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Central Bedfordshire Council Local Plan Planning Report on Behalf of Mr Keith Fine

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Central Bedfordshire Council Local Plan Planning Report on Behalf of Mr Keith Fine Central Bedfordshire Council Local Plan Planning Report on behalf of Mr Keith Fine Development of site for around 30 dwellings Land of Goswell End Road, Harlington, Beds, LU5 6NY (Site 1) DLA Ref: 2016/100 November 2016 CONTENTS 1.0 EXECUTIVE SUMMARY ..................................................................................................................................................................................... 1 2.0 INTRODUCTION ................................................................................................................................................................................................ 2 3.0 STRATEGIC CONTEXT ........................................................................................................................................................................................ 3 4.0 OUTLINE OF SITE .............................................................................................................................................................................................. 6 5.0 OUTLINE OF PROPOSAL .................................................................................................................................................................................. 10 6.0 INFRASTRUCTURE DELIVERY .......................................................................................................................................................................... 11 7.0 SITE CONSTRAINTS ......................................................................................................................................................................................... 12 8.0 DETAILS OF PROPOSAL ................................................................................................................................................................................... 14 9.0 CONCLUSIONS ................................................................................................................................................................................................ 16 1.0 EXECUTIVE SUMMARY 1.1 This report relates to land off Goswell End Road, Harlington, Beds, LU5 6NY (Site 1). The report proposes that the land is removed from the Green Belt and allocated for housing purposes. The mix of dwellings would reflect housing need within the area and it is expected that the site would provide a mix of different sizes and types of houses. An indicative scheme is presented which proposes around 30 houses at the site. Fig 1.1 Indicative Site Layout 1.2 There are no constraints that would prevent development. The site is well-located in the village, close to existing facilities and would form a sensible extension to the village. 1 Land off Goswell End Road, Harlington, Beds, LU5 6NY (Site 1) DLA Ref 2016/100 November 2016 2.0 INTRODUCTION 2.1 This report has been produced by DLA Town Planning on behalf of the landowner, Mr Fine. It is produced following the “Call for sites” undertaken by Central Bedfordshire Council in February 2016. The Council is working on a new Local Plan covering the period to 2035 and as part of this process sought potential development sites. 2.2 This report has been produced to aid consideration of the site through the Local Plan process. The format of this report reflects the structure of the pro forma published by the Council and expands on the information given in the completed pro forma. 2.3 The level of detail given in this report is sufficient for the allocation of the site in the Local Plan. However, this report does not provide a planning application level of detail and further work will be required prior to any planning application being made. 2 Land off Goswell End Road, Harlington, Beds, LU5 6NY (Site 1) DLA Ref 2016/100 November 2016 3.0 STRATEGIC CONTEXT take the majority of it. North Hertfordshire District Council is currently proposing 2,100 homes to the east of Luton to help An estimate of housing need meet Luton’s housing need but this still leaves a shortfall of 3.1.1 The Council’s call for sites is made in the context of a substantial around 9,000 homes up to 2031. increase in the overall housing requirement. The now withdrawn Development Strategy planned for a total of 31,000 new homes, 3.1.4 The new Local Plan for Central Bedfordshire will cover the period of which 25,600 were at that stage required to meet housing to 2035 and while additional demographic modelling will be need in Central Bedfordshire. Things have now moved on needed to cover this period, a provisional housing need figure is significantly and to help set the context for this call for sites provided to help set the context. submission, an estimate follows of the likely housing requirement over the new plan period to 2035. 3.1.5 A further four years’ worth of housing need in Central Bedfordshire (1,475pa) would equate to around 5,900 additional 3.1.2 The Council’s Strategic Housing Market Assessment (SHMA) homes. Calculating Luton’s unmet housing need to 2035 is published in summer 2015 set out an Objectively Assessed Need difficult at this stage but an additional four years at 450 homes for housing (OAN) of 29,500 dwellings between 2011- and 2031, per year (the current level of unmet need) would equate to equivalent to 1,475 dwellings per year. 1,800 additional homes. 3.1.3 Central Bedfordshire shares a Housing Market Area with Luton 3.1.6 Adding together the known need to 2031 for both Central where there is substantial unmet need which needs to be Bedfordshire and Luton and an initial estimate of the need from considered as part of the new local plan process. Luton’s pre- 2031-35 would give a total of 46,200 homes potentially needed submission plan published in October 2015 proposed a total of in Central Bedfordshire. 6,700 homes, against a need of 17,800 (2011-31). Central Bedfordshire is not necessarily responsible for meeting the 3.1.7 The Council’s current Housing Trajectory suggests a total supply entirety of this shortfall but, as the Inspector examining the up to 2035 of 31,855 homes. This leaves a total of up to 14,345 Development Strategy commented, in all likelihood will need to 3 Land off Goswell End Road, Harlington, Beds, LU5 6NY (Site 1) DLA Ref 2016/100 November 2016 homes still needing to be planned for, above and beyond the 3.2.2 The largest area of need is within the Luton Housing Market Area. sites proposed in the Development Strategy. Although there are major development proposals in this area already, there is still a substantial unmet need. Additional Table 3.1 - Estimated housing requirements in Central Bedfordshire (2011- proposals in this HMA or that relate closely to this HMA should 35) therefore be carefully considered. Housing Requirement Total Per Annum Central Bedfordshire’s housing need (from 29,500 1,475 Council’s SHMA) Luton’s total housing need 17,800 890 Report site Luton’s current unmet need 9,000 450 Central Bedfordshire’s housing need 2031-35 5,900 1,475 Luton’s housing need 2031-35 1,800 450 Potential total housing requirement in Central 46,200 1,925 Bedfordshire 2011-35 Current estimate of supply to 2035 (from 31,855 Council’s Housing Trajectory) Current potential shortfall in Central 14,345 Bedfordshire Geography of housing need 3.2.1 The Council’s SHMA gave an indication of the geography of housing need across the Central Bedfordshire area. Figure 63 from the SHMA is included opposite. Although the Council’s consultants acknowledge that this work is not a precise science, it nevertheless provides a useful reference point for considering housing need and supply. 4 Land off Goswell End Road, Harlington, Beds, LU5 6NY (Site 1) DLA Ref 2016/100 November 2016 Potential sources of housing supply Shaping Central Bedfordshire consultation – October 2016 3.3.1 Accommodating a further 14,300 homes represents a significant 3.4.1 As part of its early work towards a Local Plan, the Council challenge for Central Bedfordshire Council, particularly since a consulted on initial growth options in October 2016. This number of the “obvious” development sites have already been consultation effectively divides the district into four areas. developed or identified. Harlington falls into area A – “South and West/M1 Corridor”. See plan below. 3.3.2 The scale of the challenge means that a variety of types and sizes of sites will be needed. Previous plan-making has tended to 3.4.2 Area A was considered by focus, for sensible planning reasons, on larger sites around the the Council to have larger settlements. However, as the supply of well-related and potential for growth at all well-connected sites begins to dwindle, additional sources of levels, particularly focused supply need to be examined. along the M1, A5 and Midland Mainline railway 3.3.3 The scale of allocations in the rural areas has previously been line. We support this limited but this now needs to be re-examined in the light of the conclusion. Harlington is scale of housing need facing the area. As the NPPF very well located in terms acknowledges, housing need can be provided for in a range of of access to the M1 and locations and there is a clear role for rural housing allocations. has its own station on the This is particularly the case in villages that have not seen Midland Mainline. A such significant development in the past and where new allocation of this site development can help provide, support or sustain existing would fit comfortably facilities such as a village hall or a local school. within the emerging strategy proposed by
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