APPENDIX B Directions for Growth - Development Constraints

Summary and Conclusions

Luton/Dunstable/Houghton Regis Zone 1 – Totternhoe to the A5

Zone 1 has some major constraints to development, including several County Wildlife Sites, a SSSI, the conservation area at Sewell and the ancient monument at Maiden Bower. Due regard should also be afforded to the green lanes and tracks at the west of Dunstable. Some potential for growth may be possible in the land adjacent to the north-west edge of Dunstable (adjacent to Hillcroft), which is bounded by the green lanes, tracks and dismantled railway line. Any possible development here should preserve the separation from Sewell and have regard to the constraints mentioned above.

Access to the area is potentially limited, with extensions to existing residential routes being the most likely access option. Access to facilities and services should be relatively easy with the close proximity of schools, shops and transport routes in the adjacent residential area.

Luton/Dunstable/Houghton Regis Zone 2 – A5 to the A5120 Bedford Road

Constraints within Zone 2 are significant, with a large County Wildlife Site and SSSI forming part of the zone. Although at an early stage of consultation and the exact route to be confirmed, it is likely that the proposed A5 – M1 link road will run through the zone in an east-west orientation which may compromise growth potential. The sewage works in the western half of the zone are also a significant constraint and together with the steep topography of the area may compromise development potential. The disused pit offers the first constraint and immediately beyond this lies the sewage works some 800m from the northern edge of the built development.

However, the eastern side of the zone is less constrained. Whilst this may be the case, any development should ensure that Bidwell, and Thorn further north, are not overwhelmed by new housing. Access could be created from the A5120 Bedford Road or through existing residential roads at the north western edge of Houghton Regis.

Luton/Dunstable/Houghton Regis Zone 3 – A5120 – M1

Similar to Zone 2, development in Zone 3 should have regard to the proposed A5-M1 Link road which may run through here in an east-west direction. Toward the eastern side of the zone, consideration should be afforded to the existence of pylon lines which run in a north-south direction. Whilst the pylons may provide a potential constraint, development opportunities may exist within that eastern area of the zone. In particular, the parcel of land which is bound by the northern edge of Houghton Regis, the A5120 and the line of the electricity pylons. Access to the zone could be from the existing residential roads in Houghton Regis, Sundon Road or possibly from the A5120. As with Zone 2, it will be important to retain some separation with Bidwell, to avoid coalescence with the settlement.

Luton/Dunstable/Houghton Regis Zone 4 –Sundon Road to Luton Boundary

Compared to the other zones within the Luton, Dunstable and Houghton Regis area, constraints here are minimal with the exception of an area of indicative floodplain (approx. 21ha) to the west of the M1 and the four sets of pylon lines which run between the eastern edge of Houghton Regis and the M1. Future possible works within this zone include motorway widening together with the proposed creation of M1 Junction 11a at Chalton which may compromise growth potential.

Luton/Dunstable/Houghton Regis Zone 5 – M1 to A6

Whilst at an early stage of consultation, it is likely that the M1 to A6 Link road will run through this zone in an east-west direction. Beyond the safeguarded route, much of the land is designated as AONB/AGLV so development will be heavily constrained. To the south of the proposed safeguarded APPENDIX B route, two County Wildlife Sites are also present. The electricity pylons running across the zone may further constrain development.

Notwithstanding the above, development opportunities may exist between the northern boundary of Luton and the proposed M1-A6 Link.

Luton/Dunstable/Houghton Regis Zone 6 – A505 to B653

North Herts area. To be completed following advice from NHDC

SBDC area is covered by AGLV, indicative floodplain along valley at B653, several county wildlife sites and ancient monument at Someries Castle.

Leighton Buzzard Zone 1 – WCML to County Hedge/AVDC boundary

This zone, on the south west side of Leighton Linslade, is mostly covered by AGLV designation. There is some land adjacent to the WCML that is not covered by this designation. However, this area has been the subject of previous mining activities which may compromise development opportunity. In addition, electricity pylons are also located in this area. The Leighton Buzzard – Stoke Hammond bypass and the A505 form a physical boundary to this zone along the south and western sides of the area. It may be unlikely that land beyond the route of these roads will be suitable for residential development.

Leighton Buzzard Zone 2 – AVDC area

Aylesbury Vale area. To be completed following advice from AVDC

Leighton Buzzard Zone 3 – B4032 Soulbury Road to Brickhill Road/Heath Road

This zone is almost entirely designated as AGLV, plus several CWSs and a SSSI at Stockgrove Park. Whilst the zone is largely flat and therefore offers opportunity for growth potential, these constraints plus Linslade Wood, the Grand Union Canal, Stockgrove Park and formal recreation open space may reduce development potential. The River Ouzel corridor and associated floodplain create further potential constraints.

In terms of transport and utilities, development could be constrained by the Grand Union Canal, the railway, the Leighton Buzzard to Stoke Hammond bypass and sewage works situated immediately to the west of Leighton Buzzard.

Leighton Buzzard Zone 4 – Brickhill Road/Heath Road to Eastern Way

Development potential to the north east of Heath and Reach could be restricted by Kings Wood and Bakers Wood, the Double Arches County Wildlife Sites and Sites of Special Scientific Interest. Some 800m to the east of Leighton Buzzard lies the Nine Arches Pit which is also designated as a County Wildlife Site and Site of Special Scientific Interest which may create further constraints to future development.

With the exception of sand workings which are generally located north east of Heath and Reach, the land is largely flat. Other potential constraints include the Anglo Saxon Burial Ground to the west of Heath Road and the Heath and Reach Area of Special character which runs along Plantation Road.

Leighton Buzzard Zone 5 – Eastern Way to Hockliffe Road

In topographical terms, the land here rises in an easterly direction toward the settlement of Hockliffe. Within this zone, development potential could be constrained by Clipstone Brook to the east of Leighton Buzzard. Running in an east-west direction through Leighton Buzzard, potential development along the brook may be constrained on flood plain grounds. Also, consideration should be afforded to the flood protection works that the Environment Agency wishes to carry out in the vicinity of Clipstone Farm. To APPENDIX B date, no formal application has been submitted for this purpose. Consideration will have to be afforded to the Leighton Buzzard Narrow Gauge Railway line which runs in a north easterly direction to Stonehenge works and the A5 to the east of the zone. The SSSI and CWS at Mile Tree Road may create further potential barriers to future development.

Leighton Buzzard Zone 6 – Hockliffe Road to A505

Potential development in Zone 6 should preserve the individual village character of Eggington and Stanbridge, so the eastern boundary of the zone may need to fall some way short of those villages. Within the remaining area, however, there is little constraint on development – there are no significant landscape designations, and access to the land may be possible from Hockliffe Road and Leighton Road (Stanbridge). The presence of electricity pylons within the zone, adjacent to the A505 and running north east through the site towards Hockliffe may cause some difficulties. The County Wildlife Site at RAF Stanbridge may also restrict development on the eastern edge of Leighton Buzzard.

Leighton Buzzard Zone 7 – A505 to WCML

The zone south of the A505 is not covered by any significant landscape designations, other than open space proposals to be implemented as part of the urban extension at Southern Leighton Buzzard. However, the A505 creates a major barrier, and the distance from the zone south of this road, to the centre of Leighton Buzzard is significant. Development in this area should preserve the village character of Billington, and the topography of the land around Billington means that development may not be able to progress far from the line of the A505. The possible relocation of electricity pylons and anticipated future quarrying south of the A505 within this zone will also inhibit potential growth within Zone 7, which may leave little scope for potential future development.