BEDFORD BUSINESS PARK at Land South of DESIGN AND ACCESS STATEMENT OCTOBER 2018

BEDFORD BUSINESS PARK 1 Bedford Business Park sits strategically in an excellent location to address a number of Bedford “council’s key employment and growth objectives – and sits as a spine of employment and innovation that could knit a number of other strategic sites employment sites together – creating a hub of innovation and commerce at the very centre of the Oxford Cambridge arc... ”

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1.1 Introduction Bedford Business Park represents a unique opportunity to provide much needed employment for both the local and wider area within a high quality landscape setting. This document sets out the overarching principles that should guide the development of this site. The indicative parameter plans illustrate how the appropriate allocation of land and defined uses will ensure that a sustainable, complementary, strategic extension to Bedford can be achieved. This Design and Access Statement (DAS) accompanies an Outline Planning Application (‘the Application’) dated October 2018. The Application seeks planning permission for an employment-led mixed-use redevelopment of the land at Bedford Business Park (‘the Site’) in the Bedford Borough Council District. The Application is submitted by Cloud Wing UK (‘the Applicant’). The Application is for Outline Planning Permission (with all matters reserved other than access). This DAS has been prepared by GSA on behalf of the Applicant. The document has been based on the Proposed Development Schedule, the Parameter Plans and other drawings to be approved. The Design & Access Statement is one of a number of supporting documents for the Outline Planning Application. It should be read in conjunction with the following supporting documentation: •• Planning Statement •• Landscape & Visual Impact Assessment •• Transport Assessment •• Ecology Report & Tree Survey •• Environmental Impact Assessment •• Flood Risk Assessment & Drainage Strategy •• Archaeology Report Background: The Proposed Development requires a large number of physical changes to the Site which constitute development, and for which planning permission is required. The purpose of the Design & Access Statement is to explain the design proposals and to illustrate how the design has evolved. The Proposed Development: This statement has been prepared in support of an application which seeks outline planning permission, (with all matters reserved other than access), to create a new Bedford Business Park comprising a mix of B1, B2 and B8 uses supported by ancillary ‘A’ class uses and associated infrastructure open space and Landscaping. The key aspects are: •• Business (B1) – 257,136sqm •• Manufacturing (B2) – 233,360sqm •• Storage & Distribution (B8) – 289,284sqm Retail (A1), Restaurant/Café (A3), Pub (A4), Takeaway (A5) – 600sqm •• N •• New road infrastructure including crossing of the railway line •• Open space, green infrastructure and landscaping. Aerial image with site red line boundary

6 CLOUD WING UK GSA 1.0 INTRODUCTION

1.2 Site location Bedford Business Park is a combination of three land parcels, together measuring approximately 221.84ha. The proposals will deliver a sustainable employment Bedford development in a strong strategic location for jobs creation. The site is adjacent to the small village of Hardwick, which consists of a few residential dwellings, a Gypsy and Traveller Site, and some commercial uses.

closed in the 1980’s. The structures, apart from one outbuilding were demolished, but the hardstanding and a clay pit remain. The second land parcel is the land south of Manor Road, east of the railway line (2). The third land parcel is the land west of

1 railway line (3). The site is located approx. 4.5 miles south of Bedford town centre, the county town Wootton of . Bedford has good range of town centre amenities and regular direct, fast rail services to London, Brighton and the Midlands. Kempston Hardwick Station is located directly adjacent to the site. It provides approximately hourly services into Bedford on the Bedford to Bletchley line.

Wixams There is also an intention to provide another future railway station at The (to the east of the site). It is anticipated that this would provide connections via the 3 Midland Main Line. 2 Kempston Hardwick The site enjoys many useful road linkages including close proximity to the A421 and boundaries that currently run along Ampthill Road, Bedford Road, Manor Road and Broadmead Road, from which potential vehicular site access points may be possible. The A421 provides dual carriageway access to the M1 at Junction 13, and the A1. The 42 bus service between Bedford, Ampthill and Flitwick currently runs alongside the site. The FL8 service connecting Maulden, Houghton conquest and Bedford also serves this area. Two public right of way (PROW) footpaths cross the land south of Manor Road. Another PROW lies along the northern boundary of the Kempston Hardwick Brickworks parcel. Part of the path occurring within the site boundary. These routes will be retained and enhanced with additional routes and connections for pedestrians Houghton and cyclists. Marston Conquest Moretaine

Site Water bodies

Developed areas / towns and villlages Primary vehicular routes

N Woodlands Local roads

Open green space Area context - site connectivity to neighbouring areas

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1.3 Site context 1. Marsh Leys Industrial Park 2. Woburn Road Industrial Estate The site is located within the proposed strategic Community Forest area. It also forms part 3. County Wildlife Site 2 of the Clay Vales: North Marston area. The immediate context of the site is defined by a post-industrial 4. Midland main line railway Attenuation Ponds landscape, containing retained and drained clay pits, re-used and derelict industrial buildings, remnant 5. Bedford to Bletchley railway landscape features, major arterial roads and two adjacent railway lines running into Bedford. Through 6. Existing waste management site 7. Future Wixams station proposals such as Bedford Business Park the area is finding a positive new post-industrial identity for the 8. Kempston Hardwick station 21st century. 9. A421 10. Residential area under construction at Wixams Former Kempston Hardwick brickworks north of Manor Road 11. Wootton 12. Scheduled monument / moat The former Kempston Hardwick Brickworks parcel is the northernmost of the three land parcels. The 13. Manor Rd housing Distribution / 14. Pub Employment western boundary of this parcel is the railway line into Bedford, and a drainage channel that forms a 15. Kempston Hardwick industry / employment tributary of the River Great Ouse. Immediately to the west are a series of large distribution warehouses, 16. Cement factory and associated parking. The northernmost tip of this parcel is bounded by the busy A421. 1 16 The northeastern boundary zigzags around some existing water features, formed during the recent works to the A421 and construction of the adjacent Marsh Leys Industrial Park. The north eastern part of the site is currently open agricultural land. 9 The eastern part of this parcel contains a former clay pit. There is a band of existing trees along this edge 11 forming a buffer between the site and the B530 (Ampthill Road). To the south east is an existing concrete works (in use) and a place of worship (Glory and Fire Ministries). Directly to the south-east is a county 3 wildlife site, containing former clay pits. 8 Kempston Hardwick Railway station forms the south-west corner of the site. The southern boundary Open Fields is defined by Manor Road and an existing vehicular level crossing. This edge currently has a deciduous 13 hedgerow in places, and a red brickwork wall in others. A short row of houses backs onto part of this 12 boundary. To the south-east is a scheduled ancient monument – a historic moat.

Land south of Manor Road, east of the railway line 7 5 This is the southernmost land parcel, currently in agricultural use. The northmost point of the site is adjacent 10 to Kempston Hardwick Railway Station. The western boundary of this parcel is the railway line into Bedford. 15 14 Immediately to the west is an area of agricultural land and the Owen land parcel. The land is almost flat. Industry / The northern boundary is formed by Manor Road. It has a line of trees and existing hedgerow. Adjacent to Employment the site, at the north-east corner are industrial / employment sites, including the BCA Bedford car auction 6 site. 4

Directly to the east is a county wildlife site on the site of the former Coronation clay pit. There is an area of existing tree cover along part of this boundary. Broadmead Road is directly to the south. To the south-west County Wildlife is a waste management site that may in the future be remediated to become a country park. Site / Waste Management Site Land west of railway line 3

This is the westernmost parcel of land. The eastern boundary is formed by the railway line into Bedford. To the north is an existing hedgerow and agricultural land. To the west is the A421. To the south is a waste management site that may in the future be remediated to become a country park.

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1.4 Planning context

The proposed development will be a highly sustainable and will deliver approximately 15,000 new jobs, reclaim a Brownfield site (the former Kempston Hardwick Brickworks) and deliver important new road infrastructure including a bridge crossing of the railway line between Stewartby and Kempston Hardwick Stations.

The site is not allocated for development within the current adopted Local Plan nor is it a proposed allocation in the emerging Local Plan to 2035. However, this is because it is the Council’s strategy not to specifically allocate any land for employment development in the coming plan period. Rather it will consider individual planning applications which come forward for strategic new employment proposals in the context of emerging Policy 75S. The application has been prepared in the context of this emerging policy which supports strategic scale employment proposals of this nature subject to appropriate justification of the need for the development and of the lack of existing allocated sites to meet the identified demand.

This justification is provided in the ‘Market Assessment Report’ prepared by Savills, which accompanies this application, who have a detailed understanding of UK market but also through its local office, a strong understanding of this area and the opportunities being presented by the recommendations of the National Infrastructure Commissions (NIC) regarding the Oxford to Cambridge growth corridor.

Although not government ‘policy’, the NIC’s advice to government carries significant weight in respect of planning and development matters. Its November 2017 report, ‘Partnering for Prosperity’ highlights the corridor as a key location for new housing and employment growth over the coming 20 – 30 years. The planned east / west rail link which will connect Oxford and Cambridge at either end of the corridor, runs centrally through the site and the A421 expressway lies a short distance to the west. As a result there are various very specific references in the report to significant growth in the Vale, south of Bedford and in particular close to existing road and rail infrastructure. The recommendations were endorsed by the Chancellor of the Exchequer in the 22 November 2017 budget.

The emerging Bedford Borough Local Plan to 2030 recognises the role that Bedford will play in the corridor advising:

“The lies mid-way between the M1 and A1 about 30 miles north of the M25. This prime location means that about half of the UK’s population is within a two hour drive. London is just over half an hour away by train and its five airports are within easy reach from Bedford by car and public transport. Improving east west transport infrastructure means that the borough is enjoying increasingly stronger links with centres in the Oxford to Cambridge corridor. Within the Golden Triangle, Bedford borough is already a great location to live and do business and its future prospects are excellent……..”

“Bedford Borough Council invites employers to ‘Invest in Bedford’, and for good reason. Bedford sits at the heart of the Oxford to Cambridge corridor and this, along with its proximity to London, makes it central for business. World class companies including Unilever, Fujifilm and Warner Brothers have already recognised the borough’s advantages and have chosen to locate here. With the identification of high quality sites to attract new investment, excellent (and improving) connectivity, a skilled workforce and most importantly a positive attitude to growth, we are confident that we can continue to diversify our economy and increasingly become the location of choice for new and expanding businesses……” Local area policy map

BEDFORD BUSINESS PARK 9 1.0 INTRODUCTION

1.4 Planning context

Different market sectors have different functional economic market areas. The distribution/warehouse sector benefits from the strategic connections provided by the A421 to both the M1 and A1 and the extent of the functional distribution market is shown in the image to right. These connections place Bedford at the heart of the ‘golden triangle’ for large scale logistics activity with almost unique east-west and northsouth connections that provide quick and uncongested access to markets in London, the Midlands and East Anglia. Crucially the strong east-west connections place Bedford on key routes between the East Coast Ports and the UK’s major centres of manufacturing and population. The same east-west connections also help to drive manufacturing and industrial activity. As a result the market reach of this sector is likely to be similar to that of the distribution sector.

Bedford borough will increasingly be a place of choice for new business. As a result the number and range of jobs on offer will improve and the completion of infrastructure projects, including significant road and rail schemes, in and close to the borough will have a positive impact on the local economy.” National Policy & Guidance – The National Planning Policy Framework (NPPF)

This application fits squarely with the Governments aims, objectives and vision for the delivery of new sustainable economic development through the planning system as set out in the NPPF. In summary:

• The development would meet the three sustainability objectives, economic, social and environmental (Paragraph 8)

• It would result in the productive use of Brownfield land (Paragraphs 63, 117 & 118) Oxford-Milton Keynes-Cambridge corridor (OMKC) location map (Source: 5th studio) • It would contribute to the local economy (Paragraph 80)

• It would provide high quality open spaces (Paragraph 96) National Infrastructure Commission - Partnering for Prosperity (November 2017)

In addition to this general compliance with the NPPF the application proposals also respond directly to the recommendations of the Governments key growth advisors in the form of the National Infrastructure Commission (NIC).

The NIC places Bedford at the centre of the Oxford to Cambridge Growth Arc and advises that across the corridor the aim should be a doubling of housebuilding rates to deliver “one million new homes by 2050” and associated employment growth to service the new homes proposed. The report’s recommendations are that there should be:

“concentrated growth in the Marston Vale between Milton Keynes and Bedford, focused around a few key rail nodes in the area, and providing the critical mass to expand local services”

“major development around Bedford, supported through the introduction of East West Rail services and the wider connections that exist via the Midland Mainline”

It is difficult to envisage a more appropriate site than this application site in the context of these NIC recommendations given its location within the Vale, south of Bedford, adjoining a railway station and with direct access to the A421 expressway.

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1.4 Planning context The Bedford Borough Core Strategy & Rural Issues DPD (2008)

The proposal also complies fully with Core Strategy Policies:

• CP2 which encourages the re-use of Brownfield land.

• CP3 which seeks to direct most new development towards the defined ‘Growth Area’ of which Stewartby and the Marston Vale form a key part.

• CP10 which sets out a jobs delivery target of 16,000 by 2021.

• CP11 which sets out the Council’s intent to deliver new employment development in the period to 2021. The Growth Area is the favoured location.

• CP22 which seeks an enhancement of Green Infrastructure in the borough

The proposal has regard to the following Policies from the Bedford Allocations and Designations DPD (2013):

• AD2 which seeks to ensure all new development follows principles of sustainable design and construction.

• AD25 which supports development which furthers the aims of the Forest of Marston Vale.

• AD28 which requires the provision of new open spaces within new development.

Finally in terms of the development plan the proposals comply with the following policies of the Bedford Borough Local plan (2002):

• E19 which seeks to resist the loss and promote the delivery of new employment land.

• NE3 which seeks to protect County Wildlife Sites.

• NE4 which seeks to protect trees and hedgerows.

• NE18 which seeks to protect the character of existing villages.

• BE8 which seeks energy efficiency in new developments.

• BE29 which seeks high standards of design in all new development.

• BE31 which seeks the provision of design statements with new development proposals.

• BE38 which requires the provision of high quality landscaping in new development. The Emerging Bedford Local Plan 2030

Explanation as to the way in which the application addresses and complies with these policies is provided within the accompanying planning statement and the various chapters of the associated Environmental Statement.

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1.5 The vision

The site is located within easy reach of the A421 – and closely to the M1 and A1 – providing excellent east –west and north – south connectivity.

The application site represents an excellent, sustainable opportunity to enable Bedford to contribute towards the Oxford Cambridge growth corridor objectives Grow whilst delivering very significant economic, social and environmental benefits for the Borough and its residents. Bedford itself sits right in the middle of the corridor and is well placed to provide world class innovation, entrepreneurial and research type facilities, alongside key logistics and distribution infrastructure – all reflective of Develop emerging and future economies.

The Bedford Borough Growth Plan (2018-2022) outlines some key local objectives, Enhanced employment offer to in particular the main aim of creating the right conditions and environment to both support growth and strategic create jobs and stimulate economic growth. housing sites... New businesses attracted to This includes creating space for local businesses to grow alongside attracting new Bedford / relocation businesses to the area.

The diagram on this page shows some of the key strategic objectives of Bedford B e Business Park - in both creating a space for smaller innovative businesses to grow and d flourish as well as creating world class facilities to attract new businesses to the area. fo r d Bedford Business Park will offer the space and accommodation to achieve these Expansion and growth B growth and development objectives. of existing businesses u s i within Bedford n

e + s s

P

a r

• Start Ups k ‘Future Proof & Viable’ Bedford • Training & Skills Provide a range of use and Strategy employment types which • Incubators Buildings that have the potential reflect the needs of the current to accommodate a range of and future economy (B1, B2, uses on one site (ie warehouse, B8...) offices, laboratories, manufacturing) Provide purpose built, attractive, aspirational accommodation that is well integrated with excellent transport links... Room to grow and expand A range and mix of suitably progressively without having sized accommodation... to relocate...

Economic Strategy Diagram - Creating the Right Environment for Employment: at Bedford Business Park

12 CLOUD WING UK GSA 1.0 INTRODUCTION

West of B530 1.5 The vision Woburn Industrial Business Area Estate Strategic Sites for Business identifies a number of sites south of Bedford in the vicinity of the site which would be suitable for contributing towards the local growth objectives.

Supported by research presented in the Savills Market Assessment Report, which has been carried out to support this application, we believe that Bedford Business Park sits strategically in an excellent location to address a number of Bedford council’s key employment and growth objectives – and sits as a spine of employment and innovation that could knit a number of other strategic sites employment sites together – creating a hub of innovation and commerce at the very centre of the Marsh Leys Oxford Cambridge arc. Business Park

K R A P

S S E

N I S

Marston Vale U B Innovation Park

D

R

O F

D

E

B

Coronation Business Park

Stewartby Business Area Existing Employment Sites Strategic Sites Identified by BBC Wider employment sites diagram

BEDFORD BUSINESS PARK 13 2.0 HERITAGE AND CHARACTER

2.1 Character analysis

The industrial buildings on the site were largely demolished after the brickworks were closed in 2010. Few images remain. But those that do show large scale brickwork buildings with tall, slender chimneys made from the characteristic red clay of the area.

Today the area is still dominated by employment uses and industrial buildings. Directly to the north-west, next to the A421 there are large retail distribution warehouses which form the Marsh Leys Industrial Park. These are very large, generally single storey buildings, set within areas of parking, with landscaped screens around the plots. The other side of the A421 is the Woburn Road Industrial Estate. These are slightly smaller scale industrial / commercial units, dominating the view of the southern edge of Bedford (as viewed from the A421). They are a mixture of 1 and 2 storey buildings, treated in a range of different materials and colours.

Directly to the north is the Interchange Retail Park on Race Meadows Way. This is a retail park, served by car parking. It is an L-shape of predominantly single storey, flat roofed retail units including TK Maxx, Argos and Wilco.

The Supreme Concrete and CEMEX works are industrial complexes including tall buildings elements - conveyors and silos. The Glory and Fire Ministries worship space is a single storey red brickwork building, with a red-brown concrete tile pitched roof and brickwork boundary condition. The G Moore and Chloride Continuous Power buildings are metal industrial buildings. BCA Bedford, on Kiln Road is a large 1-2 storey industrial building.

There are very few residential buildings within this area, the exception being those on Manor road in Kempston Hardwick. These are domestic scale buildings, generally two storeys. The dominant material is render with red – brown tile roofs. The AJ Hassall Farmstead next to the A421 contains a range of 1-2 storey domestic and agricultural buildings. The predominant material is brickwork in red and buff, with slate grey or red tile roofs.

The site does not contain any nationally designated (protected) heritage assets such as scheduled monuments, listed buildings or registered parks and gardens. Although the Scheduled monument of the Site Boundary post-medieval moated site at Kempston Hardwick (NHL ref 1012312) is immediately adjacent to the east boundary towards the centre of the site. The scheduled monument currently forms part of private property. Manor Rd The site is not within an Area of Archaeological Notification as designated by Central Bedfordshire Council.

A number of design recommendations could be incorporated into the proposed development including the following: Historic Moat

• Recommended design interventions include leaving an adequate buffer around the Scheduled Monument site (needs consultation with Council/Historic ), to conserve its current landscape setting.

• Reduction in the scale of the proposed development around the scheduled monument site.

• Provision of adequate screening (vegetation) between the development site and the scheduled monument Private residences site.

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2.1 Character analysis

Northern boundary attenuation ponds from A421 Sainsbury’s TU Logistics Building - Marsh Leys Business Park Manor Road residential properties

Bedford Road - South Western edge of site Coronation Pit viewed from site Kempston Hardwick railway station

BEDFORD BUSINESS PARK 17 4.0 DESIGN EVOLUTION & PROPOSED DEVELOPMENT

4.2 Key placemaking principles Creation of employment space for both existing and new businesses within Bedford

Create a highly accessible new site which is linked A well integrated parking and servicing strategy to together by a generously landscaped central spine meet the different requirements of each use class, link - and integrates with it’s landscaped setting and mitigating visual impact of such infrastructure through surrounding context carefully planned design and landscaping

Employment

Access & Integration Parking & Servicing

Placing green infrastructure at the heart of the Create a strong and unique sense of place which development with the opportunity to connect to Bedford Green Infrastructure Heritage draws upon existing site features - including adjacent green spaces and country parks beyond, & Ecology Business topography and ecology and the retention and enhancement of existing PRoWs Park

Innovation & Mix of Use Incubation Classes

Sustainable & Viable

Promotion of technological innovation industries, Provision of different use classes that have a synergy and avoid futureproofing employment opportunities within over provision / saturation of any one use class. A report has Bedford - alongside suitable ‘incubator’ spaces for been undertaken by Savills to support the proposed uses and smaller or growing businesses amounts.

Provision of employment uses that are viable and sustainable in the long term. Creation of an attractive and aspirational environment that businesses want to move to

BEDFORD BUSINESS PARK 35 4.0 DESIGN EVOLUTION & PROPOSED DEVELOPMENT

4.5 Illustrative masterplan

The creation of distinctive character and townscape, derived from its local context is fundamental to the delivery of high quality schemes. The vision for this site is to create high quality, sustainable innovation and employment hub, set within a generous landscaped setting, which also reflects the historic character of the site.

The formation of character areas within Bedford Business Park is derived from the current site features. Existing natural and post industrial landscape features have directly influenced the design and townscape character of the Masterplan.

The scheme draws upon the opportunities and assets of the site and takes inspiration from the local context - thus strengthening identity and creating a sense of place. This is underpinned by careful consideration of:

• Appropriate land uses and relationships • A robust access and movement strategy • Maximising and enhancing open space and landscape • The provision of much needed high quality employment space – both for new businesses relocating to the area and existing local businesses looking to grow.

The Bedford Business Park Masterplan illustrates how the scheme is designed to integrate with and act as a good neighbour to existing neighbouring landscape spaces and land uses. Careful consideration of layout, building forms, heights, character and typologies, is critical to ensuring that the proposals respect the existing character of the area. In addition, the enhanced landscaped spaces and generous public realm can be experienced and enjoyed by both employees working at Bedford Business Park and residents of the wider surrounding areas.

N

BEDFORD BUSINESS PARK 41 4.0 DESIGN EVOLUTION & PROPOSED DEVELOPMENT

4.6 Land use

The adjacent Land Use Plan illustrates the strategy of incorporating employment parcels of B1, B2 and B8 use classes across the site.

B1 uses are mainly focussed at the access to the site from the Old Bedford Road – creating a high quality entrance gateway to the site. Further B1 uses are proposed on the site of the former Kempston Hardwick Brickworks – a former site of manufacturing and innovation. Today this could translate into the provision of incubator work spaces for start up enterprises and firms specialising in technological innovation. Further B1 uses are proposed surrounding the existing lake, taking advantage of the desirable setting and close proximity to Kempston Hardwick Station. A small amount of ancillary / supporting A1 – A5 use classes is also proposed for this area close to the transport hub and proposed B1 uses.

B2 and B8 uses are interwoven throughout the remaining site areas – with B8 uses, which are typically the largest buildings on the site – located in areas where they are well screened from outside of the site, where possible. Enhanced planting will be proposed within buffer spaces adjacent to these buildings to further mitigate visual impact.

The generous provision of open space and woodland permeates the site and ensures that workers and people living in the local area will benefit from the high level and quality of open space.

Proposed B1 uses Proposed B2 uses Proposed B8 uses Proposed green infrastructure & public open space Existing retained blue infrastructure Main landscaped vehicular access corridor Area for potential integration of small scale A1-A5 use classes N

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4.7 Access and movement

Access and Movement

The site is located in an area which is accessible by a broad range of travel modes including walking, cycling, bus, rail and also by car. In the vicinity of the site, there are a number of Public Rights of Way (PRoW). Kempston Hardwick Rail Station is located on the western boundary of the site which operates on the Marston Vale rail line serving stations between Bletchley and Bedford. Bus stops are provided on Ampthill Road near the junction with Manor Road which offer connections to Bedford and Flitwick. Therefore, the site offers excellent opportunities for future users to walk, cycle and use public transport as the main mode of travel.

Movement Priority

The proposed development has been designed to ensure that the site is accessible by all modes, with active travel modes (walking and cycling) being prioritised.

The site promotes walking and cycling through the use of “Active Travel Corridors” which accommodate segregated walking and cycling routes throughout the site which connect to the existing walking and cycling network in the area surrounding the site, particularly Marston Vale Country Park. Active Travel Corridors will assist in delivering the vision to create a place designed for healthy lives and wellbeing.

The site layout allows for an enhanced Rail Station in the area surrounding the existing Kempston Hardwick Rail Station.

All roads within the site have been designed to be low speed to encourage walking and cycling.

Signage and wayfinding will be incorporated into the development not only for the benefits of employees but also visitors travelling through the site along PRoW 1 and 2 which will be enhanced through the proposed bridge which will provide vehicle, pedestrian and cycling links across the railway line.

Pedestrian connectivity from Kempston Hardwick Rail Station to all parts of the site has been prioritised within the design with desire lines to the key areas of employment.

A412 Existing local road connections Primary road access corridor Secondary accesses to parking and servicing Existing retained PRoW Proposed pedestrian and cycle connections Kempston Hardwick Railway Station Area for potential enhancement to Kemspton Hardwick Station Railway line - Bedford to Bletchley Railway line - Midland Main Line

BEDFORD BUSINESS PARK 43 4.0 DESIGN EVOLUTION & PROPOSED DEVELOPMENT

4.7 Access and movement

Internal Street Hierarchy and Character

The proposed layout has been structured around a well-connected, overlooked and permeable network of streets and footpaths which are designed to cater for both transport and place functions. Together they create a clear movement hierarchy that makes it easy to find one’s way around the development and provides site- users with a sense of character and identity.

The main vehicular routes throughout the site have been designed to accommodate HGV traffic and encourages lower speeds through design. The character of the main vehicular routes has been designed as a green corridor with public open spaces bounding the links with planted trees.

Overbridge Design

The development will provide an overbridge in the centre of the site to improve east-west accessibility across the rail line for all users. The overbridge will provide a carriageway to accommodate HGVs in each direction and will provide segregated pedestrian and cycle facilities.

Sustainable Transport Strategy

A sustainable transport strategy has been developed for the site which builds upon the sustainable vision set out within the NPPF and Local Transport Plan. Further details are provided in Vectos’ Transport Assessment that accompanies this application

Car and Cycle Parking

Car and cycle parking will be provided on-site in line with local standards. Car parking provision on-site will strike a balance between the need to travel outside of peak hours using public transport and the sustainable travel options available in future.

Cycle parking will be provided in well-lit areas which are overlooked and secure.

Access Vectos junction and access designs The site will provide three points of vehicular access. The primary eastern access will be taken from Ampthill Road via a new three arm roundabout. The primary western access will be taken from Bedford Road via a new three arm roundabout. The southern vehicle access is taken off Broadmead Road and will result in the re-prioritisation of Broadmead Road with the major arm now comprising the site entrance.

The site will provide multiple points of pedestrian and cycle access along its boundary which will enhance the site’s permeability and connectivity to the surrounding transport networks.

Sectional design of proposed bridge accross railway

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4.8 Scale and massing strategy

The proposed massing principles respond to the local conditions, context and the varied character of the site.

Generally the proposed buildings will range in height dependent upon their use. A maximum 16m parameter has been proposed where B1 and B2 use classes are proposed – which provides a robust upper height parameter to accommodate these building typologies.

In areas of the site where B8 use class buildings are envisaged, which are generally larger building typologies, we have proposed a maximum 20m height parameter to reflect this.

The locations of buildings within development parcels are not yet fixed, and whilst we are showing height parameters for the entire developable area it is likely that building footprints will occupy a smaller percentage of the overall developable area, with the remaining space being utilised for parking, servicing and landscaping.

Up to 16m above ground level Up to 20m above ground level

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4.9 Existing and proposed land budgets

Hand in hand with the design of the emerging layout, overall quantum of development has been carefully considered and analysed against the existing site.

The adjacent Land Use comparison diagrams are based on the shape and area of the site. Each slice relates to a specific land use in terms of area (but not its location or distribution).

One key point of difference is the provision of properly accessible and usable open space in the proposals. Currently the site areas are not highly accessible and only a very small percentage of the open space on the site can be used and enjoyed by the public through public rights of way. Much of the proposed green infrastructure will all be highly accessible and well connected for the benefit of the wider public and people working at Bedford Business Park.

It will also be possible to include further landscape spaces and tree planting within the developable areas of the site to further increase the provision of green space and site landscaping.

Water Bodies & Drainage Channels (2.2%) Water Bodies & Drainage Channels (2.1%) Existing Green Space (67.2%) Proposed Green Space (13.5%) Existing Planting (6.4%) Retained Existing Planting (4.9%) Former Kempston Hardwick Brickworks / Hardstanding (4.1%) Attenuation Ponds (3.8%) Worked Clay Pits (7%) Landscaped Access Corridor (6.5%) Worked Land (12.3%) Development Area (68%) Existing Highways / Roads (0.6%) Existing Highways / Roads (1%) Railway Line (0.2%) Railway Line (0.2%)

Existing Site Proposed Site

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4.10 Phasing & Infrastructure Delivery Phase 1

Phase 2 Indicative phasing strategy: Phase 3 The area shown as Phase 1 is the location of the former Kempston Hardwick Phase 4 brickworks. The clay beneath the former kiln buildings will require some remediation to avoid uneven heave in order to provide a suitable platform upon which to build. Phase 5 Phase 2 will see the construction of the proposed bridge over the railway line and the main road infrastructure

Phase 3 shows construction of employment uses in areas where no remediation works are required – other than land to the very south of the existing Arnold White land.

Phase 4 is a large part of the existing Kempston Hardwick site – which contains the existing clay pit and change in topography. This area is to be levelled as part of the proposed site levels strategy – achieving as close to a cut / fill balance as possible – prior to construction.

Phase 5 is the most southerly parcel of development area and will be the last phase of development

BEDFORD BUSINESS PARK 47 5.0 LANDSCAPE & OPEN SPACE

5.1 Strategic open space strategy

The landscape and green infrastructure strategy for the site is shown opposite, and consists of the following elements:

Woodland structure planting & site edges • These areas will be designed to buffer effects of the buildings from the surrounding landscape (including the railway line running past/through the site) and also to provide green infrastructure links to the surrounding landscape and throughout the site, however, some glimpses of the site will be created at key locations in order to integrate the development with the wider environment. • Woodland buffers will be a minimum 20m wide – with an increase in width adjacent to the historic Moated Site and in the south eastern corner of the site where additional buffering is proposed to provide long term screening of views from the ridgeline to the southeast. • The woodland planting will provide a significant contribution to the aspirations of the Forest of Marston Vale. • Buffers will include gentle mounding, as recommended within the LVIA, which will help to increase the effectiveness of proposed screening. • Hedges will be incorporated along both sides of the buffers to maximise screening potential at lower level; and the edges of the woodland areas will also include a high percentage of evergreen species planted at higher density to ensure maximum screening and wildlife benefit.

Landscaped spine road • This will consist of an informal avenue of trees in randomised groups planted into wide grass verges on either side of the central spine road corridor, and will incorporate footpaths, cycle routes and SUDs features. • Hedges will also be incorporated either side of the spine road along plot frontages in order to unify the character of the road corridor. • The four character areas proposed on the site (see section 6 below) would also be reinforced through the choice of hedge and tree planting species in each area.

Principle site entrances • Planting will be strategically located to frame views of key buildings at both main site entrances.

B2 and B8 use class areas • Planting will be focused around edges of these plots so as not to interfere with the operation of the proposed uses. • Native hedges and woodland planting strips will be used along plot boundaries to separate individual units and provide additional green infrastructure links for wildlife – linking to woodland structure planting around site boundaries. • Staff car park areas will contain trees within island beds where space allows.

B1 use class areas • Around the B1 offices external areas will be characterised by large car parking areas for office workers and will include tree and shrub planting within island beds. • Single species hedgerows will be used to separate plots and to give uniformity to the office developments - but planted with native species for maximum wildlife benefit. • Within these areas amenity spaces are associated with nearby attenuation facilities which can be designed to contain permanent water.

50 CLOUD WING UK GSA 5.0 LANDSCAPE & OPEN SPACE

5.2 Biodiversity & habitat Attenuation pond Swale routes Central lake

Existing planting within site • The existing lake has a high ecological value as a habitat - which will remain undisturbed by our proposals. Existing key planting bordering site • A circular pedestrian amenity route is proposed to the outer edge of the lake area. • There may be the opportunity for a bird hide type space to allow viewing of wildlife. Proposed planting Other attenuation areas & habitat link Proposed green infrastructure & habitat spaces Existing blue infrastructure • We propose to create a series of linked ponds, swales and seasonally wet attenuation areas which will be planted with wildflower grass seed mixes. County wildlife site area within site • These will be enhanced with native marginal aquatic and native pond edge species to further maximise County wildlife site area adjacent to site biodiversity and visual interest. • Our main ‘habitat link’ area to the eastern edge of the Arnold White land links the existing offsite water features and county wildlife sites adjacent. • These spaces can be further enhanced with wood and rock piles, bird nesting boxes and bat boxes to provide maximum habitat diversity.

The landscape proposals for the site include habitat enhancements in order to strengthen retained features as well as providing additional biodiversity gains. The proposed development incorporates significant areas of additional native woodland and hedgerow planting as well as species-rich grassland, wetland grassland and SUDs features.

Planting Strategy

For a detailed list of potential plant species please refer to Appendix A

BEDFORD BUSINESS PARK 51 Illustrative precedent image of B1 uses set within generous landscaped public realm

54 CLOUD WING UK GSA 6.0 CHARACTER AREAS & ARCHITECTURAL LANGUAGE

The creation of distinctive character areas is fundamental to the diversity of legible townscape. Each character area responds to its particular location and context. Whilst

different in character there is a clear progression between the character areas which share references in terms of colours, massing and materials. This progression will ensure that the development benefits from variety but remains cohesive as a whole.

Key points for consideration in definition of Character Areas:

Kempston Hardwick - • Range of diverse character areas specific to location, landscape character and Plateau context.

• Creation of a unique sense of place

• Character areas informed by the main areas of public realm and building types.

• Use of a complimentary palette of materials appropriate for each different use

class of building.

• Coherent approach to the development as a whole, unified through generous site The Brickworks -

Innovation Hub landscaping and a tree lined spine road. Amp

421

A thill Rd thill

Business Gateway Coronation Fields

BEDFORD BUSINESS PARK 55 6.0 CHARACTER AREAS & ARCHITECTURAL LANGUAGE

6.1 Business gateway

A landmark gateway to the site with focal buildings framing the main arrival and entrance space to the site.

This area is characterised by the generous landscaped access route running though the centre of the site area from the site gateway through to the new bridge connection over the railway line.

This part of the site accommodates high quality B1 use class buildings comprising of offices, space for research and innovation and some light industry.

Buildings sit either side of the central landscaped access corridor to frame the route, with landscaped buffers of planting proposed to the outer site boundaries to provide an element of site enclosure and mitigate visual impact = View point of the development on surrounding areas.

The River Ouse tributary is enhanced as a potential habitat corridor – including areas for attenuation ponds and biodiversity. This area can also provide an external green amenity benefit for people working at Bedford Business Park to enjoy.

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6.1 Business gateway

BEDFORD BUSINESS PARK 57 6.0 CHARACTER AREAS & ARCHITECTURAL LANGUAGE

6.2 Coronation fields

The Coronation Fields are proposed to accommodate a mix of typologies with B1 uses within close proximity of Kempston Hardwick Station in the north, larger B8 use class buildings on larger plots to the east and a range of B2 accommodation to the east and the south.

The character of the area is development parcels set amongst an integrated green infrastructure network, rich with biodiversity and incorporating swales, SUDs and attenuation ponds as key landscape features. A further dedicated habitat link is proposed along the eastern site boundary to connect two adjacent county wildlife site areas.

A substantial grouping of mature trees is retained to the eastern edge of the site, at the southern end of a retained and enhanced historic hedgerow. The line of the historic hedgerow helps to define the route of the main access corridor through the site and is made a key feature.

Buildings in the area have the potential for some areas of green roofs for further enhanced biodiversity.

Some of the larger building forms are set back sensitively behind landscaping, away from the main route through the site . The perimeter landscaping of the main access corridor also helps to screen parking and servicing areas from the public realm.

= View point

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6.2 Coronation fields

BEDFORD BUSINESS PARK 59 6.0 CHARACTER AREAS & ARCHITECTURAL LANGUAGE

6.3 The Brickworks - Innovation hub

The Brickworks accommodates predominantly B1 use classes to optimise the value of its lakeside setting and proximity to Kempston Hardwick Station. There is also a small amount of B2 uses proposed to the north of the site, set between green landscaped routes and attenuation ponds.

There is an opportunity for buildings on the site of the former brickworks to evoke the heritage of the site through the emerging architectural language – reflecting a more industrial character – which may transfer through to a lighter, more contemporary language towards the lake.

The central route corridor runs through the middle of the character area and passes by the edge of the lake, which helps determine the location of the route in this area.

The existing lake – a rich habitat environment – is a central feature of the character area and it’s existing drainage channel to the River Ouse id maintained and incorporated within the green infrastructure network.

Proposed wooded boundaries provide containment to the edges of the site – with enhanced planted screening provided to the eastern edge of the site alongside the adjacent historic moat, so as not to impact upon its setting.

= View point

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6.3 The Brickworks - Innovation hub

BEDFORD BUSINESS PARK 61 6.0 CHARACTER AREAS & ARCHITECTURAL LANGUAGE

6.4 Kempston Hardwick Plateau

The Kempston Hardwick Plateau is situated in an areas historically associated with mineral extraction and which currently features a large former clay pit. This area is proposed to be levelled, achieving a cut and fill balance on site – creating a level site area.

A landscaped site gateway is proposed, connecting to the Ampthill Road. Focussed views will be created into the site here towards a focal entrance building. South of the gateway an existing mature group of trees are retained and enhanced.

The accommodation within this character area is proposed to be a mix of larger B8 and B2 use classes, as this area of the site provides optimum flexibility in terms of potential development parcel sizes.

Attenuation ponds are situated to the northern site boundary edge from the entrance through to the north west of the site where the existing drainage = View point watercourse heads northwards towards the River Ouse.

This watercourse also runs along the western edge of the site and is fed into by a number of on site attenuation ponds, which will also provide strong focal landscape features within the site.

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6.4 Kempston Hardwick Plateau

BEDFORD BUSINESS PARK 63 7.0 SUSTAINABILITY

7.1 Approach to sustainability

Sustainable Development encompasses economic, social and environmental issues can be defined as:

“ Development that meets the needs of the present without compromising the ability of future generations to meet their own needs.” - Brundtland Commission”

The applicant fully embraces the principles of sustainable development and have held them at the forefront of their thinking when producing this development proposal.

Methods of achieving carbon reduction and reducing reliance on natural resources within developments are constantly evolving and options both current and future, which could be considered for integration at Bedford Business Park, could include:

• The development will be compliant with Council policy • Establishment of Car Sharing programs and provision of electric charging points • Promotion of Sustainable Transport options for residents • Promotion of low carbon and renewable energy technologies • Sustainable urban drainage solutions • Encouraging ecology and biodiversity • Good access to public transport • Long term travel planning management and monitoring • Established resource efficiency targets – reducing demand and consumption for; energy, waste and water • Waste management and recycling strategies • Installation of water conservation measures and water efficient appliances • Low energy lighting • Building, roof and window orientation considered to optimise passive solar gains • The conservation of existing trees on the site where possible • Distinctive character areas create a sense of identity

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7.1 Approach to sustainability

Buro Happold’s Energy and Sustainability Statement sets out the sustainability strategy for the development in line with planning policies:

• A minimum 10% reduction in carbon emissions below the normal requirement set by the Building Regulations • The support of at least 10% of regulated energy consumed in the new development to be provided from decentralised and renewable or low-carbon energy sources • A BREEAM “very good” standard or equivalent. There is no specific BREEAM rating specified within local policy and as such, the development will voluntarily adopt a minimum target rating of BREEAM Very Good, which aligns with industry best practice.

In order to achieve the target energy efficiency the following strategies will be proposed in the detailed design of commercial buildings;

• Improving the envelope thermal performance • Utilising mechanical ventilation with heat recovery • Natural ventilation through adequate provision of openable windows removes the need for comfort cooling.

The results from Building Regulations Part L calculations based on each typology demonstrated that the above energy efficiency design strategies have the potential to achieve an average 34% improvement over building regulations.

BEDFORD BUSINESS PARK 67 8.0 SUMMARY

Our application for Bedford Business Park will provide much needed strategic employment space for the city of Bedford, within the Oxford – Cambridge growth corridor in a highly sustainable location close to key road and rail links.

Our design led business park proposals, set within a generous landscaped setting create a range of employment opportunities across a number of different industries and sectors and will create in the region of 15,000 new jobs.

The above is achieved alongside the retention and enhancement of key site features, the enhancement of wider site connectivity and the creation of a new employment environment with a site-specific contextual character.

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