BEADLOW PARK Central Council Call for Sites 2016 Planning Report on behalf of the Firoka Group April 2016

BEADLOW PARK

Central Bedfordshire Council Call for Sites Consultation 2016 Planning Report on behalf of the Firoka Group

DLA Ref: 2015/287 April 2016

CONTENTS

1.0 EXECUTIVE SUMMARY ...... 1 2.0 INTRODUCTION ...... 2 3.0 STRATEGIC CONTEXT ...... 3 4.0 OUTLINE OF SITE ...... 7 5.0 OUTLINE OF PROPOSAL ...... 14 6.0 INFRASTRUCTURE DELIVERY ...... 27 7.0 SITE CONSTRAINTS ...... 30 8.0 DETAILS OF PROPOSAL ...... 33 9.0 CONCLUSIONS ...... 35

1.0 EXECUTIVE SUMMARY

1.1 This report proposes the development of a sustainable new An illustrative concept masterplan has been produced showing a settlement on part of the Beadlow Manor Golf Course. development of around 1,300 new homes, a new lower/middle school, neighbourhood centre, open space and a redesigned golf course,  New homes are needed in , possibly as together with a new par-3 academy course. many as 14,300 over and above existing sites;  Many of the “easy options” to extend towns and villages have already been taken;  New settlements will be needed to meet housing need – a new settlement at Beadlow Park could deliver around 1,300 new homes in a sustainable new community in the heart of Central Bedfordshire;  A new lower/middle school is needed now in the Shefford area – a new settlement at Beadlow Park could deliver a sustainable location for this new school.  A new settlement at Beadlow Park could deliver an upgraded golf course with a new clubhouse placed at the heart of the new community;  Technical work has been undertaken to demonstrate the deliverability of a new settlement.

1 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

2.0 INTRODUCTION

2.1 This report has been produced by DLA Town Planning on behalf of the owner of Beadlow Manor Golf Club. It is produced in response to the “Call for sites” launched by Central Bedfordshire Council in February 2016. The Council is starting work on a new Local Plan covering the period to 2035 and as part of this process is seeking potential development sites.

2.2 This report has been produced to aid consideration of the site through the Local Plan process. The format of this report reflects the structure of the pro forma published by the Council and expands on the information given in the completed pro forma.

2.3 Technical work has been commissioned in respect of highway, ecology, archaeology, landscape and utility provision and the findings of this work underpins key areas of this report. The level of detail given is sufficient for the allocation of the site in the Local Plan. However, this report does not provide a planning application level of detail and further work will be required prior to any planning application being made.

2 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

3.0 STRATEGIC CONTEXT take the majority of it. North Hertfordshire District Council is currently proposing 2,100 homes to the east of Luton to help An estimate of housing need meet Luton’s housing need but this still leaves a shortfall of 3.1.1 The Council’s call for sites is made in the context of a substantial around 9,000 homes up to 2031. increase in the overall housing requirement. The now withdrawn Development Strategy planned for a total of 31,000 new homes, 3.1.4 The new Local Plan for Central Bedfordshire will cover the period of which 25,600 were at that stage required to meet housing to 2035 and while additional demographic modelling will be need in Central Bedfordshire. Things have now moved on needed to cover this period, a provisional housing need figure is significantly and to help set the context for this call for sites provided to help set the context. submission, an estimate follows of the likely housing requirement over the new plan period to 2035. 3.1.5 A further four years’ worth of housing need in Central Bedfordshire (1,475pa) would equate to around 5,900 additional 3.1.2 The Council’s Strategic Housing Market Assessment (SHMA) homes. Calculating Luton’s unmet housing need to 2035 is published in summer 2015 set out an Objectively Assessed Need difficult at this stage but an additional four years at 450 homes for housing (OAN) of 29,500 dwellings between 2011- and 2031, per year (the current level of unmet need) would equate to equivalent to 1,475 dwellings per year. 1,800 additional homes.

3.1.3 Central Bedfordshire shares a Housing Market Area with Luton 3.1.6 Adding together the known need to 2031 for both Central where there is substantial unmet need which needs to be Bedfordshire and Luton and an initial estimate of the need from considered as part of the new local plan process. Luton’s pre- 2031-35 would give a total of 46,200 homes potentially needed submission plan published in October 2015 proposed a total of in Central Bedfordshire. 6,700 homes, against a need of 17,800 (2011-31). Central Bedfordshire is not necessarily responsible for meeting the 3.1.7 The Council’s current Housing Trajectory suggests a total supply entirety of this shortfall but, as the Inspector examining the up to 2035 of 31,855 homes. This leaves a total of up to 14,345 Development Strategy commented, in all likelihood will need to

3 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

homes still needing to be planned for, above and beyond the 3.2.2 The largest area of need is within the Luton Housing Market sites proposed in the Development Strategy. Area. Although there are major development proposals in this area already, there is still a substantial unmet need. Additional Table 3.1 - Estimated housing requirements in Central Bedfordshire (2011- proposals in this HMA or that relate closely to this HMA should 35) therefore be carefully considered. Housing Requirement Total Per Annum 3.2.3 The Beadlow Park site is located on the eastern edge of the Central Bedfordshire’s housing need (from 29,500 1,475 Council’s SHMA) Luton HMA. As such it could be said to be assisting in meeting Luton’s total housing need 17,800 890 housing need in this area. It is only 2 miles from the A6 – the Luton’s current unmet need 9,000 450 main north-south road linking Central Bedfordshire with Luton. Central Bedfordshire’s housing need 2031-35 5,900 1,475 There are also train links to Luton from (around 6 miles Luton’s housing need 2031-35 1,800 450 Potential total housing requirement in Central 46,200 1,925 from the site). Bedfordshire 2011-35 Current estimate of supply to 2035 (from 31,855 3.2.4 Beadlow Park is also centrally located within Central Council’s Housing Trajectory) Bedfordshire and is well-placed to meet district-wide housing Current potential shortfall in Central 14,345 Bedfordshire need. The A507 is the main east-west route through Central Bedfordshire and provides the site with excellent road access Geography of housing need and the potential for significantly upgraded public transport.

3.2.1 The Council’s SHMA gave an indication of the geography of housing need across the Central Bedfordshire area. Figure 63 from the SHMA is included below. Although the Council’s consultants acknowledge that this work is not a precise science, it nevertheless provides a useful reference point for considering housing need and supply.

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of benefit to the conurbation. However, sites to the north of the Report site conurbation are already included within the Council’s estimation of supply and there is likely to be little potential beyond the 9,281 dwellings already assumed to be delivered by 2035. Land east of Luton is within North Hertfordshire and the cost of the infrastructure needed to deliver a scheme of more than the 2,100 homes already identified by NHDC is likely to be prohibitive. There are considerable difficulties associated with development west of Luton, not least access, and the Council has not favoured this direction of growth in the past. The conclusion is that there is likely to be little capacity for large-scale growth around the conurbation and attention must therefore shift to sustainable alternatives elsewhere in Central Bedfordshire.

3.3.3 The picture that emerges across much of the rest of Central Bedfordshire is one of a network of small towns and large Potential sources of housing supply villages that have seen incremental growth over a period of time, 3.3.1 Accommodating a further 14,300 homes represents a significant often not accompanied by corresponding infrastructure challenge for Central Bedfordshire Council, particularly since a delivery. The options for further growth in these locations tend number of the “obvious” development sites have already been to become more and more remote from the town or village developed or identified. centre. The scope for major further expansion of the existing towns in the east of Central Bedfordshire ( and 3.3.2 Urban extensions around the Luton// Sandy) is limited by major constraints such as flood plain, railway conurbation are in many ways a sensible development option, lines and the A1. particularly where they deliver infrastructure projects that are

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3.3.4 Having considered the likely options for large-scale growth in Central Bedfordshire, we consider that the creation of a new settlement or settlements must feature as part of a balanced portfolio of development sites. The scale of infrastructure delivery possible with a new settlement and the scope for a sustainable pattern of development makes this a particularly attractive option.

3.3.5 Beadlow Park has huge potential as a new village with a range of services provided on-site and excellent access to higher level facilities by a range of transport modes. The infrastructure delivered on site could help address an existing deficiency, thereby benefitting existing residents as well as new. High quality new homes could be built in an attraction location alongside environmental enhancements. This would also facilitate the creation of a much-improved golf course and associated facilities. Details of the proposal are set out below.

6 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

4.0 OUTLINE OF SITE

4.1 Location 4.1.1 The Beadlow Park site is strategically located in the heart of Central Bedfordshire. It is located around 1.5 miles to the west of the town of Shefford. The site in its strategic context is shown on the plan below. Figure 4.1 The A507 is marked in red running east-west through Central Bedfordshire. The grey area marked on shows an approximate 1km band either side of the A507. This band includes a number of major towns and large villages with a total population of almost 50,000 people –around one-fifth of Central Bedfordshire’s population. In the space of just 20 miles the A507 links the M1 and A1(M) motorways, the A6 and the A421 A- roads and the East Coast Mainline, Midland Mainline and East West Rail line.

Base map from Google Maps

7 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

4.1.2 The A507 is strategically very important for Central Bedfordshire, 4.2.2 The buildings include a clubhouse, changing rooms and pro shop providing one of the few east-west routes and linking motorways, associated with the golf club. There is also a bar, restaurant and major roads and 3 main rail lines. Almost one-fifth of the district’s function area. A hotel complex lies adjacent to the golf facility, population live within 1km of the A507 and a number of major made up of mainly two storey buildings. employers are located along its route, including Millbrook Proving Ground, Center Parcs, Central Bedfordshire Council and 4.2.3 A driving range faces east from the complex of buildings and two Ministry of Defence sites. includes a 24-bay covered area with floodlights. A grassed bund surrounds the driving range, topped by a net fence. Beyond the 4.1.3 However, despite its strategic importance the road itself has a driving range is an area of scrubland used in part to store very limited public transport function and is subject to delays at materials. To the west of the hotel complex is a further area of key roundabouts along its length. Development that discharges under-used scrubland. additional traffic onto the A507 has the potential to exacerbate this congestion. However, large-scale development could bring 4.2.4 The overall impression from the A507 is of a collection of single sufficient funding to deliver measures to improve the flow of and two-storey buildings with considerable under-used land traffic and release bottlenecks. More details are set out below. either side. The driving range and hotel/clubhouse area appear as a man-made, rather than a natural, feature in the landscape. Development Site 4.2.1 The existing Beadlow Manor Golf and Country Club occupies a Access prominent frontage to the south of the A507 between Shefford 4.2.5 Access is taken directly from the A507, which in this location is and . The total site measures around 115ha. The site is subject to the national speed limit and is single carriageway in currently home to two 18-hole championship golf courses – width. The entrance is around 90m to the west of the exit and known as the Baron and the Baroness. The courses occupy a there is a right-turn lane in the centre of the carriageway. primarily flat area around the complex of buildings although Although visibility is good, the speed of passing traffic and the there are also holes laid out on the higher ground to the south. junction radii make for a less-than-ideal entrance in terms of highway safety.

8 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

Fig 4.2: Context Plan

9 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

4.3 Planning History Alterations to existing golf clubhouse and erection of new pro shop. Alterations to

manor house and modifications to existing LPA Ref Proposal Outcome access. (Including layout, scale, CB/16/01426 Alteration to vehicular access Not Decided appearance and access). /MW arrangements in connection with existing MB/07/0004 Hotel and training facility with 193 Withdrawn planning app. no. CB/15/03248/MW for 9/OUT bedrooms and leisure wing. Alterations to extension of existing golf driving range existing golf clubhouse and erection of utilising imported inert waste. new pro shop. Alterations to manor house CB/15/04589 Application for Approval of Reserved Granted and modifications to existing access. /RM Matters; Approval of details of the (Including layout, scale, appearance and landscaping, details submitted in access). connection with REN application MB/94/0114 Outline. Residential development (40 Withdrawn supplementary planting to the A507 4/OA houses, 3 bungalows) and leisure frontage. App No. CB/10/03972/REN. development (tennis and leisure centre CB/15/03248 Extension to existing golf driving range Not Decided with car parking). All matters reserved. /MW utilising imported inert waste. MB/86/0351 Outline: Banqueting Hall, conference hall, Outline CB/13/00192 Extension of time for implementation of Withdrawn B/OA add. bedroom and leisure facilities. Permission /MW extant Planning Permission CB/09/00801/ MB/86/0084 Advertisement: Erection of 2 no. non- Granted MW for the erection of a bund, sleeper 7/ADV illuminated signs. wall, concrete pad and gates. MB/75/0991 Advertisement: Signboard. Granted CB/10/03972 Extension of time limit for Rep PP - J/ADV /REN implementation: Application No MB/07/ New Time MB/75/0991 Advertisement: Signboard Granted 01461/OUT. Hotel and training facility Limit - H/ADV with 193 bedrooms and leisure wing. Granted MB/75/0991 Outline: Erection of conference room, Deemed Alterations to existing golf clubhouse and D/OA casino, restaurant and bar. Refusal erection of new pro shop. Alterations to MB/75/0991 Outline: Erection of 20 unit motel, coffee Deemed manor house and modifications to existing E/OA shop/breakfast restaurant. Refusal access. (Including layout, scale, MB/75/0004 Advertisement: Sign Refused appearance and access.) 1/ADV MB/07/0146 Outline. Hotel and training facility with Outline MB/75/0122 Outline: Proposed erection of petrol filling Refuse 1/OUT 193 bedrooms and leisure wing. Granted 9/OA station.

10 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

4.4 Development Plan Notation

4.4.1 The Proposals Map for the north of Central Bedfordshire shows no particular designation affecting this site. It is outside the settlement envelopes for nearby settlements. It is not within the Green Belt. The wood to the south of the site is identified as a Wildlife Site. An area of flood plain exists on the opposite side of the A507, although none of the report site is within the flood plain.

4.4.2 The nearest settlements with settlement boundaries are Shefford (a Minor Service Centre in the Core Strategy settlement hierarchy), Clophill (a Large Village), Campton (a Small Village) and (a Small Village).

11 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

4.5 Local Services offices and into Shefford. This footway is lit. An existing crossing 4.5.1 The Site is located in close proximity to local facilities, as set out point is available just to the east of the Council offices. in the Table below. Local Buses Table 4.5.0: Summary of Local Services (approximate measurements) 4.6.3 An extract of local bus routes is set out below. The site is currently Facility Local Provision Proximity to served by the 197/200 service between Flitwick and Biggleswade. site (km) Current journey time to Biggleswade is around 25 minutes and to Education Campton Lower school 1.2km Flitwick is around 35 minutes. However, as there is very little Robert Bloomfield Middle 2.6km School residential development currently on site there are no stops in Samuel Whitbread Upper 4.1km the immediate vicinity (the nearest is near the Council offices). school Nevertheless, there is scope to enhance existing bus services, Retail Shefford town centre 3km possibly linking with the railway stations at Flitwick and . Morrisons Supermarket 3km Health Shefford Health Centres 4km More detail is included below. Employment Central Bedfordshire Council 1.0 offices Old Bridge Way employment 3km

area Leisure Golf and country club 0km

4.6 Accessibility 4.6.1 The site is accessible by a variety of modes of transport other than the private motor car as set out below.

Pedestrians / Cyclists 4.6.2 A footway/cycleway extends from around the mid-point of the site alongside the A507 past Central Bedfordshire Council’s

12 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

Rail Services 4.6.4 The nearest railway station to the site is at Arlesey, around 9km Fig. 4.6.1 London and the South East Rail Services (extract) to the east. Arlesey is located on the East Coast Mainline (National Rail) providing services south to London Kings Cross and north to Peterborough, York and Edinburgh. The journey time from Arlesey to London Kings Cross is around 40 minutes.

4.6.5 Flitwick railway station is around 10km to the west of the Beadlow Park and is located on the Midland Mainline providing services south to London St Pancras and north to Bedford, Nottingham and Sheffield. Journey time to London St Pancras is around 45 minutes.

Rail stations in 4.6.6 Station is around 17km to the west of the site and Central Bedfordshire provides access to what will become the East West Rail line. From 2017 this will provide services from Bedford to Oxford, with the intention that this is then extended all the way from Oxford to Cambridge.

4.6.7 All three railway stations are linked by the A507 which runs past Beadlow Park. There could be scope to enhance existing bus services to provide a link between the three rail lines, greatly enhancing connectivity. More details are included below.

13 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

5.0 OUTLINE OF PROPOSAL

provision could also be made available near to the local centre. Description of Development Small start-up units could be provided for small-scale businesses. 5.1.1 As set out in figure 4.1 above, the site is strategically located in The lower/middle school would also provide on-site the heart of Central Bedfordshire. The site is in single ownership employment. and in our view is suitable for a large-scale development in the form of a new village, known as Beadlow Park. 5.1.5 Beyond the site itself, the largest source of employment is Central Bedfordshire Council, which employs around 3,000 5.1.2 Beadlow Park would be a free-standing village and would provide people in total. Around 600 staff work at Priory House at any one infrastructure to meet the day-to-day needs of its residents but time, although the Council encourages home-working so in with access to higher-level facilities by a range of transport reality a far larger number of staff would use the Priory House modes. It would sit as one of number of settlements located offices. Priory House is around 1,200 metres from Beadlow Park along the A507 and would be consistent with this historic pattern with a dedicated walkway/cycleway linking the two. Slightly of development. further afield there is a range of employment opportunities in Shefford, including a supermarket, town centre premises and an 5.1.3 An indicative masterplan is set out at Figure 5.5 below. This employment area at Old Bridge Way. shows a total of 1,300 homes, together with a new lower/middle school, a neighbourhood centre with space for retail and other 5.1.6 Beadlow Park is large enough to be able to create an identity and uses, and new open space. The master plan also provides for an a sense of place as a new settlement. It will also make a upgraded 18-hole championship golf course, a new 9-hole significant contribution to meeting local housing need. However, academy course and a new clubhouse. it does so without placing an undue burden on local infrastructure and, indeed, part of the rationale for the project is 5.1.4 Employment opportunities would be provided on-site through to solve an existing infrastructure deficit – a shortage of school the local centre with its retail and other units. Small-scale office places around Shefford, see below.

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5.1.10 A primary route linking two site access points is indicated, which Illustrative Concept Masterplan is conceived as one of the principle landscape components within 5.1.7 The vision for the proposed development is to create an the proposal, providing wide soft landscaped verges to facilitate imaginatively designed and environmentally sensitive new village ‘habitat corridors’ and avenue tree planting. Through the community integrating with Beadlow Manor Golf Club and the selection of appropriate tree species, over time this ‘Avenue’ wider Central Bedfordshire area, providing a mix of homes and would mature to an attractive and characterful place. greenspaces within in an attractive parkland setting. 5.1.11 A hierarchy of street types is anticipated which gives definition 5.1.8 A strong contextual and landscape led approach has been taken and aids in making the proposed development clear and legible. in the development of the conceptual scheme, which is led by the A primary street is indicated connecting between the two desire to create a well-connected and legible proposal with a real proposed site accesses and through the site. Secondary and sense of place. Key elements of the Concept Masterplan are tertiary routes would lead from here to serve development areas considered in more detail on Figure 5.4. and the Golf Course edge.

5.1.9 Many existing natural features are proposed to be retained, 5.1.12 An average site density of 35 dwellings per hectare is proposed including much of the broadleaved and mixed plantation for the areas identified for residential development, although it woodland within the Golf Course, along with ponds within the is anticipated that this will be reduced in key locations such as the site categorised as potentially suitable for Great Crested Newts. Golf Course Edge and Beadlow Manor setting. A looser character These ecologically significant areas present natural design is proposed for development along the Golf Course edge, opportunities, leading to the development of the key ‘Green characterised by less defined frontages with wider gaps, more Links’ concept indicated in Figure 5.1 adjacent. A series of informal open boundary treatments and soft landscaping. defined green local squares are anticipated throughout the site at these key locations, providing the opportunity for play and substantial tree planting.

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Figure 5.2 – Design Development

Figure 5.1 – Design Development Landscape Elements

16 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

Figure 5.4 – Concept diagram

Figure 5.3 – Placemaking diagram

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Figure 5.5 – Illustrative Concept Masterplan

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New and enhanced education provision 5.2.1 There is considerable pressure on school places in the Shefford area and, according to the Council’s School Organisation Plan (2015), this pressure is forecast to increase. A deficit of both lower and middle school places in the Robert Bloomfield “pyramid” is forecast in 2016/17 with pressure particularly concentrated on the Shefford Lower and Campton Schools catchment areas.

Figure 5.6 – Existing education provision

Shefford Lower School

 Increased capacity to 450 pupils (September 2014); MoD  Further small expansion to cope with a recent

development of 140 homes;

 No realistic scope for further expansion.

Beadlow Park Robert Bloomfield Middle School

 Increased capacity to 960 pupils (September 2015);

Campton  Deficit forecast for current and future years;

 Little further capacity for expansion.

Campton Lower School  Occupies a Listed Building;  Existing mobile classrooms in need of renewal or replacement;  No realistic scope for further expansion. 

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5.2.2 Education provision is already a constraint to further Beadlow Park would be within a comfortable walk of the new development around Shefford. However, if development were to lower/middle school. This arrangement would be flexible enough be of such a scale as to provide a new site for a lower/middle should the Council decide to instigate a two-tier system in the school then it would have benefits for the wider community in future. The new school at Beadlow Park could become a primary terms of easing pressure on school places. While numerous sites school. have been promoted around Shefford in previous rounds of plan- making, none promoted a new lower/middle school. If no new 5.2.5 Beadlow Park is uniquely positioned to be able to provide a high- site is delivered, the Council could end up having to fund the cost quality new school that not only resolves a current capacity of transporting pupils out of the catchment area. shortfall but also significantly enhances the quality of education facilities available locally. Using development to address 5.2.3 A new village at Beadlow Park would be large enough to deliver infrastructure issues in this way reflects the Council’s emphasis a new 3 form entry lower/middle school site of around 4.7ha in on place-making rather than simply building houses. size, including a 60-place early years facility. Not only would this relieve pressure on the lower and middle schools in Shefford, it Figure 5.6 – Existing education provision would also enable the reprovision of Campton Lower School, MoD Chicksands thereby improving the education facilities available to local Existing footpath/cycleway children. A large proportion of the children attending Campton Lower School come from the MoD base at Chicksands and a new school at Beadlow Manor would involve a similar length journey compared with their current journey. Beadlow Park

(New school site) 5.2.4 Similarly, pupils from Campton would be a comfortable walking Campton distance from the new education facility. The existing walking and cycling routes could be enhanced to encourage sustainable travel modes. Furthermore, the 1,300 or so new homes at Possible upgrade to existing footpath 20 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

Improved golf and country club 5.3.1 Beadlow Manor Golf Club opened in the 1970s and currently 5.3.5 The 9-hole, par-3 academy course will offer shorter holes and will provides two 18-holes championship golf courses. However, the help to strengthen the club’s already-strong youth section and market for golf in the UK is diminishing with changing lifestyles encourage young people to take up the game of golf. It could also and available leisure time. Fewer golfers are now members of a attract new-comers to the game and form an accessible way in to club and this has put pressure on clubs to retain members. golf. As a low-impact form of exercise, golf is also a great way of keeping older people active and fostering a network of friends. 5.3.2 Beadlow Manor Golf Club in its current form is not viable and is losing money on a monthly basis. The cost of maintaining two 18- 5.3.6 The indicative layout has been designed to be undertaken in hole courses is not covered by the current income from phases and, crucially, to maintain the existing golf facility while membership and pay-and-play visitors. part of the site is being developed. Not only will this help with the financial viability of the golf club but will also enable the provision 5.3.3 Similarly, the hotel is in need of investment to update core of interim community facilities from day one. For example, new facilities and while some investment has been made recently, residents could use the existing bar and restaurant area in including to the bar/restaurant area, considerable work is still advance of new facilities being built. Similarly, the existing pro needed. As things currently stand, this investment is unlikely to shop for the golf club could also begin to stock day-to-day food generate a viable return. items to give new residents an onsite shop from day one. Ordinarily, such facilities would not be available onsite until much 5.3.4 The indicative layout shown above will generate additional later in the build programme. funding that can be ploughed back into the golf club to bring it back onto a more secure financial footing. A single redesigned 5.3.7 In addition, there is potential for the golf club to play a central and upgraded 18-hole course, together with a new 9-hole role in the life of the new village. Residents would benefit from academy course, will boost the attractiveness of the club as a golf the clubhouse, restaurant and bar located on site and the club location while significantly reducing the club’s maintenance would clearly benefit in having new customers on the doorstep. costs.

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Additional facilities could be provided on site for the benefit of golf club members and residents alike, facilities such as a gym.

5.3.8 The key benefit is the symbiotic relationship between the golf club and the new village, each benefitting the other. A new village of 1,300 homes would not ordinarily be able to attract the scale of new facilities possible at Beadlow Park. Similarly, a new golf club in this location would not necessarily be viable without the benefit of having 2,500 potential customers or club members within walking distance and able to help sustain the facilities. Many new developments lack a focal point and community “heart”. Beadlow Manor Golf Club could be the focal point for Beadlow Park.

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Technical Reports boundary of the site, is described by Historic ’s GIS sources as being Listed but this is in fact an error and the building 5.4.1 Significant technical work has been undertaken to support the is not Listed. promotion of this site for development. The individual reports are available separately but are summarised below for ease of 5.4.5 The impact on designated buildings in surrounding villages reference. (Campton, Upper Gravenhurst and Beadlow) was assessed as being “neutral/slight” and could be mitigated by appropriate Heritage boundary treatment. 5.4.2 A Heritage Assessment was carried out by Albion Archaeology in April 2016 to characterise the known and potential heritage 5.4.6 The proposed development could have an impact on potential assets and to assess the impact of the proposed development on below-ground assets within the site, although the significance of these assets. This assessment reported a number of heritage any such impact is described as no more than “moderate”. Any assets in the area around the site, mostly of local significance. such impact could be mitigated by a programme of archaeological works, if required by the local planning authority, 5.4.3 There are Scheduled Ancient Monuments at Cainhoe Castle and although the report highlights the practical difficulties in carrying Chicksands Priory, although neither of these are visible from the out archaeological work within an active golf course. report site. The scheduled site of St Mary’s church lies 1.5km from the site but is visible from it and as such development could 5.4.7 In conclusion, this report indicates that any impact on heritage have an impact on the broader setting of this asset, described in assets will be limited and could be mitigated. While heritage the report as of “slight significance”. This impact can be mitigated issues will need to be considered further through the design by appropriate boundary treatment. process, such issues do not represent a barrier to the site being allocated in the Local Plan. 5.4.4 The only above-ground heritage asset within the site is the undesignated post-medieval Beadlow Manor farmhouse. Beadlow Cottage, immediately adjacent to the northern

23 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

Ecology No GCN DNA was detected in any of the 5 ponds tested at that 5.4.8 In April 2016 BSG Ecology carried out a Preliminary Ecological time. Appraisal comprising a desk study and an extended Phase 1 habitat survey. 5.4.12 In addition to GCN, further ecological work was recommended covering hedgerows, botany (specifically pennyroyal Mentha 5.4.9 There is one statutory designated site within 5km of the Site – pulegium), bat activity and roosting, Dormouse nest tube Heath Site of Special Scientific Interest (SSSI), which surveys, badger setts, reptiles, breeding birds and invertebrate consists of lowland acidic grassland. In addition, there are 12 non- surveys. statutory designated sites (County Wildlife Sites) designated for their biological interest within 2km of the Site. 5.4.13 The findings of this ecological appraisal have been carefully considered in developing the conceptual masterplan shown later 5.4.10 The habitat currently present on the golf course includes a in this report. The retention of an 18-hole golf course on site number of ponds and these were assessed for their suitability for represents an opportunity to mitigate some of the ecological Great Crested Newts (GCN) using a Habitat Suitability Index. Of impact of the development. In addition, the appraisal has the 23 ponds on site, 4 were found to have “excellent” GCN identified key features of ecological interest within the site that suitability, 11 were found to have “good” suitability, 7 ponds could be retained as part of the proposed development. were of “average” suitability and 1 was of “below average” suitability. Further survey work was recommended to establish Transport whether there are in fact GCN present on site. 5.4.14 Motion Transport Planning were commissioned to provide a Preliminary Transport Appraisal for the site, with regard to 5.4.11 As part of ecological survey work associated with a previous accessibility, access to sustainable transport and potential planning application for work to the driving range, five ponds transport impact. nearest the driving range were tested for the presence of GCN using eDNA analysis in July 2015. These five ponds corresponded 5.4.15 The Preliminary Transport Appraisal concluded that the site is with ponds P3, P23, P22, P9 and P4 as identified by BSG Ecology. well located on the A507 between Clophill to the west and

24 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

Shefford to the east. This provides the opportunity to create a 5.4.19 A detailed appraisal of the area surrounding the site has been new settlement with good linkages to the surrounding area and undertaken using Ordnance Survey data, historical map data, to encourage the use of sustainable transport modes including local policy and published character assessments. The walking, cycling and new/enhanced bus services. The site is well background analysis has informed the consideration of the located with regard to access to the local and strategic highway landscape character and visual environment of the site and network and appropriate access can be achieved from the site immediate setting. onto the A507. 5.4.20 The appraisal highlights that views of the site are localised, with 5.4.16 The delivery of housing at this scale would warrant the extension the primary receptors being users of Road and Campton of bus services to the site which would provide linkage with Road and glimpsed views from the local public rights of way nearby employment centres and train stations. Furthermore, network. development of the site would encourage use of sustainable modes of travel by improving pedestrian linkages to Campton, 5.4.21 The existing landscape character of the site is already Chicksands and Shefford. characterised by a heavily managed and maintained golf course and nearby sporadic development. In terms of the visual 5.4.17 The level of trips associated with this level of development is not environment views are limited but within these views existing considered likely to have any significant effect on the operation built form is a commonly reoccurring feature and as such any of the local highway network. proposed development would be seen in this context. The appraisal sets out that the existing established treescape would Landscape and Visual Impact ensure that appropriately designed new built form would not 5.4.18 An Initial Landscape and Visual Appraisal was carried out by appear prominent or overbearing or break the skyline. Aspect Landscape Planning in April 2016 to consider the existing landscape character, visual environment and landscape related 5.4.22 The appraisal highlights the importance of retaining and policy and how the proposal would sit within this context. enhancing the existing landscaped boundaries as they would

25 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

soften the built development and assist in integration of the built accommodate the scale of planned development anticipated at form into its setting. that stage. Additional work is underway to assess the scale of capacity existing. Although there is currently no gas provided to 5.4.23 In conclusion, this report indicates that the development of the the site, work is underway on the feasibility of extending the gas site for residential use could be integrated into the existing provision that serves nearby properties (including the Council landscape character of the site, its localised and wider setting and offices to the east of the site) to serve the new community. receiving environment without significant harm. It is therefore considered that landscape and visual impacts do not represent a barrier to the site being allocated in the Local Plan.

Utilities 5.4.24 An initial investigation has explored the utilities currently present on or near the site. Provision for water, electricity and phone connections are present. There is currently no gas supplied to the property and wastewater from the golf club and hotel is dealt with by way of a septic tank. A development on the scale of that proposed will require substantial upgrades to the utilities infrastructure. Work is currently underway with the various utilities providers to explore the scale of infrastructure enhancement needed and approximate costs of this work.

5.4.25 In relation to wastewater, the Clophill Wastewater Treatment Works (WwTW) is located around 2km to the west of the site. The Council’s Detailed Water Cycle Study completed in April 2012 concluded that the Clophill WwTW had sufficient capacity to

26 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

6.0 INFRASTRUCTURE DELIVERY 6.3.0 Additional Infrastructure Delivery - Environment Critical Infrastructure Requirements An element of renewable energy could be considered as part 6.1 As set out above, new education infrastructure in the Shefford of the detailed design for the communal buildings on site. area is critical. There is already forecast to be a shortfall in lower and middle school provision with no obvious solution to expand A Preliminary Ecological Appraisal has been undertaken existing premises. A new lower/middle school on the Beadlow explaining how existing features of ecological value within the Park site not only provides the school places necessary for the site can be maintained and enhanced, giving an overall development but also eases pressure in the local area meaning benefit. more choice for pupils and parents. It will also facilitate the reprovision of Campton School, enhancing the quality of Waste minimisation – appropriate bin storage will be education premises available locally. provided for the proposed dwellings, along with recycling points. Transport Corridors 6.2 The A507 is the main east-west route through Central Sustainable Drainage System – drainage will be an important Bedfordshire and provides the site with excellent road access. element in the design of the site. The existing drainage ditches The importance of the A507 is explained in Figure 4.1 above. Yet, and ponds can be used as a starting point. Surface water run- despite its strategic importance the road itself has a very limited off can be retained within the site as part of the golf course public transport function and is subject to delays at key drainage strategy roundabouts along its length. The proposed transport strategy is set out in section 6.3 below Historic environment – the heritage assessment details the designated and undesignated assets on or near the site and explains the mitigation measures that can be put in place to reduce any impact.

27 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

- Transport The findings from the Preliminary Transport Appraisal are set - Education out above. The appraisal concluded that the site can be Section 5.2 above explains the vital role this site can play in accessed appropriately from the public highway and offers improving education provision and solving an existing scope for new residents to access public transport. In view of infrastructure deficit. the scale of development proposed the appraisal highlighted the scope to enhance bus services. Given the strategic - Utilities location of the site on the A507 between the East Coast Upgrades will be necessary to the existing infrastructure Mainline, the Midland Mainline and the East-West Rail line, network serving the site to enable the proposed there could be scope to provide a bus service linking these development. These upgrades will be likely to generate three strategic pieces of rail infrastructure. Developer funding benefits for the existing residents and businesses in the area. from key developments along the A507 could support delivery of this link, which would significantly enhance the public - Community and Leisure transport offer in Central Bedfordshire. As set out above, a range of new community and leisure facilities can be facilitated through this development. It is The Preliminary Transport Appraisal concluded that envisaged that a redesigned and upgraded golf course will improvements would be necessary to key A507 roundabouts, become the focal point of Beadlow Park. A new community specifically the A507/A6 junction at Clophill and the hall or meeting space could form part of the new golf club A507/A600 roundabout at Shefford. Further work will be complex or could be provided as part of the proposed undertaken to explore the best approach to increasing Neighbourhood Centre. capacity at these junctions. The new lower/middle school offers scope for access to the The development will also bring the potential for upgraded facilities by local residents, subject to appropriate dual-use pedestrian and cycle links alongside the A507 and between agreements being put in place. Such agreements can often be the site and the nearby village of Campton. easier to instigate on new premises rather than retrofitting

28 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

arrangements to schools that have not previously operated in this way. Such dual-use could apply to indoor meeting space and sports provision, as well as outdoor sports pitches.

A GP practice is unlikely to locate on the site itself, although space could be made available in the neighbourhood centre for a visiting GP. The new Shefford Medical Centre is only around 3 miles away.

Informal recreational open space will be spread out around the site. A network of new paths and cycleways can be constructed around the site to encourage walking and cycling, linked to the wider public rights of way network. Formal children’s play space will be included at regular intervals through the development.

29 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

7.0 SITE CONSTRAINTS

The impact of potential site constraints is considered in the Table below.

Issue Analysis Access to Highway Access will be taken directly from the A507 via two new junctions – one a roundabout and the other a priority junction with right-turn lane. See Preliminary Transport Appraisal for details.

Legal There are no legal issues or covenants that would restrict development of the land. issues/covenants Utilities Electricity, water and phone connections are present. Further work is underway to establish the scale of infrastructure enhancement needed to serve the new development.

Protected Trees / None of the trees on site are protected by Tree Preservation Orders. Nevertheless, there are some important Mature Hedgerows trees within the site that would be retained through development. Similarly, the most important mature hedgerows on site will also be retained and incorporated into the development. The site has mature hedgerows surrounding it and these help to screen the site and will be retained and enhanced where necessary.

Environmental / The nearest environmental/wildlife designation in the vicinity is a County Wildlife Site at Cainhoe Wood, to Wildlife Designations the south of the report site. See Preliminary Ecological Appraisal for details of other designated sites in the area.

Heritage Designations The Heritage Assessment recorded the designated and undesignated heritage assets in the area and the possible significance of any impact on these assets. The conclusion of this assessment was that, with suitable mitigation, the proposed development would not have a significant impact on heritage assets in the area. Cainhoe Quarry to the west of the report site is a Local Geological Site, although the proposed development at Beadlow is not considered to have any impact on this feature.

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Physical Constraints The part of the site proposed for development is broadly flat and unconstrained. The site falls entirely within flood zone 1 as indicated on the Environment Agency flood map (extract below)

Green Belt The site is not in the Green Belt. Other Local Plan There are no other Local Plan designations Designations

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Forest of Marston The site is outside the Forest of Marston Vale Vale Deliverability The site is deliverable in the following circumstances:

- the ownership of the site is not complex and the landowner is seeking to develop the site. A number of housebuilders have informally expressed an interest in the site; - there are no ‘ransom strips’ present; - the development is not dependent upon overcoming any constraints. - infrastructure provision will not significantly affect the timing of delivery.

32 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016

8.0 DETAILS OF PROPOSAL housing designed to Lifetime Homes standards, bungalows and some extra care provision. 8.1 The illustrative concept masterplan produced by McBains Cooper indicates a development of around 1,300 homes, together with a 8.4 A development on this scale could incorporate an element of new lower/middle school, a neighbourhood centre and a new starter homes within it. Details can be worked through later in golf clubhouse with redesigned golf course. The illustrative the process but a small portion of the land could be made masterplan shows a new community encompassing just under 50 available and sold to those wishing to design and build their own hectares in total. This includes a Neighbourhood Centre, new houses. school and open space within the development, but excludes the surrounding golf course. The area indicated for residential 8.5 The location of the site does not lend itself to Gypsy and Traveller development is around 37 hectares. At an average net residential or Travelling Showpeople accommodation. The Gypsy and density of 35 dwellings per hectare the site is able to Traveller and Travelling Showpeople communities tend to prefer accommodate in the region of 1,300 homes. to be located close to north-south routes such as the A1 and M1 to provide good transport links and also tend to live in family 8.2 At this stage a detailed schedule of residential accommodation groups focussed around existing sites. has not been produced but when produced it will take into account the housing mix suggested in the Council’s SHMA. Phasing of Development Affordable housing will be provided as part of the development. 8.6 Although the proposal is significant in size, it could be undertaken The precise nature and details of such provision will be in phases and is not reliant on large-scale infrastructure to begin. established once a more detailed picture emerges on the overall A planning application could be submitted in short order and a viability of the scheme. start could be made on site within 2 years from grant of planning permission. Once started the site could be built out and 8.3 Housing provision for older people will be incorporated into the completed within 10 years. housing mix, with details to be established in due course. It is anticipated that such provision would be a mix of mainstream

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8.7 The development is not owned by a developer nor is under option to a developer at this stage. However, a number of housebuilders have expressed an interest in the site and we do not anticipate any difficulty or delay in bringing housebuilders into the process.

Neighbourhood Planning

8.8 The site falls within 3 parish areas – Campton & Chicksands, Clophill and Gravenhurst. See Figure 8.1. At the time of writing only Clophill had a Neighbourhood Plan Area designated.

Figure 8.1: parish boundaries in the Beadlow area

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9.0 CONCLUSIONS will help to broaden the appeal of the game and enhance the club’s already strong youth golf section. 9.1 This report sets out the need for and evidence behind a new settlement at Beadlow Park. A significant number of new homes 9.5 Technical work has been undertaken to show that there are no are needed to meet housing need. Many of the “easy options” to “showstoppers” that would prevent the scheme and that any accommodate housing on the edge of existing towns and villages impacts of the new development can be appropriately mitigated. have already been taken. Further peripheral development in some locations could be unsustainable. New settlements are 9.6 The proposal is commended to the Council as an innovative, needed to form part of the portfolio of housing sites in the sustainable and wholly appropriate development that will meet district. development needs while providing critical infrastructure to the benefit of new and existing residents. 9.2 A new settlement at Beadlow Park could deliver a sustainable, mixed-use community including around 1,300 new homes, together with a neighbourhood centre and new open space.

9.3 Crucially, Beadlow Park can deliver the location for a new lower/middle school that will not only meet the needs of new residents but solve the existing shortfall of spaces around Shefford, without the need to transport children out of catchment.

9.4 The development of a new community could enable the redesign and enhancement of the golf course and provision of a new clubhouse and associated facilities. A new par-3 academy course

35 Site Address: Beadlow Park, nr Shefford DLA Ref: 2015/287 Date: April 2016