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Vision180m Document

May 2017 175m

Contents:

1. Wider context 1

2. placemaking 2

3. Landscape assessment 3

4. Developing a design concept 5

5. Masterplan 7

Produced by Savills Urban Design Studio 6. Benefits 9 for The Crown Estate

Savills (UK) Ltd Unex House 132-134 Hills Road Cambridge CB2 8PA

For further information contact e: [email protected] t: 01223 347069

Copyright The contents of this document must not be copies or reproduced in whole or in part without the written consent of Savills (UK) Ltd. All plans are reproduced from the Ordnance Survey digital map data @ Crown Copyright 2017 License number 0100031673. All rights reserved. 1. Context

The Crown Estate Need for Housing Planning Policy The Crown Estate is an independent commercial It is widely accepted that there is an urgent need Luton is surrounded by Green Belt. Accommodating business, established by an Act of Parliament. All of for new homes to address increasing issues of this unmet housing need will require land to be its annual profits are returned to the Treasury for the affordability. released from the Green Belt. benefit of the public finances. The latest estimates are that Luton will need at least To the west of Luton the town already merges with Across its diverse land portfolio, The Crown Estate’s around 17,800 new homes between 2011 and 2031. and and the M1 provides approach remains consistent; driving sustainable The Luton Local Plan proposes that 8,500 of these a significant physical barrier to further growth. To returns and growth through an active approach to can be accommodated within Luton itself and the the south the airport and – a Grade 1 asset management and long term investment. North Hertfordshire Local Plan proposes that 2,100 Listed House and Estate, are further barriers to can be accommodated on the eastern edge of Luton. growth. The Crown Estate’s history can be traced back This leaves at least around 7,200 new homes to be to 1066. In the 21st century, it is a successful, built around the north, west and south of Luton In contrast, to the north, there are no significant commercial enterprise, established as a market within . constraints and funding has recently been allocated leader in its key sectors and known for a progressive, for a new M1-A6 link road, part of road ultimately sustainable approach that creates long term value, envisaged as linking the M1 to the A505. beyond its financial return. The emerging Luton Local Plan continues to allocate the land immediately to the south of the site – Butterfield Business Park, for employment and associated purposes.

4 to Milton Keynes & to Bedford Site Location Birmingham The site is located on the north-eastern edge of Luton, immediately to the north of Butterfield Business Park, to Bedford which includes a site for a Park-and-Ride. At present the site is located within the Green Belt. To the north is the C h i l t e r n s A O N B Chilterns Area of Outstanding Natural Beauty (AONB). C e n t r a l B e d f o r d s h i r e Together with a significant area of land to the north, the N o r t h H e r t f o r d s h i r e to Hitchin site is owned by The Crown Estate. It is currently held on A505 an agricultural tenancy and used for a mix of pasture and A6 arable farming.

Site

Local authority boundary

Important pedestrian route

Urban area Butterfield Business Park L u t o n Luton Sports Village J11

Luton Airport Dunstable

Railway line M1

Railway station Luton

Motorway

‘A’ road to London to London & Brighton Local road

Northern Bypass route options Butterfield - wider context

5 2. placemaking

Garden village principles Design approach It is proposed that the site would draw from the A placemaking and landscape design approach is legacy of the Garden City movement and establish proposed to ensure that development of the site a new community defined by the landscape within would not only lead to a successful community, but which it sites. respond positively to its context and opportunities The site’s location adjacent to Butterfield Business presented by the surrounding area. Park would maximise opportunities for local employment, with community and leisure services Drawing these site-specific aspects together with such as a school and local shops reducing the need best practice, the concept for the site is driven by the to travel, all whilst allowing residents to benefit from objective of creating a strong sense of place, fully the site’s location in and links to the countryside. integrated and linked into surrounding urban and rural areas. The design of Butterfield Garden Village would typify an idea of local living, strong sense of belonging, The vision for the site is to create a sustainable new with well-defined character. mixed-use community, with a variety of new homes suitable for young people, first time buyers, families and the retired and elderly.

These new homes would be supported by community and recreational facilities including a new school, shops, community hub and public open space.

The living environment would be designed to be accessible to everyone – an inclusive place which makes everyone feel comfortable, safe and secure; a place where people want to live, which promotes an active lifestyle and sense of wellbeing; a place that future residents are proud to call home.

The site would deliver a high standard of design across all elements, including housing irrespective of price or tenure. 6 3. Site analysis

Site Analysis Transport Studies have been undertaken to inform this The main site access would be from Great Marlings Vision Document and masterplan, looking at – the main route through the Business Park. There landscape, ecology, tran and other environmental are options for secondary and emergency access considerations. from the western part of the Business Park and Lane respectively. In addition, with These studies have demonstrated that, other than the Chiltern Way running through the site, there are the Green Belt designation, there is no constraint to direct pedestrian connections to the wider public development of the site, in principle. right of way network.

They have also demonstrated that access can be There are various services and facilities, such as achieved through the Business Park and that the site shops, schools, sports facilities etc, within reasonable could be developed without any significant adverse proximity of the site. However, the objective is to impact on heritage, ecology, transport and more [I’ll create a new community, combining new homes with finish this sentance off later]. jobs on the Business Park, supported by additional services and facilities. Thus, in addition to the A detailed landscape appraisal has been carried out, services and facilities proposed on-site, the key to which has informed the design principles in this maximising the sustainability of the Garden Village Vision Document and guided the creation of the will be to enhance existing connections, particularly masterplan.s and a number of notable woodlands for pedestrians, cyclists and those using public and copses. transport.

The proposed Park-and-Ride facility within the Business Park will further increase accessibility to the site by bus, and opportunities should be taken to extend services into the Garden Village. Likewise, the existing cycle and pedestrian connections through the Business Park, and to elsewhere such as the Chiltern Way, should be enhanced.

7 Ecology The majority of the site comprises arable land and permanent pasture of limited ecological value. However, the hedgerows and extensive woodland areas within and around the site have the potential to provide habitat for protected species such as bats, badgers, reptiles and newts and should be retained. Retention of these features will assist in minimising any loss of nature conservation value.

Ecological enhancement measures such as additional hedgerow and woodland planting, grasslands and new nesting and roosting habitat would increase ecological connectivity within the site and increase food sources. View out from the site

With the retention of existing habitats around the periphery of the site and the implementation of enhancement measures, development could lead to an increase in biodiversity within the Site.

Buildings associated with Whitehill Farm 8 Landscape / Green Belt Site Characteristics • Restriction of urban sprawl: With the southern boundary bordered by the Business Park, the Context & Character The western part of the site includes Whitehill northern and western by significant mature Farm. This area lacks visual cohesion and overall is a hedgerows and woodland, and the opportunity The site is located on an area of elevated plateau – the detractive feature in the local landscape. Adjacent lie to provide a stronger, more durable Green Belt northern end of a much larger plateau occupied by two small fields, contained by tall mature continuous boundary, the site makes a partial contribution to the suburb of Luton. hedges. this purpose. The northern fringe areas of the plateau have recently A large arable field forms the eastern part of the site. • Prevention of coalescence: Given the distance been developed with the Inspire Luton Sports Village, This lies partly on the plateau and partly on the upper separating Luton from neighbouring towns and the Vale Cemetery & Crematorium and Butterfield valley slopes of the Lilley valley. A gentle coombe intervening landform and landscape features, the Business Park. forms part of the valley slope, helping to define the site makes no contribution to this purpose. The land falls away to the west, north and east, this shape and form of this part of the site. • Safeguarding the countryside from encroachment: land forming part of the Chilterns AONB. Three notable woodlands – Whitehill Wood and The western part of the site has an urban fringe character whilst the eastern part has a rural are located around 1km Jamaica Plantation to the north and Oaklet Wood to the south, provide a strong level of enclosure, character; thus the site makes a partial contribution to the north-west, with the intervening landscape to this purpose. providing an undulating landform of large arable containing views from / in these directions. fields bound with continuous and fragmented • Preservation of the setting and special character hedgerows with various notable woodlands and AONB & Green Belt of historic towns: As only small pockets of Luton are historic and with significant intervening copses. The eastern part of the site is largely open, with views development, the site makes no contribution to out east across the Lilley valley. This aspect forms This character extends into the Lilley valley to the this purpose. east. This is a dry valley containing the linear village a key consideration for development of the site, of Lilley in the valley bottom, and the large Lilley Park including effects on the setting of the AONB. • Assisting urban regeneration: With all opportunities to develop on previously-developed Wood. The eastern valley slopes rise more steeply, The other key consideration, is the effect on views to the hill top of Luton Hoo. Extensive areas of land are already being taken, the site makes no from several public rights of way, most notably from contribution to this purpose. woodland along the hill top and upper valley slopes the long distance route of the Chiltern Way which largely contain views towards the site. runs through the site. Overall, the site is considered suitable for release from the Green Belt. In relation to the five purposes of the Green Belt:

9 4. Developing a design concept

A Place Defined By Landscape landform, defined by the gentle coombe. Housing Mitigation & Improvements to AONB should be typically be of lower height and density in The design principles for the site, should seek to There is scope for a new Garden Village to integrate this area and orientated to engage with the adjoining minimise the effects on the AONB and views by with the surrounding landscape, mitigating any public open space, with narrow green corridors with locating the majority of the housing within the core adverse effects on the setting of the AONB. swales or tree-lined streets percolating into the areas area of the site on the plateau, away from the open of residential development. This would help to break aspect to the east. The strenthening of mature hedgerows and provision up the housing when viewed from the Lilley valley. of new woodland will enhance the character and With the provision of structure planting to provide a setting of the AONB, especially if the eastern part of The Chiltern Way could form the spine of the public buffer along the western fringe of the site, effects of the site is kept open. open space, continuing as a green corridor, through development within the western part of the site and a central village green at the heart of the residential on the surrounding area would be limited, and would In addition, a new village could also provide an development and connecting to Butterfield Green improve the character and appearance of the area important contribution to improving the wildlife Road to the south-west of the site. Further new around the existing farmstead. value of the surrounding area and provide new links would also be provided to improve access to the elements that are key characteristics of the adjoining Design Concept countryside. AONB. The new housing should be limited to the less-visible Extensive areas of woodland could also be planted eastern part of the site and the more peripheral parts to provide a mid to long term screen for the of the large western field, link with the Business Park, proposed residential development, as seen in views and take advantage of the visual enclosure provided from the east, whist retaining long distance views by the adjoining areas of woodland to the north and over the Lilley valley from the upper valley slopes. south. This woodland would link to the areas of existing woodland and reflect a key characteristic of the The majority of the eastern field could then be used landscape, particularly on the upper valley slopes. to create an extensive area of public open space. Together with areas of new chalk grassland and The interface of the new open space with the housing scattered large native climatic species, any new could be shaped as a ‘funnel’ to reflect the existing woodland would provide a new ecologically valuable area as well as providing a sizeable area for informal recreation.

10 150m

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175m Funnel shaped open space to provide transition and reflect landform

Built form to reflect landform

and benefit from proximity to Break up proposed 180m woodland woodland belts to enable physical and visual access

Key Existing Vegetation retained

Existing Vegetation to be Removed

Proposed Developable Area

Proposed Woodland Built form to reflect landform and benefit from proximity to business park woodland Proposed Parkland Trees

155m Proposed Formal Open Space

Proposed Chalk Grassland/Informal Accessible Space

Narrow Green Coridors/Tree Lined Streets

Potential Pedestrian (and/or Cycleway) links 175m Long Distance Views

Mid Distance Views

165m Public footpath, public bridleway 165m

150m 170m

Landscape assessment and design recommendation diagram 175m

11 155m Vision: A new sustainable mixed-use community. A balanced mix of market and affordable homes, employment, leisure and recreation development. A wide ranging of housing with significant public open space and landscaping. Enhancing the landscape 5. Masterplan and ecological value of the AONB.

01 Gateway entrance 09 Retained vegetation A new primary vehicular access is proposed Existing copses, trees and hedges would be from the Business Park. A combination of retained and enhance to become the backbone marker buildings and landscaping would create of the Garden Village’s green spaces. a new entrance space. Secondary entrance 10 Primary school 02 Located by the Village Green, it would be easily A secondary entrance to the development accessible from anywhere in the development could be created from the western part of the via safe, green pedestrian routes. Business Park. 03 Emergency /pedestrian access 11 Community hub Potential access for emergency services, cyclists Overlooking the village green, it would Greenway corridors - a network of green corridors and pedestrians. strengthen the sense of belonging and 06 throughout the scheme provide safe pedestrian The village green community. 04 and cycle movements and links. A semi-formal, green central space, easily Screen planting accessible from anywhere in the Garden Village. 12 Ensuring minimal visual impact of the Garden 05 Public open space Village on the landscap.e Would act as a transition between the landscape and the village, maximising the landscape 13 Woodland belt qualities of the site. New broken belt would allow glimpsed views Green link - public footpath from the development into the landscape, 06 while minimising the Garden Village’s visual The setting of existing public footpath would impact on the wider context. ensure it remains an appealing, traffic-free green route through the Garden Village. 14 Local shops Principal street Local shops and services to serve both residents 07 of the Garden Village and also employees of the Main vehicular route could become an Business Park. attractive, formal tree-lined street linking various parts of the Garden Village. 15 Potential care nursing home site The concept masterplan is designed to create pedestrian 08 Local public spaces A care nursing home located at the heart and cycle friendly ‘streets’, framed by properties with Enhancing sense of place and providing of community, fostering inter-generational active frontages - promoting a sense of community and residents with a space to interact. interaction. place. 12

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Illustrative concept masterplan

13 6. Benefits

There are significant benefits to the identification of Deliverable Improved AONB / Green Belt the site for development: With easy access through Butterfield Business Park, boundary Inclusive housing other than the Green Belt designation, there is no There is scope to mitigate any adverse effects on the constraint to its development, in principle. setting of the AONB in the mid to long term and a The site could deliver over 500 much-needed new new Village could provide an important contribution homes to help meet Luton’s unmet housing need, Viable to improving the wildlife value of the surrounding including approximately 150 to 200 new affordable With the area for housing located mainly on generally area and provide new elements that are key homes for rent and shared ownership, as well as flat or gently sloping ground, with easy access, characteristics of the adjoining AONB. opportunities for retirement, care and nursing adjacent to existing development, there are no known accommodation. viability concerns. A thorough and detailed Green Belt Appraisal has concluded that the site only partially contributes A new village community Environment to two of the five purposes of including land in With sufficient housing to support a new school, and the Green Belt (restriction of urban sprawl and Studies have demonstrated that the site could be custom from the new Village and Business Park to safeguarding of the countryside), and therefore that developed without any significant adverse impact on support local shops and other community facilities the site provides a suitable location for a release from environmental issues such as ecology ... . and services, there is scope for the Village to be the Green Belt. highly sustainable Landscape Local employment The new housing should be limited to the eastern part of the site and the more peripheral parts of the The adjacent Business Park would maximise large western field. With extensive planting, this opportunities for local employment, with additional would help to limit the impact of the housing when opportunities in the school, shops, etc. viewed from the Lilley valley in the mid to long term. Available Together with areas of new chalk grassland and scattered large native climatic species, new woodland Entirely within the ownership of The Crown Estate, would provide ecologically valuable areas as well as the site is available for the early delivery of housing. providing a sizeable area for informal recreation.

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Savills Urban Design Studio Unex House 132-134 Hills Road Cambridge, CB2 8PA 01223 347000