APPENDIX B Directions for Growth – Dunstable / Houghton Regis / Luton Zone 4 Zone 1 Zone 2 Zone 3 Zone 5 Zone 6 Factor Sundon Road - Luton Totternhoe - 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 - Leighton Buzzard 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 – Hockliffe 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 Luton Airport, 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 Icknield 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 Icknield Way path 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.