at least 1883. Given the current Development sewerage will outfall via gravity into the existing foul and former uses, the risk of significant contamination being present is drainage network adjacent to the site. Enquiries will be undertaken with considered low; however prior to development, a ground investigation will the water authority to ensure that sufficient capacity is available. No major be undertaken to confirm. reinforcement works are anticipated.

Surface Water Flood Mapping

14 Utilities

Mains gas, water, electricity and BT (fibre) will all need to be installed to serve the site.

Confirmation will be sought from each network operator to determine whether reinforcement to existing infrastructure will be required to serve the development proposals.

Noise and Vibration

A baseline noise level survey and an assessment of the site to examine the extent of the current noise environment and determine the suitability of the site for residential development will be carried out based on the guidance contained within British Standard (BS) 8233:2014 “Guidance on Ordnance Survey Mapping sound insulation and noise reduction for buildings”.

The results of the assessment will include any requirements for mitigation measures to ensure that internal and external noise levels are within guideline values.

The close proximity of the A507 to the south of the site would mean that due care and attention is to be paid to the acoustic design of the site. Noise attenuation could include the construction of an acoustic barrier and/or noise bund with an appropriate stand-off distance to new development.

View towards the A507 from Ivel Road, south of the existing site entrance

15 Highways and Access

The site is currently accessed from Ivel Road via a field gate situated directly opposite the existing Tesco Esso Express Filling Station to the west of Ivel Road.

Primary vehicular access into the site is proposed approximately 15m south of the existing access in the form of a 6m wide priority T-Junction. The vehicles entering the site from the south will access the proposed development via a new ghost island right turn lane on Ivel Road.

Pedestrian access to the site will be provided by 2m wide footways either side of the principle access into the site. Secondary access shall be along shared surface streets. Parking will need to be provided in accordance with Existing site access off Ivel Road Supplementary Planning Guidance.

Further surveys, assessments and consultation with the Local Highway Authority will be undertaken to ensure that any impact from the development on the local highway network is sufficiently mitigated.

View north of the site access along Ivel Road

16 Constraints and Opportunities

Constraints and Opportunities Plan

17 6. The Concept

When considering the design context for any development, it is important to draw inspiration from the character of the local area to ensure the development integrates well into its surroundings.

Our study of Shefford concluded that it has a varied character, which helps to create a comprehensive pattern book to work with when selecting the right block structure, scale and architectural styles for a design strategy.

New development on the site should have smaller houses (1, 2 and 3 bedroom) ranging to medium or medium-large houses (4 and 5 bedroom). Such a mix of property sizes will ensure that the land is used efficiently.

Development should be up to three storey, with generously pitched roofs and gables.

Block structure should vary to help people navigate the site and create streets and spaces with character.

At the core of the site, block structure could be more continual with building facades close to the street. At the site’s fringes, block structure can be less continual and more relaxed with blocks in varied configurations, set at differing angles to avoid uniformity along the street.

This relaxed configuration can help to soften the transition between the newly built-form and retained open space across the site. Landscape will be prioritised over structure, with the existing green infrastructure and other green enhancement able to contain development. Fundamentally, “good design” should be the backbone of the Variation in the massing of detached blocks set back from the green edge at various depths will ensure that proposed development which the development edge avoids repetition and allows the landscape to organically contain development. will create a strong “sense of place”, one where people will Development should address both key spaces and open green spaces to help give the right level of natural want to live. surveillance and spaces that are functional, safe and social.

18 Illustrative Masterplan

19 7. Summary

Land east of Ivel Road has been robustly assessed in terms of its planning, environmental and physical context. It has been shown that the site is suitable to accommodate future housing development to meet the borough’s identified needs.

The analysis of the site and the illustrative proposal presented within this document demonstrates how a well-designed, high-quality development of up to 90 homes can be achieved to respond to the context of the site.

This Vision Framework positively confirms that the site is sustainably located, available and capable of delivering a residential development scheme. It is considered that this site should continue to be included within the Council’s Local Plan as an allocated site for a residential led development.

20 Land east of Ivel Road, Shefford represents an opportunity to deliver a well designed scheme, View from the west of site towards the east responding to the local context.

21 8. Who are Urban&Civic

Urban&Civic is a property development and investment company listed on the London Stock Exchange’s Main Market (UANC), with a market capitalisation over £300 million.

Catesby forms part of the Urban&Civic Group - a market leader in the Over the last 12 months U&C has contracted or is in the process of delivery of strategic sites. The proposals forthe site will be delivered utilising contracting with housebuilders to release consented land for over 1,500 the combined experience and knowledge of Catesby and Urban&Civic homes via a number of different contractual mechanisms. (U&C). U&C work closely with local and national government to raise the profile U&C currently owns or directs four major strategic projects that are expected of its strategic sites. As a result of this relationship, the Homes and to deliver over 22,000 residential homes, 6 million sq.ft. of associated Communities Agency (HCA) has already provided circa £45m of loan commercial accommodation, 626 ha of open space, 11 primary schools finance to accelerate infrastructure delivery at Newark and Rugby and and 3 secondary schools. As a Group subsidiary Catesby is promoting or U&C is in advance discussions for a further £45m at Alconbury. The quality developing a further 5,000 homes and specialises in the delivery of land and consistency of delivery has established U&C as a trusted Government through the planning system. Catesby boast a significant track record partner. U&C were therefore delighted to host the HCA’s Garden Village of delivering viable planning permissions that are fit for purpose for event at Alconbury in October 2016 and to have welcomed all the local housebuilders across the country. authorities promoting Garden Villages as well as the Housing & Planning Minister to the site. U&C is also taking forward a number of commercial development and investment assets predominantly in mixed use schemes in cities and towns The U&C business is defined by the quality of its projects. It carefully often in key growth locations. These include residential development in selects the projects it wants to pursue and maintains that quality by strong Bristol, £350 million of high density mixed use developments in Manchester senior management focus and involvement. The combined Group has an city centre and a hotel directly connected to Stansted airport. enviable collective record of obtaining planning consents and its approach is one of detailed engagement with the local community and stakeholders As market leaders in strategic development successfully integrating sites alike to ensure that any development is sustainable and meets community into the fabric of existing communities, U&C has been involved in every requirements. aspect of delivery. U&C experience means it can confidently steward a first class design team, structure complex development financing, work with Further information on U&C and its approach is set out at www. local people, attract major employers, overcome infrastructure challenges urbanandcivic. com. and market the resultant plots, homes and investments.

22 First Phase of Alconbury Weald

23 9. Our Approach

Establishing GOOD DESIGN PRINCIPLES is fundamental to the U&C Equally in relation to Enterprise Zone designation, U&C committed to build approach. a speculative incubator building on site if Alconbury Weald was selected. Following selection, they immediately instructed the award winning For each of its strategic developments U&C seek to articulate a series of Allford Hall Monahan Morris to design a statement building and delivered key design principles following early discussions with local people and it with local contractors. The Incubator is now an award winning building key stakeholders. A dialogue around principles which can be tested and in its own right and forms part of the new boulevard entrance into the refined, ahead of more detailed designs, is an essential first step in building site. In parallel U&C also created a new HGV entrance into the site away trust and establishing a vision. This combination of clear principles and from the boulevard entrance which allowed them to route construction regular dialogue drives the vision and masterplanning process, wins traffic away from the local villages. This early investment totalled £7m and support for innovative approaches and is essential in the ultimate creation was committed ahead of the grant of outline planning permission, but of a destination. materially changed perceptions of what the site could deliver and won support from local people. U&C also believe EARLY INVESTMENT IN INFRASTRUCTURE is essential not only to build the vision but also to build belief in the delivery of the vision. Examples of key U&C projects are provided on the following pages This can take the form of early land purchases, investment in employment demonstrating their track record in delivering strategic development. activities or putting in place key infrastructure when the opportunity arises. Whilst there is a balance to be struck in terms of overall viability, having the capability and the vision to make key early investments has been one of the U&C hallmarks.

For example at Alconbury Weald, U&C pledged to plant half a million trees on site across the 20 year delivery and worked with local parish Councils to plant 2,500 trees along the boundary of the site to screen the military barbed wire fence and establish a strong and mature green boundary to the site five years ahead of any housing delivery. U&C also engaged with the local parish council to deliver and dedicate new public allotments at the edge of the existing neighbouring village well in advance of the grant of outline planning consent. These early investments were entirely in accordance with the sustainable approach for the wider site and established significant trust with local people.

24 CGI Aerial View of Waterbeach

25 Waterbeach

Description

c.700 acres (Cambridge)

South Cambridgeshire District Council / Cambridge County Council

Delivery partner of Defense Infrastructure Organisation - appointed 2014

Emerging Local Plan

6,500 homes on DIO land as part of wider development of 9,000 homes

Outline application in preparation

Active reuse of MOD buildings for community uses

Delivery expected from 2018

26 Alconbury Weald

Description

c.1,400 acres (Cambridgeshire)

Huntingdonshire District Council / Cambridge County Council

U&C acquired the site in 2009 - Owned freehold

Enterprise Zone designation - 2012

Outline Consent granted for 5,000 homes and 3m sqft of employment - 2014

Key Phase 1 under construction (1000 homes and 1m sq ft of employment)

£45m HCA infrastructure loan under negotiation

Three housebuilders contracted to deliver 500 homes - Hopkins actively selling

First primary school opened in September 2016

27 Rugby Radio Station

Description

c.1,100 acres (Warwickshire)

Rugby Borough Council / Warwickshire County Council

50 / 50 partnership with Aviva Investors - 2014

Outline Consent granted - 2014

6,200 homes and 1m sqft of employment

Key Phase 1 under construction

£35.5m HCA infrastructure loan

Three housebuilders contracted to deliver 600 homes - Davidsons on site

First primary school open in 2017

28 Newark

Description

c.800 acres (East Midlands)

Newark and Sherwood District Council / Nottinghamshire County Council

80% owned with the Church Commissioners for , Southall and Nottingham Diocese and British Gypsum - Catesby 2001 / Urban&Civic 2015

Outline Consent granted by Catesby Property Group - 2011

3,150 homes and 2m sqft of employment

Key Phase 1 and Link Road Infrastructure under construction

£20m HCA / District Council / LEP funding

First Housebuilders to be contracted shortly

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Version Date: February 2018 Status: Final

This Housing Delivery Document has been prepared by:

Dawn Adams - Planning Manager Laura Aldridge - Design Manager

Catesby Estates Limited Catesby House 5b Tournament Court Edgehill Drive Warwick CV34 6LG

Telephone: +44(0)1926 836910 Web: www.catesbyestates.co.uk Email: [email protected] [email protected] Registered No.: 03535469

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