APPENDIX B Directions for Growth – / /

Zone 4 Zone 1 Zone 2 Zone 3 Zone 5 Zone 6 Factor Sundon Road - Luton - A5 A5 – A5120 A5120 - M1 M1 - A6 A505 - B653 Boundary Landscape & Biodiversity 9 9 9 Designations Ancient Monuments 9 9 Other Green Infrastructure 9 9 Flooding Risk/ Drainage issues 9 Mineral Consultation Area 9 9 9 9 Agricultural Land Quality 9 9 9 9 Coalescence of Settlements 9 9 9 9 Landforms – topography/ridge lines 9 9 9 Views 9 9 Unstable Land 9 9 9 Power Lines 9 9 9 Transport Routes 9 9 9 9 Utilities 9 9 Relationship to Services 9 9 9 9 Land fill Sites Noise 9 9 9 Listed Buildings 9 9 9 Conservation Area 9 9 Historic Parks and Gardens 9

APPENDIX B Directions for Growth -

Zone 1 Zone 3 Zone 4 Zone 5 Zone 6 Zone 2 Zone 7 Factor WCML to County B4032 – Brickhill/ Brickhill/Heath Rd Eastern Way – Road – AVDC area A505 - WCML Hedge Heath Road – Eastern Way Hockliffe Road A505 Landscape & Biodiversity 9 ? 9 9 9 Designations Ancient Monuments ? 9 9 9 9 Other Green Infrastructure ? 9 9 9 Flooding Risk/ Drainage issues ? 9 9 9 9 Mineral Consultation Area ? 9 9 9 9 Agricultural Land Quality ? Coalescence of Settlements 9 9 9 9 9 9 9 Landforms – topography/ridge lines 9 Views 9 9 9 Unstable Land 9 Power Lines 9 9 9 9 Transport Routes 9 9 9 9 9 Utilities 9 9 Relationship to Services 9 9 Land fill Sites ? Noise 9 9 9 Listed Buildings 9 ? 9 9 9 9 9 Conservation Area 9 ? 9 9 9 9 Historic Parks and Gardens 9 ? 9 9

APPENDIX B Notes

Landscape & Includes designations such as SSSI, County Wildlife Sites, AONB, AGLV. Approximate size and distance from edge of existing settlements Biodiversity Designations Ancient Monuments Designated Ancient Monuments, plus other relevant historic sites/areas of archaeological interest Other Green Parks, public open spaces, important hedgerows, green lanes etc Infrastructure Flooding Risk/ EA Flood Risk Mapping. Also indicative floodplain as shown on Proposals Map Drainage issues Mineral Consultation Consultation areas from BCC Minerals Local Plan. Also consider any mineral working areas not covered by the consultation areas Area Agricultural Land Zones as per MAFF mapping Quality Coalescence of Minimum distance to nearest villages from the edge of the existing built up area Settlements Landforms – To be completed – requires site visits to photograph landforms and topography topography/ridge lines Views As above Unstable Land Any areas previously subject to minerals working, landfill sites etc Power Lines Identify routes of pylon lines Transport Routes Major transport routes (road, rail, canal) through the zone.

Utilities Nearby sewage works, water treatment, waste transfer station

Relationship to Where are the nearest schools, shops etc located Services Land fill Sites Any landfill sites nearby

Noise Noise from , plus other noise – industrial, road traffic

Listed Buildings Listed Buildings within the zone

Conservation Area Include Conservation Areas and Areas of Special Character

Historic Parks and Historic Parks and Gardens within the zone Gardens APPENDIX B Directions for Growth – Dunstable / Houghton Regis / Luton Zone 1 – Totternhoe to A5

Commentary Impact on Directions for Growth Landscape & Several County Wildlife Sites and a SSSI exist within the zone, which will heavily restrict CWSs and SSSI limit development to the north Biodiversity development here. The CWSs are mainly located immediately to the north of Dunstable and of Dunstable and to the south of Sewell. Designations along the dismantled railway line towards Sewell. The area is not affected by AONB or AGLV designations. Ancient Monuments Maiden Bower (5ha) located to the south of Sewell and adjacent to the SSSI No development potential in this location Other Green Dismantled railway and 2 other green lanes traverse the zone To be considered at design stage Infrastructure Flooding Risk/ No constraint identified. Areas is not covered by Indicative Floodplain Drainage issues Mineral Consultation Whole of the immediate area around Dunstable is a mineral consultation zone Need to consult with Beds CC minerals Area Agricultural Land Not classified Quality Coalescence of Minimum distance to Sewell is 500m in a NW direction. Limits the amount of development in such Settlements Minimum distance to Totternhoe in 750m in a SW direction directions Landforms – Relatively steep slopes from edge of Dunstable towards Totternhoe and at Chalk Hill. Chalk pit May restrict development potential topography/ridge lines adjacent to Maiden Bower and railway Views TBC Unstable Land Disused chalk pit to the NW of Totternhoe, adjacent to dismantled railway Possible restriction on development in this location Power Lines None affecting this zone Transport Routes No major road schemes proposed in this zone. Limited access opportunities to development No constraints but access may be an issue at areas. A505 and A5 form boundaries of this zone design stage Utilities None affecting this zone

Relationship to Dunstable and Houghton Regis provide nearest town centre. Schools and shops in close Neutral impact Services proximity Land fill Sites None affecting this zone

Noise Airport noise is not an issue in this zone. Noise from nearby roads unlikely to be an issue

Listed Buildings Listed buildings in Sewell As with coalescence

Conservation Area Sewell, and further away in Totternhoe As with coalescence

Historic Parks and None affecting this zone Gardens

APPENDIX B Directions for Growth – Dunstable / Houghton Regis / Luton Zone 2 – A5 to A5120

Commentary Impact on Directions for Growth Landscape & Significant area of SSSI and CWS immediately north of Dunstable/Houghton Regis urban area Limits development in these areas Biodiversity (approx 36ha), in the pit at Chalk Hill. CWS (5ha) located at Thorn Spring. The area is not Designations affected by AONB or AGLV designations. Ancient Monuments Thorn Spring medieval moat and wood banks No development in this area Other Green Formal open space allocation in Local Plan off Plaiters Way, Houghton Regis To be noted Infrastructure Various footpaths Flooding Risk/ No constraint identified. Area is not covered by indicative floodplain designation Drainage issues Mineral Consultation Whole of the immediate area around Dunstable is a mineral consultation zone To consult with Beds CC Area Agricultural Land 2 pockets of Grade 3A agricultural land adjacent to sewage works covering 2.5 ha To be noted Quality Coalescence of Some small farms and other built development in Bidwell and Thorn. Care should be taken to Limit development adjacent to Bidwell and Settlements preserve the character of the village settlements and avoid coalescence Thorn Landforms – Very steep rise from Way Path to edge of Dunstable. Undulating topography, sloping Material consideration topography/ridge lines away from the edge of Houghton Regis. Views TBC Unstable Land Area of land (4.8ha) of unstable land to the south of To be considered Power Lines No power lines within this zone, although a line of pylons present north of the proposed A5-M1 To be noted link road Transport Routes Proposed A5-M1 link road runs east to west from the A5 near Thorn Turn, running north of Thorn Potential barrier to development

Utilities Sewage works and proposed waste transfer station adjacent to the A5 No development within this area

Relationship to Dunstable and Houghton Regis in close proximity, with access to schools and shopping facilities Services Land fill Sites None affecting this zone

Noise Airport noise is not an issue in this zone. Noise from nearby roads (A5 and A5-M1 link) may cause some noise disturbance Listed Buildings Red Lion Pub and Red Cow in Bidwell To be considered

Conservation Area None affecting this zone

Historic Parks and None affecting this zone Gardens

APPENDIX B Directions for Growth – Dunstable / Houghton Regis / Luton Zone 3 – A5120 – M1

Commentary Impact on Directions for Growth Landscape & Area of SSSI and CWS to the north of Chalton, but this is beyond the likely extent of No development in this area Biodiversity development within this zone. The area is not affected by AONB or AGLV designations. Designations Ancient Monuments None affecting this zone Other Green None affecting this zone Infrastructure Flooding Risk/ No constraints identified. Area is not covered by indicative floodplain designation Drainage issues Mineral Consultation Zone covered by mineral consultation area Need to consult with Beds CC Area Agricultural Land A 200 m thick area of Grade 3A quality land runs the width of the zone immediately north of To be noted Quality Houghton Regis and an area of Grade 3A quality land runs from motorway in NW direction Coalescence of Chalton is situated a minimum of 1.1km north of the edge of Houghton Regis. Development Limits development in this direction Settlements should consider the character of the settlement. Bidwell on the western edge of the zone should also be considered. Landforms – Ridge line to the west of Chalton topography/ridge lines Views TC Unstable Land None affecting this zone Power Lines Three lines of electricity pylons run north to south from Chalton, parallel with the M1. A further Power lines form a significant barrier to line runs SW to NE beyond the potential edge of the zone development Transport Routes The proposed A5 – M1 link runs through the zone east to west, with the proposed Junction 11A Bypass is potential barrier to development to the at Chalton. The planned widening of the M1 may also require land take from this zone north and junction restricts development in this area Utilities Sewage treatment works and sub station to the north of Chalton Restricted development in this location

Relationship to Potential access to the north of Houghton Regis, however the town centre is some distance To be considered Services away. Schools located on northern edge of Houghton Regis Land fill Sites None affecting this zone

Noise Airport noise is not an issue in this zone. Noise from nearby roads (A5 and A5-M1 link) may Acoustic barrier may be required to screen cause some noise disturbance. M1 is likely be a major noise source housing development from M1 Listed Buildings 6 Listed buildings along east side of Luton Road Need to be considered

Conservation Area None affecting this zone

Historic Parks and None affecting this zone Gardens

APPENDIX B Directions for Growth – Dunstable / Houghton Regis / Luton Zone 4 – Sundon Road to Luton Boundary

Commentary Impact on Directions for Growth Landscape & No designations affecting this area. The zone is not affected by AONB or AGLV designations. Biodiversity Designations Ancient Monuments None affecting this area Other Green Formal Recreation space allocated in area between Luton and Houghton Regis To be considered Infrastructure Flooding Risk/ Area prone to flooding (indicative floodplain) situated north of Luton and to the west of the M1 Potentially restricts development in the area Drainage issues covering an area of approximately 21 ha Mineral Consultation Zone is not covered by a mineral consultation area Area Agricultural Land The entire zone is Grade 2 quality agricultural land Need to consult with MAFF Quality Coalescence of No villages within or directly adjacent to the zone. The site is bounded on 3 sides by existing Settlements urban areas Landforms – Generally flat topography/ridge lines Views TBC Unstable Land None affecting this zone Power Lines 4 lines run through the zone, mainly in a north south direction Severe restriction on the development in this zone Transport Routes M1 runs along the eastern boundary of the zone, creating a significant obstacle. The A5-M1 link Land loss will cut along the northern edge of the zone, with the proposed Junction 11A at Chalton. This, plus the M1 widening, is likely to require significant land-take within this zone. Utilities None affecting this zone

Relationship to Houghton Regis town centre is some distance, but schools and shops are located in close To be considered Services proximity at the eastern boundary of Houghton Regis and the Farm/Luton area Land fill Sites None affecting this zone

Noise Airport noise is not an issue in this zone. Noise from nearby roads (A5 and A5-M1 link) may cause some noise disturbance. M1 is likely be a major noise source Listed Buildings None affecting this zone

Conservation Area None affecting this zone

Historic Parks and None affecting this zone Gardens

APPENDIX B Directions for Growth – Dunstable / Houghton Regis / Luton Zone 5 – M1 to A6

Commentary Impact on Directions for Growth Landscape & The area north of the M1 – A6 Luton Northern Bypass safeguarded route is designated as Limits the extent to which development can Biodiversity AONB/AGLV. Several County Wildlife Sites also exist along this route (including George Wood spread north. Designations and Sundon Wood). Ancient Monuments None affecting this zone Other Green Sundon Hills Country Park and Clappers are nearby, but beyond the likely northern Limits extent to which development can spread Infrastructure extent of development in this zone north Flooding Risk/ No constraints identified. Area is not covered by indicative floodplain designation Drainage issues Mineral Consultation The western half of the zone in within the mineral consultation area. Need to consult Beds CC Area Agricultural Land The zone is a mix of Grade 2a and Grade 3A quality agricultural land To be considered Quality Coalescence of is a minimum of 800m from Luton. and Streatley are 1.4km from Limits the extent to which development can Settlements the Luton urban area spread north Landforms – The land is largely flat adjacent to the A6, but rises up towards Sundon and Streatley. Chalk pit topography/ridge lines at Sundon, adjacent to the M1 Views TBC Unstable Land Area at Sundon quarry may be unstable Power Lines Two sets of power lines run through this area, east to west, north of Luton Limits the development to the north Transport Routes Proposed M1 – A6 Luton Northern Bypass runs through the zone, at the edge of the Potential barrier to development spreading north AONB/AGLV, and forms the likely northern extent of the growth in this zone. Also, the A6 and M1 are important routes through the zone. The Midland Mainline railway also runs north to south through the western edge of the zone Utilities None affecting this zone

Relationship to Park and residential areas in Luton are relatively nearby, but To be considered Services otherwise limited Land fill Sites None affecting this zone

Noise Airport noise is unlikely to be an issue in this zone. Noise from nearby roads (A6 and M1 – A6 To be considered link) may cause some noise disturbance. M1 and railway are likely be major noise sources Listed Buildings Many listed buildings in the villages of Upper and Lower Sundon and Streatley To be considered

Conservation Area Streatley Conservation Area To be considered

Historic Parks and Historic Park and Garden at Sundon Manor To be considered Gardens

APPENDIX B Directions for Growth – Dunstable / Houghton Regis / Luton Zone 6 – A505 to B653 (SBDC and NHDC area)

Commentary Impact on Directions for Growth Landscape & SBDC area – Area adjacent to the B653 is covered by AGLV, plus several CWS. Limits the extent to which development can Biodiversity NHDC area – Majority of area is designated as Landscape Conservation Area and Countryside spread from existing built up areas Designations Area. Also an Area of Archaeological Significance at Cockernhoe and Historic Park and Garden at Lilley. Wildlife Site at Lilley Ancient Monuments Someries Castle, south of Luton Airport Limits development south of the airport Other Green Several areas of woodland in area Infrastructure Flooding Risk/ Lea Valley, alongside the B653 is surrounded by indicative floodplain Limits development along this corridor Drainage issues Mineral Consultation ? Area Agricultural Land Not classified Quality Coalescence of Several small settlements and villages surrounding the south and east edges of Luton, including Limits the extent to which development can Settlements Cockernhoe (200m), Lilley (1.6km) and Breachwood Green (2km) spread from existing built up areas Landforms – Slopes away from Luton on the eastern side, towards Lilley Bottom Road. Undulations to the topography/ridge lines south east Views TBC Unstable Land None affecting this zone Power Lines None affecting this zone Transport Routes Railway follows route of valley along the B653. Luton Airport is adjacent to the zone To be considered

Utilities Sewage treatment works at Hyde, although beyond the likely extent of development

Relationship to Facilities available at , but otherwise relatively remote To be considered Services Land fill Sites None affecting this zone

Noise Noise emanating from the airport is likely to be significant To be considered

Listed Buildings ?

Conservation Area Conservation area at Lilley To be considered

Historic Parks and is nearby, but outside of the zone To be considered Gardens APPENDIX B Directions for Growth – Leighton Buzzard Zone 1 – WCML to County Hedge

Commentary Impact on Directions for Growth Landscape & Majority of the zone is designated as AGLV (approximately 234 ha). The area adjacent to the Severe constraint Biodiversity WCML is not covered Designations Ancient Monuments None affecting this zone Other Green None affecting this zone Infrastructure Flooding Risk/ No constraints identified. Area is not covered by indicative floodplain designation Drainage issues Mineral Consultation Not identified as consultation area in Minerals and Waste Local Plan, however surrounding area Area is extensively worked Agricultural Land Not classified Quality Coalescence of Wing is a minimum of 2.1km in a SW direction from the edge of Leighton- Restricts development in this direction Settlements Landforms – Slopes up from east to west topography/ridge lines Views TBC Unstable Land Former Quarry adjacent to the WCML which may cause an issue with unstable land Potentially unstable in this area Power Lines Power line runs from east to west across the middle of the zone Transport Routes Railway line to the east of the zone, A505 bypass and proposed western bypass Potentially act as barriers to development

Utilities None affecting this zone

Relationship to School facilities easily accessed in Linslade and relatively easy access to Leighton Buzzard Services Town Centre Land fill Sites None affecting this zone

Noise Airport noise is not an issue in this zone. Noise from WCML and A505 may cause some noise To be considered disturbance. Listed Buildings In Southcott Village To be noted and considered

Conservation Area Southcott Conservation Area

Historic Parks and and Park Gardens

APPENDIX B Directions for Growth – Leighton Buzzard Zone 2 – County Hedge to B4032 Road (AVDC area)

Commentary Impact on Directions for Growth Landscape & None affecting this zone – are there any landscape/biodiversity designations within the zone? Biodiversity Designations Ancient Monuments None affecting this zone – are there any ancient monuments within the zone? Other Green None affecting this zone – any other important green infrastructure features within the zone? Infrastructure Flooding Risk/ None affecting this zone – any indicative floodplain in the zone? Drainage issues Mineral Consultation Is the zone within the Bucks CC mineral consultation area? Area Agricultural Land Not classified Quality Coalescence of Soulbury is approximately 2km from the edge of Linslade To be considered Settlements Landforms – Valley west of the edge of Linslade To be considered topography/ridge lines Views Any significant views? Unstable Land None affecting this zone – is there any unstable land in the zone? Power Lines A line of electricity pylons runs east – west through the south of the zone To be considered Transport Routes The Leighton Linslade - Western Bypass will run north to south through the Potential barrier/boundary of development middle of the zone, and may form the western extent of development potential in this zone Utilities None affecting this zone – any sewage works, waste transfer stations etc that I haven’t spotted?

Relationship to Nearest access to facilities, including shops and schools, in Linslade Services Land fill Sites None affecting this zone – any landfill sites I haven’t spotted?

Noise No noise from the airport, but the western bypass is likely to create noise disturbance

Listed Buildings Any listed buildings in the zone?

Conservation Area Conservation areas? Soulbury?

Historic Parks and Any historic parks and gardens or similar? Gardens

APPENDIX B Directions for Growth – Leighton Buzzard Zone 3 – B4032 Soulbury Road to Brickhill/Heath Road

Commentary Impact on Directions for Growth Landscape & Virtually all of the zone is covered by AGLV. Several CWS areas, including Bluebell Wood and Heavily constrained Biodiversity the Ouzel floodplain area, and the SSSI at Stockgrove Park, also restrict development potential Designations Ancient Monuments Holy Well north west of Old Linslade approx 450m west of Leighton Buzzard Constrains development in this area Other Green Linslade Wood, Canal, , formal recreation allocation and Stockgrove Park, plus the Development constrained Infrastructure proposed Ouzel Valley improvements Flooding Risk/ 200 wide area along River Ouzel Potentially constrains development in this area Drainage issues Mineral Consultation Yes Need to consult with Beds CC Area Agricultural Land Not classified Quality Coalescence of located 120m north of Leighton Buzzard, Great Brickhill 3.5 km to the NW Restricts development in this direction Settlements Landforms – TBC No constraints topography/ridge lines Views TBC To be noted Unstable Land None affecting this zone Power Lines None affecting this zone Transport Routes Canal and WCML run through the zone and Western Bypass to the west. A4146 is also a major To be noted route running through the zone Utilities Sewage works immediately to the west of Leighton Buzzard, in meander of the Ouzel/Grand Restricts development in this area Union canal Relationship to School and Local shops at Heath and Reach, plus Linslade and Leighton Buzzard to the south To be noted Services and south east Land fill Sites None affecting this zone

Noise Airport noise is not an issue in this zone. Noise from WCML and A4146 may cause some noise disturbance. Listed Buildings Old Linslade Manor, Rushmere To be considered

Conservation Area No Conservation Areas. However, two areas of special character, in the south of Heath and To be noted and considered Reach and area along Stoke Road in Linslade Historic Parks and The Grange Reach to the west of Heath and Reach and Stockgrove Park to the north Restricts development in this area Gardens

APPENDIX B Directions for Growth – Leighton Buzzard Zone 4 – Brickhill/Heath Road to Eastern Way

Commentary Impact on Directions for Growth Landscape & A large area north of Heath and Reach is designated as a CWS, National Nature Reserve and Restricts development in these 2 areas Biodiversity SSSI, plus another CWS and smaller SSSI at an area of disused pits east of Heath and Reach Designations Ancient Monuments Anglo Saxon Burial Ground to the west of Heath Road Restricts development potentially in this area Other Green Shenley Hill, Kings Wood, Bragenham Wood, Rammamere Heath Restricts development in this area Infrastructure Flooding Risk/ No constraints identified. Area is not covered by indicative floodplain designation Drainage issues Mineral Consultation Yes, large areas of disused mineral workings and disused pits in the area, plus some active Need to consult with Beds CC Area quarry/pits Agricultural Land Largely Grade 4 To be noted Quality Coalescence of Heath and Reach at the centre of the zone should be considered To be considered Settlements Landforms – Largely flat except for pits and undulations at the Stockgrove area To be noted topography/ridge lines Views Unstable Land Large areas of disused workings and pits which may cause issues with unstable land Potentially restricts development in these areas Power Lines None affecting this zone Transport Routes A5 runs north west to south east at the edge of the zone Need to considered

Utilities None affecting this zone

Relationship to on urban edge and Heath and Reach School and services To be noted Services Land fill Sites None affecting this zone

Noise Airport noise is not an issue in this zone. Noise from A5 may cause some noise disturbance.

Listed Buildings Heath and Reach To be considered

Conservation Area Heath and Reach and Area of special character along Plantation Road To be noted

Historic Parks and Adjacent to Historic Park and Garden at Stockgrove Park, plus the Grange in Heath and Reach To be noted Gardens

APPENDIX B Directions for Growth – Leighton Buzzard Zone 5 – Eastern Way to Hockliffe Road

Commentary Impact on Directions for Growth Landscape & Area designated as SSSI and CWS in the sandpit and disused workings adjacent to the LBNGR Constrains development in this area Biodiversity station at Mile Tree Road Designations Ancient Monuments Earthworks 500m to the west of Hockliffe Other Green None identified Infrastructure Flooding Risk/ Indicative floodplain covers an area 200m wide around Clipstone Brook in the south of the zone Constrains development Drainage issues Mineral Consultation Northern third of the zone along the railway line up to A5 is designated as Mineral Consultation Need to Consult with Beds CC Area Area. Large areas of the zone appear to have been worked north of Leighton Buzzard Agricultural Land Grade 3C Quality Coalescence of Hockliffe 3.3 km to the west and Clipstone 0.5km Need to consider impact on buildings at Settlements Clipstone Landforms – Land rises gradually to Hockliffe To be noted topography/ridge lines Views Unstable Land Large areas of mineral workings may affect the stability in some areas, although no clear signs of unstable land Power Lines None affecting this zone Transport Routes A5, plus A4012 at the southern boundary of the zone are the major transport routes in this zone

Utilities Proposed Environment Agency flood attenuation measures around Clipstone Brook Potentially restricts development

Relationship to Limited in this area, but closest facilities would be in north east Leighton Buzzard Need to provide new services Services Land fill Sites None affecting this zone

Noise Airport noise is not an issue in this zone. Noise from A5 and A4012 may cause some noise disturbance Listed Buildings Some throughout zone, especially in Hockliffe at the eastern extent of the zone Need to be considered

Conservation Area Hockliffe To be noted

Historic Parks and None affecting this zone Gardens

APPENDIX B Directions for Growth – Leighton Buzzard Zone 6 – Hockliffe Road to A505

Commentary Impact on Directions for Growth Landscape & CWS south of Hockliffe Road and north of the A505 Restricts development in these 2 locations Biodiversity Designations Ancient Monuments 2 ancient monuments in Restricts development in these areas Other Green Stanbridge Wood and Blackgrove Wood located within the zone Restricts development in these locations Infrastructure Tilsworth Golf Club adjacent to A5, Cricket Club and Leighton Rugby Club Flooding Risk/ Approximately 48 ha of indicative floodplain adjacent to the bypass south of Stanbridge, runs Drainage issues along the route of the A505 Mineral Consultation Area around Tilsworth. Area immediately south of Leighton Buzzard and adjacent to the A505 at Need to consult with Beds CC Area Pratts Quarry is currently being worked Agricultural Land Grade 3c and Grade 3b To be noted Quality Coalescence of Eggington 900m and Stanbridge 2km to the east of Leighton Buzzard Restricts development in this direction Settlements Landforms – Undulating but nothing too severe To be noted topography/ridge lines Views Unstable Land None affecting this zone Power Lines 2 sets of power lines pass across the zone. One from east to west parallel to bypass and the Potential constraint on development along these other in a direct line from Hockliffe to Billington. Some minor rerouting is likely to take place as lines part of the residential development at Pratts Quarry Transport Routes A505, A5 and A4012 are the major transport routes, forming the boundaries of this zone Potential barriers to development

Utilities None affecting this zone

Relationship to Leighton Buzzard Town Centre some distance. However, limited local services are available at Potential need for new service provision Services Stanbridge, Tilsworth and Eggington Land fill Sites None affecting this zone

Noise Airport noise is not an issue in this zone. Noise from A5 and A505 may cause some noise To be considered disturbance Listed Buildings Some in Stanbridge and Tilsworth and Eggington To be noted

Conservation Area Eggington and Area of special character in Stanbridge To be noted and considered

Historic Parks and None affecting this zone Gardens

APPENDIX B Directions for Growth – Leighton Buzzard Zone 7 – A505 to WCML

Commentary Impact on Directions for Growth Landscape & None affecting this zone Biodiversity Designations Ancient Monuments None affecting this zone Other Green Mead Open Farm, Totternhoe Knolls, Allocated Open Space to the south of the bypass. Restricts development in these locations Infrastructure Flooding Risk/ Either side of Ouzel Brook, running south of Billington Constrains development in this location Drainage issues Mineral Consultation South of the A505 from east of Mead Open Farm to and Dunstable. Much of the Need to consult Beds CC Area area has been, or will be, subject to mineral extraction Agricultural Land 3C and 3b Need to consult with MAFF on 3b areas Quality Coalescence of Billington 500m and Little Billington 1km to the south Constrains development in this location Settlements Landforms – Billington Hill and ridge at Little Billington are significant gradients Potentially constrain development in these topography/ridge lines locations Views Unstable Land Quarrying and extraction in proposed recreation area To be noted Power Lines Power line runs NE from Billington. Potential rerouting of pylons as part of the residential Potentially constrains development development at southern Leighton Buzzard, to bring the electricity zones along the northern edge of this zone Transport Routes A505 and A4146, plus the WCML along the western edge of the zone

Utilities Sewage works at Stanbridge Ford Constrains development in this location

Relationship to New 2 form entry school and neighbourhood centre proposed in South Leighton Buzzard Potentially good facilities nearby Services Land fill Sites None affecting this zone

Noise Airport noise is not an issue in this zone. Noise from A5 and the WCML may cause some noise disturbance Listed Buildings Walkers Barn and others in Billington To be noted and considered

Conservation Area Billington Conservation Area To be noted and considered

Historic Parks and None affecting this zone Gardens