Former Arlesey Landfill Sirius Planning

1.0 Arlesey – Site Context Proposal

Central Local Plan (2015 – 2035) Representations. 20th February 2018

Produced by Sirius Planning on behalf of FCC Environment

Online submission, relating to Section 12.4, Supply of Sites.

Site Address: Arlesey Landfill (former), Mill Lane, Arlesey, SG15 6RF

1.1 The Site

FCC’s Arlesey site covers an overall area of c.48 ha. located adjoining the western boundary of the current settlement, separated by the East Coast Mainline railway. The sites northern boundary adjoins Arlesey Business Park, home to various warehouse, light industrial and storage businesses. The western and southern boundaries border open agricultural fields, and the district boundary.

The site, initially a clay pit and brick works then a landfill, is now restored however not all of the site was utilised as landfill, leaving remaining underutilised previously developed and disturbed land that is now available for sustainable redevelopment, reducing the need to develop upon virgin agricultural land within the borough.

The site is well located, adjacent to the settlement edge of Arlesey, adjacent to the busy East Coast Mainline railway with Road Industrial and Business Centre on the opposite site. The site is well contained by existing features, with the historic landfill to the south and west, the urban area of Arlesey to the east beyond the railway line and Arlesey Business Park adjoining the site to the north, limiting the potential spread of development whilst also enabling employment development of a similar character to be grouped.

The proposed site allocation would utilise the main landfill site entrance which is accessed upon the same road as the current access to the Arlesey Business Park, Mill Lane, which passes over the rail corridor connecting to the main road through the settlement. A pedestrian footbridge over the railway line, just 80m along Mill Lane, connects the site to the town via Hospital Road providing a short walk to the shops and services of Arlesey.

Arlesey is a small linear town with a population of c.5,500 formed along the Hitchin Road. The settlement developed due to the brick industry, with numerous clay pits in the local area, the former Arlesey landfill site being one. The brick works factory, known for white bricks produced from the Gault Clay of the area, was historically located upon the current site of the Arlesey Business Park with ancillary engine works

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buildings located on the area being promoted for site allocation.

Within Arlesey the employment areas are focussed to the southern areas between Hitchin Road and the rail corridor, notably the Portland Industrial Estate and Crossways Park. These areas are directly opposite the proposed employment allocation at the site, focussing employment land uses to this geographical area of the town.

The site can be easily accessed from the A1 (M) Junction 10, c.4km to the east at via the A507 providing good links to the wider road network including the M25. Garden City is c.3.5km to the south east and Hitchin is c.4km to the south. Arlesey train station is c.3km to the north of the site at Church End.

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The following aerial extract illustrates the FCC land ownership boundary (red), FCC’s proposed employment allocation area (orange) and the approximate boundary of the existing employment allocation (EMP 4 (4)) (blue) which partially covers the landfill, the existing business park and the a small portion of the area subject to this representation.

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The proposed allocation area is located to the north-east corner of the FCC land holding and extends to c.3.6 ha. set within the wider 48 ha. site area.

The site currently contains 2 warehouses (that are in use), a disused weighbridge structure linked to the historic operation of the landfill and an operational landfill gas flare compound, which converts landfill gas into electricity. This gas compound could be relocated upon another area of the landfill or the proposed allocation area.

The wider landfill has been restored to grass, with areas of scrub and woodland still to be planted. The proposed allocation would rejuvenate a derelict former brownfield compound area of regenerating areas of scrub and grassland.

1.2 FCC’s Vision

To create a new sustainable employment site serving the local community and expanding settlement, aided by excellent transport links set within a maturing naturalistic setting, utilising previously developed land, preserving the wider landscape.

1.3 Proposal

Due to the site size it is envisaged small to medium sized work units and / or offices will be provided, however the site could be developed to serve one larger occupier providing a district strategic base, two illustrative site layout plans are provided.

The Functional Economic Market Assessment and Employment Land Review has identified a shortage of smaller scale units, particularly freehold. FCC envisage the development of the site could meet these needs.

The proposed employment site will help to reduce outward commuting from the expanded settlement, providing an enhanced employment offer to local residents easily accessible by foot and cycle and close to rail links. The restored landfill will mature to form an attractive landscape setting with potential opportunities for access and recreation to users of the employment zone.The scheme could support local small businesses or a larger tenant host could support longer term jobs and career training and development opportunities, resulting in inward investment in the locality.

It is also noted that the scheme location, adjoining the restored landfill site area, additionally presents a longer term opportunity to develop (subject to planning) on site renewable energy generating technologies (i.e. Solar), the power generated could be fed directly to the users of the employment zone, thereby enhancing the sustainability credentials of the district, site and occupants.

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Concept Development Option One:

The below concept has the potential to provide a total of c.8,730m², (c.94,000 sq ft) of employment floor space, set within a landscaped setting. The concept below illustrates that 8 medium sized units (c.30m x 25m, 750m²) could be accommodated on the site, with one larger unit (c.75m x 30m, 2250m²).

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Concept Development Option Two:

The below concept has the potential to provide a total of is 13,700m², (c.148,000 sq ft) of employment floor space, set within a landscaped setting. This layout illustrates the flexibility the site could offer to a larger single occupier (100m x 100m, 10,000m²), whilst still providing smaller units close to the site entrance which could be office and warehouse type units depending on demand.

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1.4 Conclusion

Overall the development of the site for employment use would secure the redevelopment of c.3.6ha. of previously developed land, currently lying vacant, in a sustainable and contained location, avoiding the requirement for additional land take of agricultural land elsewhere within the borough.

Allocating the site within the Local Plan 2035 will provide a flexible employment site which will contribute towards the provision of a variety of employment spaces, securing employment growth opportunities within the borough.

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