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GREEN BELT REVIEW Land Off Front Street at Slip End, Luton

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GREEN BELT REVIEW Land Off Front Street at Slip End, Luton GREEN BELT REVIEW Land off Front Street at Slip End, Luton Prepared on behalf of: Legal and General Ref: 2728-RE-02-P4 Date: August 2017 KINGSTON UPON THAMES • CAMBRIDGE www.allenpyke.co.uk Landscape • Urban • Environmental Allen Pyke Associates EXECUTIVE SUMMARY Introduction The joint Legal & General and Luton Hoo Estate landholding at Slip End is located in the Central Bedfordshire Council’s administrative area and lies within designated Green Belt. The local authority have identified the need to use Green Belt land for development, particularly in the southern parts of the district where major pressure for future residential growth is greatest around the large towns of Luton, Dunstable and Houghton Regis. Slip End has a population of under 2,000 but is classified as a large village in the Central Bedfordshire Local Plan. The settlement is located beside Junction 10 of the M1 motorway, which separates it from the south- western edge of Luton. The L&G land is located between the eastern settlement boundary of Slip End and the M1 junction, where it shares a common boundary with the entire eastern perimeter of the site. Landscape Context and Attributes The rural landscape around Slip End consists of a series of dispersed small villages and hamlets set within a mosaic of fields with large areas of woodland, hedgerow-lined field and road boundaries that create an enclosed or semi-enclosed countryside. The countryside around the MI junction consists of the undulating chalk landscape of the Chilterns with its wide flat ridges on the dip slopes and steep sided valleys. Slip End is positioned on an elevated dip slope that gradually falls southwards and eastwards across the L&G land to the motorway. The adjacent part of the Luton settlement boundary is occupied by an extensive sports and recreational area that straddles a ridge at Stockwood Park on the opposite side of the M1 to the L&G land. L&G Land The L&G site covers approximately 20 hectares with a proposed net developable area of 12 hectares, which consists of the main single, elongated and irregularly shaped field currently under arable agricultural production and an area of allotments. The balance of the land is to be used to create extensive boundary landscape buffers incorporating the substantial existing boundary tree belts and hedgerows, the primary area being along the motorway boundary. The developable area within the landholding is surrounded by tall vegetation creating an enclosed site with little visual intervisibility with the adjacent countryside and a limited zone of visual influence around the site boundary and Slip End. Development Proposals The scheme proposals would create a high quality residential development of predominantly 2 storey dwellings that would be set within a robust green framework. Housing styles, the scale of development and selection of materials would be sympathetic to the location. The remaining 8 hectares would include a landscape buffer and amenity spaces of up to 100 metres in width along the motorway boundary. The proposed development would be set around a new village green and will provide a focal point for Slip End. The scheme layout would incorporate and reinforce the existing tree belt and provide informal incidental recreational areas and equipped children’s play space. The existing public footpath and bridleway crossing the landholding would also be retained in attractive green corridors to encourage their use. The existing allotments would be relocated within the new development. Land at Slip End, Luton: Green Belt Review APAL Ref: 2728-RE-02-P4 Allen Pyke Associates The landscape strategy for the site would create an attractive new living environment for residents with the boundary buffers establishing a well-defined, enduring and appropriate new settlement edge to Slip End along the motorway boundary. Green Belt Appraisal In July 2017 Central Bedfordshire and Luton Borough Council jointly published an updated Green Belt Study as part of the evidence base for their emerging Local Plans. The document post-dates the ‘Turner’ judicial review in 2016 but follows the traditional ‘volumetric’ approach to the assessment of the purposes of the Green Belt. The document omits the ‘visual dimension’ the Turner ruling suggests is implicit in the interpretation of the National Planning Policy Framework guidance on Green Belt assessments. The 2017 Study followed a two-stage process identifying larger parcels of Green Belt land, which were tested against the purposes of the Green Belt as defined in the NPPF. A more detailed second stage reviewed of land that contributed ‘weakly’ or ‘relatively weakly’ against the purposes of the Green Belt and were, therefore, considered of lower risk of harm for release from the designation. The L&G land was carried forward into the second stage assessment as part of ‘Area SE1a’ that wrapped around the southern part of the Slip End settlement boundary. The Study considered the area to be borderline in terms of its contribution to the purposes of the Green Belt. However, the higher ranking ‘moderate’ contribution to preventing encroachment of the countryside meant in volumetric terms the parcel was not recommended for release. Having completed the study, Central Bedfordshire had to accept that the exercise identified the release of less than 1% of the Green Belt, which was insufficient for their development requirements and, in addition, not all of this weakly performing land was suitable for development. The Study concluded that it will be necessary to release better performing areas of Green Belt land in order to realise the strategy set out in the Local Plan, although no indication was given of a new selection threshold being set. Conclusions of this Green Belt Review The landscape and visual appraisal prepared on behalf of Legal & General established that their landholding and allotment area was not subject to any landscape or environmental designations, it was not an area of heritage significance to the village, and the landscape and physical attributes were not sufficient to warrant the landholding being recognised as a locally valued landscape. The Review took into consideration the visual openness aspects of the Green Belt, in accordance with the Turner ruling, and found the L&G landholding to perform more weakly in terms of its contribution to the purposes of the Green Belt than the local authority’s 2017 Study findings. The conclusion being that the landholding should qualify in its own right for consideration as a weaker category site of low risk of harm for release from the Green Belt. The character and visual characteristics of the L&G landholding were not considered by the Review to be typical of the area around Slip End. The greater sense of landscape and visual enclosure, and limited intervisibility make the L&G site capable of accommodating residential development without detriment to the character and integrity of the surrounding areas of Green Belt countryside. The L&G land at Slip End is, therefore, suitable for consideration for release from the Green Belt as a residential allocation in the emerging Central Bedfordshire Local Plan. Land at Slip End, Luton: Green Belt Review APAL Ref: 2728-RE-02-P4 Allen Pyke Associates LAND OFF FRONT STREET AT SLIP END, LUTON GREEN BELT REVIEW CONTENTS: Page: 1. Introduction 1 2. Scope of Review 2 3. Appraisal of Landscape and Visual Attributes 7 4. Development Proposals 14 5. Green Belt Appraisal 16 6. Summary and Conclusions 27 Land at Slip End, Luton: Green Belt Review APAL Ref: 2728-RE-02-P4 Allen Pyke Associates 1. INTRODUCTION 1.1. This report has been prepared by Allen Pyke Associates Ltd (APAL), a landscape design consultancy specialising in landscape character and visual assessments across a variety of scales and types of development. The practice has over twenty years’ experience of preparing landscape studies in support of planning applications for major developments on Green Belt land and other designated or sensitive valued landscapes. 1.2. The practice has been commissioned by Legal and General (L&G) to provide landscape advice in association with Savills planning consultancy for a residential development on their landholding off Front Street in the village of Slip End, which is located to the south-west of Luton in Bedfordshire beside Junction 10 of the M1 motorway. 1.3. Allen Pyke Associates are familiar with the site having worked with Savills on behalf of L&G on the initial feasibility studies and LVIA assessment work for the landholding since 2003. The site was re- visited in 2010 after completion of improvements to Junction 10 and further visits were made in May 2016 and March 2017 to confirm existing conditions and update photographs taken from key visual receptors around the site. 1.4. This document will review the landscape and visual aspects of the purposes and openness of the Green Belt designation and their significance in relation to the L&G landholding and the Luton Hoo Estates allotment area off Front Street that jointly form the proposed residential development area. 1.5. The report should be read in conjunction with a companion ‘Landscape Appraisal’ for the site (ref: 2728-RE-01-P4), which has also been produced by APAL. Land at Slip End, Luton: Green Belt Review APAL Ref: 2728-RE-02-P4 1 Allen Pyke Associates 2. SCOPE OF REVIEW Background 2.1. The role of the London Metropolitan Green Belt, which washes over the southern part of the Central Bedfordshire administrative area, is to prevent urban sprawl and the merging of larger towns, as well as preserving the separation between these settlements and the outer built edge of the capital. The fundamental aim of Green Belt is to keep land beyond defined urban boundaries permanently open. 2.2. The National Planning Framework (2012) (NPPF) sets out in Section 9 national policy on protecting Green Belt land.
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